HomeMy WebLinkAboutOrdinance 2026-4824COMPREHENSIVE PLAN AMENDMENTS - 2026 EVALUATION AND APPRAISAL REVIEW
(Updated for Second Reading / Adoption)
ORDINANCE NO. 2026-4824
AN ORDINANCE AMENDING THE CITY OF MIAMI BEACH YEAR 2025
COMPREHENSIVE PLAN, PURSUANT TO THE STATE COORDINATED
REVIEW PROCESS OF SECTION 163.3184(4), FLORIDA STATUTES,
BY AMENDING GOALS, OBJECTIVES, POLICIES, AND DOCUMENT
TITLES OF THE COMPREHENSIVE PLAN, INCLUDING THE
FOLLOWING ELEMENTS: RESILIENT LAND USE AND
DEVELOPMENT, TRANSPORTATION, HOUSING, PUBLIC SCHOOL
FACILITIES, AND CAPITAL IMPROVEMENT; AND, PURSUANT TO
FLORIDA ADMINISTRATIVE CODE RULE 73C-49 AND SECTION
163.3191, FLORIDA STATUTES, ENTITLED "EVALUATION AND
APPRAISAL OF COMPREHENSIVE PLAN," INCORPORATING
NECESSARY AMENDMENTS REFLECTING CHANGES IN STATE LAW
AND UPDATING THE COMPREHENSIVE PLAN BASED ON CHANGES
IN LOCAL CONDITIONS SINCE THE LAST UPDATE BASED ON THE
EVALUATION AND APPRAISAL REPORT UPDATE ADOPTED ON
OCTOBER 16, 2019; AND PROVIDING FOR INCLUSION IN THE
COMPREHENSIVE PLAN, TRANSMITTAL, REPEALER,
SEVERABILITY, AND AN EFFECTIVE DATE.
WHEREAS, pursuant to Section 163.3191(1), Florida Statutes, local governments are
required to evaluate their comprehensive plans to determine if plan amendments are necessary
to reflect changes in state requirements in this part since the last update of the comprehensive
plan, and notify the State Land Planning Agency as to its determination; and
WHEREAS, at its October 16, 2019 meeting, the City Commission adopted Ordinance
No. 2019-4302, which amended the 2025 Miami Beach Comprehensive Plan based on the
changes proposed in the 2019 Evaluation and Appraisal Report ("EAR") ("EAR Amendments"),
which, among other things, extended the planning horizon to the year 2040, and which were
deemed to satisfy the requirements of Section 163.3191, Florida Statutes; and
WHEREAS, on April 29, 2025, in accordance with the requirements of section 163.3191,
Florida Statues, and the timeframes set forth in Rule 73C-49, Florida Administrative Code, the
City of Miami Beach (the "City") notified the State Land Planning Agency of its intention to prepare
EAR Amendments to update the 2040 Miami Beach Comprehensive Plan (the "Comprehensive
Plan") to reflect changes in state law and local conditions; and
WHEREAS, the City has proposed amendments to the Comprehensive Plan to
accomplish all of the above objectives; and
WHEREAS, the City Commission hereby finds that the adoption of this Ordinance is
necessary to accomplish all of the above objectives and is in the best interest and welfare of the
residents of the City; and
Page 1 of 5
WHEREAS, the City Commission, upon First Reading of this Ordinance, authorized
transmittal of the EAR Amendments to the Comprehensive Plan to the State Land Planning
Agency and other appropriate review agencies for the purpose of a review pursuant to the State
Coordinated Review process set forth in 163.3184(4), Florida Statutes.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. The title of the City's 2040 Comprehensive Plan is hereby amended as follows:
2040 2050 MIAMI BEACH COMPREHENSIVE PLAN
SECTION 2. The following amendments to the City's 2040 2050 Comprehensive Plan Resilient
Land Use & Development Element are hereby adopted:
GOAL RLU 2: INNOVATIVE, SUSTAINABLE, AND RESILIENT DEVELOPMENT
POLICY RLU 2.4.2
The City shall maintain its existing redevelopment area program and implement adopted
redevelopment plans and projects:
• City Center/Historic Convention Village Redevelopment Plan (2001)
• Seuth Pointe Redevelopment Area pFE)jento
• North Beach Community Redevelopment Agency Redevelopment Plan (2021)
POLICY RLU 2.4.3
As a goal of the City to adopt policies and programs that implement in Miami Beach actions that strive
to protect the environment, the City designated the entire m RiGi alit„ to note in the gy
EGGReMiG ZE)Re Pilot Program COMMURitieS" Codified On Chapter 2009 89, Laws ef Fler4d_a, Ser--tion
7 shall continue to consider amendments to the Land Development Regulations to facilitate the use
of alternative sources of energy and private energy sources.
