In just a few weeks, we’ll have a critical opportunity to stand together in front of the Miami-Dade County Commissioners, fighting against a rezoning proposal that threatens to reshape our beloved neighborhood. Below is a breakdown of the situation, whether you're already familiar or new to the issue. If approved, this rezoning could have profound economic and social impacts on the community we hold dear.

THE PROBLEM:

The landowner/developer of 5979 SW 56th Street, the Garcia Carrillo 56th Street Revocable Trust, has submitted an application to change the zoning of their 5-acre property from EU-1 (minimum 1-acre estates) to EU-M (minimum 15,000 sq. ft. lots). This would allow the developer to build multiple homes on each acre.which are currently zoned for one house per acre.  Biltmore Heights has almost 90 acres zoned EU-1.  

What's concerning is that the developer has not provided a site plan or any detailed information with the application. Nevertheless, the County has recommended approval of this rezoning, provided the developer dedicates a right of way in the northwest corner of the property. This would open SW 60th Place, turning it into a through street, enabling traffic to flow from Miller all the way to  Bird Road. (Currently, SW 60th Place is a no-traffic, dead-end road.)

We've turned out for multiple hearings that have been canceled once we are all on site. We generated almost 100 letters of protest to the county planning department and we constantly kept attention on this issue. We received our first win on September 13, 2023 at the Community Zoning Appeals Board (CZAB). They agreed with us that the application had no details and left the neighborhood with no idea of the developer’s true intentions. They voted 4-1 denying the application without prejudice, which meant the developer could come back with the details they asked for and they would consider their denial. Instead of filling in the blanks and meeting with neighbors, as CZAB board requested, the applicant decided to appeal the decision to the Board of County Commissioners and ask the County Commission to overturn the denial. 

The applicant has successfully delayed the appeals hearing for 18 months! It has now been rescheduled for March 20, 2025. It is important for us to understand that County staff has always recommended for this application to be approved so it is extremely important that the county commissioners see and hear from us at the hearing; it is the only way they know that their constituents are opposed to this application.

Biltmore Heights has battled this application for almost 3 years, now just weeks before the appeals hearing has been scheduled.   the developer has submitted for Workforce Housing, a provision that allows them to bypass zoning rules, contribute to the county workforce housing fund and build duplexes and triplexes that are not even meant to meet the financial requirements of workforce housing. 

This relatively new Miami Dade county law has been causing significant disruption to neighborhoods like Schenley Park and others in Miami-Dade County. The workforce housing exemption allows for the construction of multi-unit buildings—such as duplexes or multiplexes—on lots originally zoned for single-family homes. This undermines the character of our neighborhood and threatens to replace it with overdevelopment. It is important to note that this new law applies to all residential properties within unincorporated Miami Dade County, so it could be applied to any lot in our neighborhood.  

OUR CONCERNS:

1. Rezoning from EU-1 to EU-M: The lack of clarity surrounding the development raises serious concerns about the long-term effects on our community, including:

• Property Value Impact: The proposed changes could significantly decrease property values in our area, reducing the tax revenue for the county and affecting public services like education, public safety, and healthcare.

• Neighborhood Character: Allowing this rezoning sets a dangerous precedent for further overdevelopment in our neighborhood, leading to a decline in the character that has made Biltmore Heights so desirable.

• Increased Traffic: Opening SW 60th Place to through traffic would bring more congestion, and speeding cars through our quiet park like streets, forever changing the character of our neighborhood.The opening of 60th Place would allow traffic to go north in one straight shot from Miller to roughly SW 36 St, technically known as Waterway Drive. No studies have been conducted to estimate how opening 59th Ave would affect traffic 

• Fewer Pedestrians, Bikers and Neighborhood Social Gatherings: A quiet, shaded, tucked-away neighborhood will become a busy thoroughfare unsafe for parents  pushing strollers, bike riders, children playing in the streets, dog walkers, and our neighborhood block parties—in short, all the social and physical activities we presently enjoy. These negative effects will be amplified by the fact that Biltmore Heights currently has almost no sidewalks, further depriving residents of communal outdoor spaces.

2. Workforce Housing (WFH): This would fundamentally alter the character of Biltmore Heights. It cannot be logically argued that placing 16 townhomes on small lots in the middle of a 90 acre district of acre estate conforms to the neighborhood character. This is the one requirement that WFH must meet, even as it throws out years of careful planning and zoning  and allows developers to remake neighborhoods for their profits. It must conform to the character of the neighborhood. Building 16 townhomes where only 5 homes would be allowed, does not preserve the character of the neighborhood.

WHAT CAN YOU DO?

As property owners and concerned citizens of Biltmore Heights, both in unincorporated Miami-Dade County and South Miami, it’s essential that we voice our concerns before any zoning changes are considered. Here’s how you can get involved:

• Attend the Neighborhood BBQ: March 16 from 4PM - 6PM

• 5360 SW 59th Ave , Miami, FL 33155. 

• This is a great opportunity to connect with neighbors and discuss how we can protect our neighborhood.

• Attend the Zoning Appeals Meeting: Thursday, March 20 at 9:30 AM.

• Your presence will show the commissioners that we care deeply about the future of our community.

• Transportation is available if you need it.

  (If you would like to see the full application click here)

• Write to Eric Silva who is responsible for approving the Workforce Housing Application.

• Email Eric.Silva@MiamiDade.gov to express your opposition to the Workforce Housing application. 

• Letter template are available here to make it easier for you to get your voice heard.

Let’s Stand Together: Any proposed rezoning should enhance our community—not harm it. We must fight to protect the safety, walkability, history, and cohesion that make Biltmore Heights so special. Let’s work together to ensure our neighborhood remains the vibrant, thriving place we all cherish.

Lastly, while it’s completely optional to join the neighborhood association, we truly believe that there’s power in numbers and we would love nothing more than to have all neighbors join.

If you haven’t signed-up and are interested in joining, please click here.