A proposal to redevelop vacant land in Miami Shores has left the community divided over the village’s future priorities.
After Miami Shores updated its Comprehensive Plan in September 2023, the village had one year, per Florida law, to designate a zoning code for Barry University’s 24-acre vacant land. Over a year later, village officials are still scrambling to decide how they want to develop that land, and specifically their Planning and Zoning Board (P&Z) being at odds with a plan already agreed upon by the council.
The university has been trying to sell its blighted land located on the west side of the main campus, between NW 115th St. and NW 112th Terrace, to Lenar developers in the hopes of developing it to meet the city’s vision and needs.
The comprehensive plan designated the area as a Community Residential zone that allows up to 13 dwelling units an acre. Having engaged with residents and the council, the university, along with developers, created a plan to build 277 luxury townhouses.
They would also include the first public park in the western part of Miami Shores, land expansion for the Doctors Charter School, and a 10.5% increase in tax revenue of $1.4 million annually to the village – addressing the village’s interest in diversifying and expanding its housing stock and tax base, as well its filling the void of public recreational facilities in the area.
In getting the green light from the council and community for the plan, the property was expected to receive a zoning code by March of 2024 to amend the land’s new CR District designation in a process that involves the planning and zoning board’s confirmation. Yet that is where progress has stalled.
A CHANGE OF PLANS
According to the village’s code, once the board received the ordinance to review the developers' plan in April 2024, they were required to hold a hearing and submit recommendations to the village council by the deadline. However, instead of adhering to this process, the board subjected the proposed amendments to numerous workshops and special meetings, missing the deadline and deviating from standard procedures.
The board’s meetings highlight ongoing indecision, heavily influenced by Brandon Spirk, an outspoken member of the P&Z Board. Spirk has allegedly dominated discussions, strongly opposing the developer’s proposal while advocating for his own alternative plan.
During a July 15, 2024, board meeting, Spirk said his plan was tailored to address the character of Miami Shores and improve residents' quality of life while slashing that of the developers, stating that their plan was a “typical” development, referring to similar developments they have done in Doral. He also stated that his plan is informal but has backing from a powerful minority in the community.
“That alternative plan was essentially the product of lots of informal, nonscientific conversations with residents,” he said. “It’s been presented to at least 14 of the most influential residents that show up and participate [in workshops], and it’s been received with good fanfare.”
In adopting his alternative plan, he said future residents in the zone would be able to “call themselves Miami Shores residents rather than being referred to as others,” adding how the developers would create a “notable difference” in the area.
The board then agreed to review Spirk's alternative plan, and was directed by staff to hold another workshop and special meeting to make up their minds. If they fail to come up with a plan after that, the city attorney said they can justify that due to losing two planning directors during the process and their prioritization of getting the job done right instead of fast.
When contacted for comment, Spirk stated that any input could potentially hinder the process.
“I don't want to comment on an ongoing village business that has yet to be decided upon,” he said. “Any kind of disposition whatsoever could potentially run afoul of the Sunshine Law, and I really want to respect the intent of that law.”
Not long after that meeting, a video detailing the alternative plan was posted on Vimeo. The plan undermines that of developers in several ways, the most noticeable of which is the inclusion of multi-family buildings in the zone.
In a letter to the council, Barry University President Mike Allen expressed frustration with the village's prolonged delays in creating a zoning code due to the P&Z board’s employed "obstructionist tactics" that have derailed the university's original plans that had previously garnered support from both the council and the community.
“Since April of 2022, we have attended and participated in more than a dozen public meetings, have hosted community forums, gone door to door to gather input from residents, and have met extensively with council members, P&Z members, and the Village manager’s office,” Allen said. “We have advanced this exclusive townhome concept at the direct request of current council members.”
The biggest issue is Spirk’s alternative plan, where Allen argues that it contradicts community consensus and uses Spirk’s phrase of it being a “product of informal, non-scientific evidence” as grounds to dismiss it.
“Perhaps most confounding and ironic, this self-proclaimed ‘alternative plan’ includes multi-family housing zoning options, which were the greatest source of concern in the original plan,” he stated, and referenced how their initial proposal was to build 600 multi-family and townhouse units, but after strong community pushback, compromised for 277 townhouses instead.
Most critically, he stated how the alternative plan wouldn’t allow for the proposed community benefits.
“The current zoning code is on track to result in a sub-par development devoid of public benefits that strips away the acre for Doctor’s Charter School and creates a street grid that is deliberately misaligned with our goal of prioritizing people over cars,” Allen said.
COMMUNITY PRIORITIES
In an interview with Biscayne Times, Jeffrey Saadeh, a member of the Miami Shores Historic Preservation Board, said the village can benefit from higher tax revenue and foot traffic as a result of the project.
“The funding could be used to issue bonds for key projects like renovating the recreation center and converting septic systems to sewer, reducing bay runoff,” he said.
“There is a low density on the Second Avenue corridor downtown,” said Saadeh. “I know small businesses are struggling. A lot of them closed, and some opened and closed again. I believe part of the problem is that there's not enough foot traffic.”
He also adds how the P&Z board has acted unconventionally, taking on a different role and significantly prolonging the process.
“Typically, a planning and zoning board's role is to evaluate a developer’s plan, ensure it complies with zoning regulations, and request necessary changes or modifications,” he said. “They appear to be overstepping their usual role by involving themselves in the actual design of the properties to be built rather than focusing solely on reviewing and providing feedback on the developer’s submitted proposal.”
During a Jan. 13 public workshop meeting, where the board discussed the ordinance, much of the public comment period reflected residents opposing the developers’ plans.
Carmen Renick, a Shores resident, stated how the project consists of a “clustered crowded development” that is not in line with Miami Shores, and added how the developers are “second-grade developers in a first-class community.” She also added a message for the board: “Don’t be afraid to manage the situation for our benefit.”
This sentiment seems to be one of the reasons the board has faced all odds and postponed their decision to make something close to perfect.
“We're trying diligently to get the Community Residential District Zoning Code implemented, and our intention is to get our recommendation to the council for the next council meeting,” said John Bolton, Chairman of the Planning and Zoning Board.
Saadeh emphasized that the process is long overdue and urged the board to take action.
“The board is trying to make something perfect,” he said. “In my opinion, nothing's ever going to be perfect. Make the changes and move forward.”