SECTION 3. The following amendments to the City's 2040 2050 Comprehensive Plan
Transportation Element are hereby adopted:
GOAL TE 1: MOBILITY & MULTI -MODAL TRANSPORTATION
POLICY TE 1.1.1
Due to the multimodal nature of the City's transportation system and adopted mode share goals,
transportation concurrency is not an appropriate methodology for funding transportation
improvements. As such, the City of Miami Beach is a transportation concurrency exception area
(TCEA). Pursuant to section 463.3180(j) 163.31801, Florida Statutes, the City has adopted
Mobility Fees as an alternative mobility funding system.
Page 2 of 5
POLICY TE 1.7.12: MULTIMODAL TRANSPORTATION ANALYSIS AND MITIGATION PLAN
The City shall require all commercial and mixed -use developments over 5,000 gross square feet
and multi -family projects with more than four (4) units or 15,000 gross square feet, to submit a
transportation analysis and mitigation plan, prepared by a professional traffic engineer, licensed
and registered in the State of Florida. The analysis and plan shall at a minimum provide the
following:
a. Details the impact of projected traffic on the adjacent corridors, intersections, and areas to be
determined by the City.
b. The analysis and plan will include strategies to mitigate the impact of the proposed development
on the adjacent transportation network to the maximum extent feasible in a manner consistent
with the adopted 2015 Transportation Master Plan and adopted mode share goals.
c. Whenever possible, driveways shall be minimized and use common access points to reduce
potential turn movements and conflict points with pedestrians.
d. Applicable treatments may include, but not be limited to TDM strategies included in Policy 1.7.2
and TSM policies included in Policy 1.7.1 of the Transportation Element.
e. Additional requirements analyses and mitigation strategies, as may be required by the
Transportation Department and Land Development Regulations.
f. The Land Development Regulations may establish additional requirements for traffic mitigation
for Conditional Uses.
g The Land Development Regulations may establish exemptions to the traffic study requirements
in order to facilitate development located in locally designated historic districts.
SECTION 4. The following amendments to the City's 2-0 8 2050 Comprehensive Plan Housing
Element are hereby adopted:
GOAL HE 2: NEIGHBORHOOD SUSTAINABILITY
POLICY HE 2.2.3
Continue the incentives in the Land Development Regulations in compliance that apt with the
provisions of s.163.3202, F.S., that by encourage enGGuFagiRg the rehabilitation of residential
structures to prevent the unintended loss of housing units due to deteriorated conditions.
SECTION 5. The following amendments to the City's 2-0 9 2050 Comprehensive Plan
Infrastructure Element are hereby adopted:
GOAL INF 1: PROVISION OF INFRASTRUCTURE
OBJECTIVE INF 1.7: INFRASTRUCTURE DEFICIENCIES
The City will implement procedures to ensure that existing facility deficiencies are corrected
thereby maximizing the use of existing public facilities to maintain the level of service standards
Page 3 of 5
as adopted for future needs in accord with the time frames established under Section 163.302
163.3180, Florida Statutes.
