Planning board defers review of 22-acre Lace Lakeside rezoning and FLUM amendment to March 10 after public-notice concerns

The Town of Miami Lakes Planning and Zoning Board on Feb. 11 deferred consideration of two applications from the Grama Companies — a future land use map (FLUM) amendment and a related rezoning/site-plan review for the Lace Lakeside project — to a date certain, March 10. The deferral followed remarks from town counsel about public-notice concerns and requests from residents that the public have adequate opportunity to comment.

The developer, Louis Martinez, presented an overview of Lace Lakeside during the meeting despite the deferral. Martinez said the proposal covers about 22.2 acres on the east bank of Grama Dairy Lake and would include a site plan for 541 apartments (an actual density of roughly 24.4 units per acre). He said the applications include a FLUM amendment to change three parcels from industrial/office to medium-density residential and rezoning the same parcels from IUC to RM-30, plus rezoning a fourth parcel from RM-36 to RM-30. Martinez said the town had previously approved part of the property for a senior-village concept that collapsed after partners withdrew, and that Grama has spent millions on prior plans.

Why it matters: Martinez framed the proposal as a lower-density alternative to some options enabled by Florida’s Live Local Act, which can allow multifamily development on commercially zoned property if at least 40% of units are set aside for qualifying 'affordable' households. Martinez told the board that Live Local can carry large property-tax incentives for affordable units — he cited a 75%–100% annual property-tax reduction for qualifying units — and that the Grama Companies are proposing 541 units rather than a theoretical maximum the developer said could reach 978 units under current zoning. He also pledged $1,280,000 toward a senior center as part of the site-plan application.

Board members and staff pressed the developer on fiscal and service impacts. One board member raised concerns that Live Local could reduce municipal and county tax revenue while increasing demand for county-run services such as fire protection. Town staff and members also pointed to traffic impacts and the town’s transportation master plan work, and recalled an earlier shelved proposal (including a proposed Palmetto crossing tunnel) that had been paused for engineering and cost reasons.

Public reaction was mixed and at times sharply critical. Resident Susana Herrera reminded the board that Live Local is optional for developers and said, "Live Local does not equate to low income," adding historical context about previous votes. Bonnie Centrone, a long-time resident, called the proposal “monstrous” and urged the board to return zoning to industrial; she warned of traffic and school impacts. Frank Pellegrino said it was unfair that the developer was allowed to present after the items were deferred and asked for deeper review of tenant-screening and other details.

Town counsel emphasized that the planning board is the town’s local planning agency and provides advisory opinions; final decisions on the FLUM amendment and rezoning will be made by the Town Council in separate first- and second-reading hearings. The board’s deferral preserves those procedural safeguards and schedules the formal advisory review for March 10 when the full hearing will be on the record.

Next steps: The items are scheduled to return to the Planning and Zoning Board on March 10 for advisory review; the Town Council will make final decisions in subsequent hearings. Written public comments already provided to the board were entered into the record and more public input will be accepted at the future hearings.