SECTION 6. The following amendments to the City's 2040 2050 Comprehensive Plan Public
School Facilities Element are hereby adopted:
GOAL PSF 1
POLICY PSF 1.2.3
In the event the adopted LOS standard of a CSA cannot be met as a result of a proposed
development's impact, the development may proceed provided at least one of the following
conditions is met:
a) The development's impact can be shifted to one or more contiguous CSAs that have
available capacity and is located, either in whole or in part, within the same Geographic Areas
(Northwest, Northeast, Southwest, or Southeast) as the proposed development; or
b) The development's impact is mitigated, proportionate to the demand for public schools it
created, through a combination of one or more appropriate proportionate share mitigation options,
as defined in Section 163.3180 "�l 6 F 1, Florida Statutes. The intent of these options is to
provide for the mitigation of residential development impacts on public school facilities,
guaranteed by a legal binding agreement, through mechanisms that include, one or more of the
following: contribution of land; the construction, expansion, or payment for land acquisition or
construction of a permanent public school facility; or, the creation of a mitigation bank based on
the construction of a permanent public school facility in exchange for the right to sell capacity
credits. The proportionate share mitigation agreement is subject to approval by Miami -Dade
County School Board and the City of Miami Beach and must be identified in the Miami -Dade
County Public Schools Facilities Work Program.
c) The development's impacts are phased to occur when sufficient capacity will be available.
If none of the above conditions is met, the development shall not be approved.
SECTION 7. The
Coastal
High Hazard Areas
(CHHA) map in the Future Land Use Man Series of
he 2050 Comprehensive
Plan is hereby replaced
with "Exhibit A" to this Ordinance. which is
attached hereto and
incorporated
by reference
as if fully set forth herein.
SECTION 8. REPEALER.
All Ordinances or parts of Ordinances in conflict herewith be and the same are hereby
repealed.
SECTION 9. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
Page 4 of 5
SECTION 10. CODIFICATION.
It is the intention of the City Commission that this Ordinance be entered into the
Comprehensive Plan, and it is hereby ordained that the sections of this Ordinance may be
renumbered or re -lettered to accomplish such intention; and that the word "ordinance" may be
changed to "section" or other appropriate word. The Exhibits to this Ordinance that are not
codified shall be kept on file with this Ordinance in the City Clerk's Office.
SECTION 11. TRANSMITTAL.
The Planning Director is hereby directed to transmit this ordinance to the appropriate state,
regional and county agencies pursuant to the "State Coordinated Review Process," outlined in
section 163.3184(4), Florida Statutes.
SECTION 12. EFFECTIVE DATE.
This ordinance shall take effect pursuant to the state land planning agency's notice of
intent, pursuant to section 163.3184(4)(e).
PASSED AND ADOPTED this o9 day of 2026.
41
ATTEST:
/MAY 2 1 2026 Steven Meiner, Mayor
Rafael E. Granado, City Clerk
First Reading: February 25, 2026
Second Reading:/Vay 20,#02q S
Verified by:
Th mas R. Mooney, AICP
Planning Director
Underline denotes new additions
StFikethreugh denotes deletions
Double underline denotes additions following First Reading
Double strikethrough denotes deletions following First Reading
APPROVED AS TO
FORM & LANGUAGE
EXECUTION
5)+
City orney KC Date
T:\Agenda\2026\05 May 2026\Planning\2050 Comp Plan EAR - Second Reading ORD.docx
Page 5 of 5
1,
IN�ORF OUTED'
�h
Ordinances - R5 S
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Eric Carpenter, City Manager
DATE: May 20, 2026 10:20 a.m. Second Reading Public Hearing
TITLE: COMPREHENSIVE PLAN AMENDMENTS - 2026 EVALUATION AND APPRAISAL
REVIEW
AN ORDINANCE AMENDING THE CITY OF MIAMI BEACH YEAR 2025
COMPREHENSIVE PLAN, PURSUANT TO THE STATE COORDINATED REVIEW
PROCESS OF SECTION 163.3184(4), FLORIDA STATUTES, BY AMENDING
GOALS, OBJECTIVES, POLICIES, AND DOCUMENT TITLES OF THE
COMPREHENSIVE PLAN, INCLUDING THE FOLLOWING ELEMENTS:
RESILIENT LAND USE AND DEVELOPMENT, TRANSPORTATION, HOUSING,
PUBLIC SCHOOL FACILITIES.. AND CAPITAL IMPROVEMENT; AND, PURSUANT
TO FLORIDA ADMINISTRATIVE CODE RULE 73C-49 AND SECTION 163.3191,
FLORIDA STATUTES, ENTITLED "EVALUATION AND APPRAISAL OF
COMPREHENSIVE PLAN," INCORPORATING NECESSARY AMENDMENTS
REFLECTING CHANGES IN STATE LAW AND UPDATING THE
COMPREHENSIVE PLAN BASED ON CHANGES IN LOCAL CONDITIONS SINCE
THE LAST UPDATE BASED ON THE EVALUATION AND APPRAISAL REPORT
UPDATE ADOPTED ON OCTOBER 16, 2019; AND PROVIDING FOR INCLUSION
IN THE COMPREHENSIVE PLAN, TRANSMITTAL, REPEALER, SEVERABILITY,
AND AN EFFECTIVE DATE.
RECOMMENDATION
The Administration recommends that the Mayor and City Commission (City Commission) adopt
the ordinance.
BACKGROUND/HISTORY
On June 25, 2025, at the request of Commissioner Alex Fernandez, the City Commission referred
a discussion item pertaining to updates to the Comprehensive Plan (C4 F) to the Land Use and
Sustainability Committee (LUSC). On September 11, 2025, the LUSC discussed the proposal and
recommended that the City Commission refer an ordinance amending the Comprehensive Plan
to the Planning Board, in accordance with the recommendations in the LUSC memo.
On December 17, 2025, at the request of Commissioner Alex Fernandez, the City Commission
referred the proposed ordinance to the Planning Board (C4 C).
ANALYSIS
On October 16, 2019, the City Commission adopted Ordinance 2019-4302, which updated the
City's 2040 Comprehensive Plan. This update was pursuant to an Evaluation and Appraisal
Report (EAR) required under Florida Statutes.
In accordance with Florida Statutes, the City is now required to apply a secondary 20-year
Planning Horizon to its Comprehensive Plan. The following is the applicable statute:
618 of 1709
163.3177 Required and optional elements of comprehensive plan; studies and surveys.
**t
(5)(a) Each local government comprehensive plan must include at least two planning periods,
one covering at least the first 10-year period occurring after the plan's adoption and one covering
at least a 20-year period. Additional planning periods for specific components, elements, land use
amendments, or projects shall be permissible and accepted as part of the planning process.
To address this state requirement, as well as other clarifying amendments for consistency with
state law and to reflect changes in state requirements since the last time the Comprehensive Plan
was updated in 2019, the attached ordinance amending the Comprehensive Plan is proposed.
The following is a general summary of the proposed amendments:
• The City's 2040 Comprehensive Plan will be updated to 2050, to consider the 20-year
planning horizon. Additionally, the name of the plan will be updated to the "2050 Miami Beach
Comprehensive Plan".
• Policy RLU 2.4.2 regarding redevelopment areas is amended to remove the "South Pointe
Redevelopment Area," which has since sunset, and the "North Beach CRA" will be added.
• References to outdated Florida Statutes and programs have been removed or updated,
including the following:
o Eliminate Policy RLU 2.4.3, regarding "Energy Economic Zone Pilot Program
Communities" which has since been removed from Florida Statutes.
o In Policy TE 1.1.1, update the citation for Mobility Fee from section 163.31800), to section
163.31801, Florida Statutes.
o In Policy PSF 1.2.3, update the citation for public school concurrency from section
163.3180 (13)(e)1 to (6)(f)1, Florida Statues.
• All outdated or modified programs have been removed or updated.
• The Planning Department has undertaken a thorough review of the requirements of the Florida
Community Planning Act in Chapter 163, Part II, Florida Statutes, as well as any updates that
have been made to Chapter 163, Part II, Florida Statutes since the last Comprehensive Plan
update in 2019. Additional technical updates pursuant to this review, which are minor in
nature, have also been included.
As a required companion to the update of the planning horizon, the Planning Department has
performed an analysis that includes required population projections from the University of Florida
(UF) Bureau of Economic and Business Research (BEER) and the OF Shimberg Center for
Housing Studies. Based on a review of this information, it has been determined that the currently
adopted future land use map (FLUM) can accommodate any projected growth throughout the
required planning horizon and that no additional amendments to the Resilient Land Use Element
and FLUM are required.
A separate data and analysis sheet is attached, which includes updated population projections,
to supplement the data and analysis sections of the Comprehensive Plan. Additionally, based on
the review of the latest applicable data, updates to the Coastal High Hazard Area (CHHA) map
are required and an updated CHHA map is attached for incorporation into the amendment.
COMPREHENSIVE PLAN REVIEW
Under Section 163.3184(2), Florida Statutes, the proposed amendment shall follow the expedited
state review process for adoption of comprehensive plan amendments. This process requires a
public hearing by the local planning agency (Planning Board), a public transmittal hearing before
the City Commission, after which the amendment must be transmitted to several state agencies
619 of 1709
for a 30-day review period, and a final adoption public hearing before the City Commission. The
amendment is effective 31 days after it is adopted if there are no appeals.
PLANNING BOARD REVIEW
On February 3, 2026, the Planning Board held a public hearing and transmitted the proposed
ordinance to the City Commission with a favorable recommendation (7-0).
UPDATE
The subject ordinance was approved at First Reading on February 25, 2026. Immediately
following adoption, the proposed amendments were transmitted to all applicable review agencies.
To date, no substantive comments were provided by any of the review agencies.
The ordinance effectuating these amendments to the Comprehensive Plan was required to be
approved by the City Commission and transmitted to the State no later than April 30, 2026, and
the city has satisfied this requirement. Finally, the attached CHHA map has been revised slightly
to be consistent with the updated information provided by NOAA and to comply with State Law,
and the ordinance has been updated for Second Reading to include a specific section for the
Coastal High Hazard Area map.
FISCAL IMPACT STATEMENT
No Fiscal Impact
Does this Ordinance require a Business Impact Estimate? Yes
(FOR ORDINANCES ONLY)
If applicable, the Business Impact Estimate (BIE) was published on: 4/29/2026
See BIE at: https•//www miamibeachfl gov/city-hall/city-clerk/meeting-notices/
FINANCIAL INFORMATION
Not Applicable
CONCLUSION
The Administration recommends that the City Commission adopt the ordinance.
Applicable Area
Citywide
Is this a "Residents Right to Know" item,
pursuant to City Code Section 2-17?
Yes
Is this item related to a G.O. Bond
Project?
m
Was this Agenda Item initially requested by a lobbyist which as defined in Code Sec. 2-481,
includes a principal engaged in lobbying? No
If so, specify the name of lobbyist(s) and principal(s):
Department
Planning
620 of 1709
Sponsor(s)
Commissioner Alex Fernandez
Co-sponsor(s)
Condensed Title
10:20 a.m. 2nd Rdg, Comp Plan Amendments-2026 Evaluation & Appraisal Review. (AF) PL
Previous Action (For City Clerk Use Only)
First Reading Public Hearing on 2/25/2026 - R5 F
621 of 1709
COMPREHENSIVE PLAN AMENDMENTS - 2026 EVALUATION AND APPRAISAL REVIEW
(Updated for Second Reading / Adoption)
ORDINANCE NO.
AN ORDINANCE AMENDING THE CITY OF MIAMI BEACH YEAR 2025
COMPREHENSIVE PLAN, PURSUANT TO THE STATE COORDINATED
REVIEW PROCESS OF SECTION 163.3184(4), FLORIDA STATUTES, BY
AMENDING GOALS, OBJECTIVES, POLICIES, AND DOCUMENT TITLES OF
THE COMPREHENSIVE PLAN, INCLUDING THE FOLLOWING ELEMENTS:
RESILIENT LAND USE AND DEVELOPMENT, TRANSPORTATION,
HOUSING, PUBLIC SCHOOL FACILITIES, AND CAPITAL IMPROVEMENT;
AND, PURSUANT TO FLORIDA ADMINISTRATIVE CODE RULE 73C-49 AND
SECTION 163.3191, FLORIDA STATUTES, ENTITLED "EVALUATION AND
APPRAISAL OF COMPREHENSIVE PLAN," INCORPORATING
NECESSARY AMENDMENTS REFLECTING CHANGES IN STATE LAW AND
UPDATING THE COMPREHENSIVE PLAN BASED ON CHANGES IN LOCAL
CONDITIONS SINCE THE LAST UPDATE BASED ON THE EVALUATION
AND APPRAISAL REPORT UPDATE ADOPTED ON OCTOBER 16, 2019;
AND PROVIDING FOR INCLUSION IN THE COMPREHENSIVE PLAN,
TRANSMITTAL, REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE.
WHEREAS, pursuant to Section 163.3191(1), Florida Statutes, local governments are
required to evaluate their comprehensive plans to determine if plan amendments are necessary
to reflect changes in state requirements in this part since the last update of the comprehensive
plan, and notify the State Land Planning Agency as to its determination; and
WHEREAS, at its October 16, 2019 meeting, the City Commission adopted Ordinance
No. 2019-4302, which amended the 2025 Miami Beach Comprehensive Plan based on the
changes proposed in the 2019 Evaluation and Appraisal Report ("EAR") ("EAR Amendments"),
which, among other things, extended the planning horizon to the year 2040, and which were
deemed to satisfy the requirements of Section 163.3191, Florida Statutes; and
WHEREAS, on April 29, 2025, in accordance with the requirements of section 163.3191,
Florida Statues, and the timeframes set forth in Rule 73C-49, Florida Administrative Code, the
City of Miami Beach (the "City") notified the State Land Planning Agency of its intention to prepare
EAR Amendments to update the 2040 Miami Beach Comprehensive Plan (the "Comprehensive
Plan") to reflect changes in state law and local conditions; and
WHEREAS, the City has proposed amendments to the Comprehensive Plan to
accomplish all of the above objectives; and
WHEREAS, the City Commission hereby finds that the adoption of this Ordinance is
necessary to accomplish all of the above objectives and is in the best interest and welfare of the
residents of the City; and
WHEREAS, the City Commission, upon First Reading of this Ordinance, authorized
transmittal of the EAR Amendments to the Comprehensive Plan to the State Land Planning
Agency and other appropriate review agencies for the purpose of a review pursuant to the State
Coordinated Review process set forth in 163.3184(4), Florida Statutes.
Page 1 of 5
622 of 1709
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA:
SECTION 1. The title of the City's 2040 Comprehensive Plan is hereby amended as follows:
2040 2050 MIAMI BEACH COMPREHENSIVE PLAN
SECTION 2. The following amendments to the City's 2440 2050 Comprehensive Plan Resilient
Land Use & Development Element are hereby adopted:
GOAL RLU 2: INNOVATIVE, SUSTAINABLE, AND RESILIENT DEVELOPMENT
POLICY RLU 2.4.2
The City shall maintain its existing redevelopment area program and implement adopted
redevelopment plans and projects:
• City Center/Historic Convention Village Redevelopment Plan (2001)
• North Beach Community Redevelopment Agency Redevelopment Plan (2021)
POLICY RLU 2.4.3
As a goal of the City to adopt policies and programs that implement in Miami Beach actions that strive
to protect the environment, the City
7 shall continue to consider amendments to the Land Development Regulations to facilitate the use
of alternative sources of energy and private energv sources.
SECTION 3. The following amendments to the City's 2040 2050 Comprehensive Plan
Transportation Element are hereby adopted:
GOAL TE 1: MOBILITY & MULTI -MODAL TRANSPORTATION
POLICY TE 1.1.1
Due to the multimodal nature of the City's transportation system and adopted mode share goals,
transportation concurrency is not an appropriate methodology for funding transportation
improvements. As such, the City of Miami Beach is a transportation concurrency exception area
(TCEA). Pursuant to section 163.3180-0) 163.31801, Florida Statutes, the City has adopted
Mobility Fees as an alternative mobility funding system.
POLICY TE 1.7.12: MULTIMODAL TRANSPORTATION ANALYSIS AND MITIGATION PLAN
Page 2 of 5
623 of 1709
The City shall require all commercial and mixed -use developments over 5,000 gross square feet
and multi -family projects with more than four (4) units or 15,000 gross square feet, to submit a
transportation analysis and mitigation plan, prepared by a professional traffic engineer, licensed
and registered in the State of Florida. The analysis and plan shall at a minimum provide the
following:
a. Details the impact of projected traffic on the adjacent corridors, intersections, and areas to be
determined by the City.
b. The analysis and plan will include strategies to mitigate the impact of the proposed development
on the adjacent transportation network to the maximum extent feasible in a manner consistent
with the adopted 2015 Transportation Master Plan and adopted mode share goals.
c. Whenever possible, driveways shall be minimized and use common access points to reduce
potential turn movements and conflict points with pedestrians.
d. Applicable treatments may include, but not be limited to TDM strategies included in Policy 1.7.2
and TSM policies included in Policy 1.7.1 of the Transportation Element.
e. Additional requirements analyses and mitigation strategies, as may be required by the
Transportation Department and Land Development Regulations.
f. The Land Development Regulations may establish additional requirements for traffic mitigation
for Conditional Uses.
g The Land Development Regulations may establish exemptions to the traffic study requirements
in order to facilitate development located in locally designated historic districts.
SECTION 4. The following amendments to the City's 204G 2050 Comprehensive Plan Housing
Element are hereby adopted:
GOAL HE 2: NEIGHBORHOOD SUSTAINABILITY
POLICY HE 2.2.3
Continue the incentives in the Land Development Regulations, in compliance that apply with the
provisions of s.163.3202, F.S., that by encourage eneeE+rag+ag the rehabilitation of residential
structures to prevent the unintended loss of housing units due to deteriorated conditions.
SECTION 5. The following amendments to the City's 2040 2050 Comprehensive Plan
Infrastructure Element are hereby adopted:
GOAL INF 1: PROVISION OF INFRASTRUCTURE
OBJECTIVE INF 1.7: INFRASTRUCTURE DEFICIENCIES
The City will implement procedures to ensure that existing facility deficiencies are corrected
thereby maximizing the use of existing public facilities to maintain the level of service standards
as adopted for future needs in accord with the time frames established under Section 463:302
163.3180, Florida Statutes.
Page 3 of 5
624 of 1709
SECTION 6. The following amendments to the City's 2949 2050 Comprehensive Plan Public
School Facilities Element are hereby adopted:
GOAL PSF 1
POLICY PSF 1.2.3
In the event the adopted LOS standard of a CSA cannot be met as a result of a proposed
development's impact, the development may proceed provided at least one of the following
conditions is met:
a) The development's impact can be shifted to one or more contiguous CSAs that have
available capacity and is located, either in whole or in part, within the same Geographic Areas
(Northwest, Northeast, Southwest, or Southeast) as the proposed development; or
b) The development's impact is mitigated, proportionate to the demand for public schools it
created, through a combination of one or more appropriate proportionate share mitigation options,
as defined in Section 163.3180 (13)(e)l (6)(F)1, Florida Statutes. The intent of these options is to
provide for the mitigation of residential development impacts on public school facilities,
guaranteed by a legal binding agreement, through mechanisms that include, one or more of the
following: contribution of land; the construction, expansion, or payment for land acquisition or
construction of a permanent public school facility; or, the creation of a mitigation bank based on
the construction of a permanent public school facility in exchange for the right to sell capacity
credits. The proportionate share mitigation agreement is subject to approval by Miami -Dade
County School Board and the City of Miami Beach and must be identified in the Miami -Dade
County Public Schools Facilities Work Program.
c) The development's impacts are phased to occur when sufficient capacity will be available.
If none of the above conditions is met, the development shall not be approved.
• - •. i on • T - ■;U7.1 29MV4 .l• - .• - - •
SECTION 8. REPEALER.
All Ordinances or parts of Ordinances in conflict herewith be and the same are hereby
repealed.
SECTION 9. SEVERABILITY.
If any section, subsection, clause or provision of this Ordinance is held invalid, the
remainder shall not be affected by such invalidity.
SECTION 10. CODIFICATION.
It is the intention of the City Commission that this Ordinance be entered into the
Comprehensive Plan, and it is hereby ordained that the sections of this Ordinance may be
renumbered or re -lettered to accomplish such intention; and that the word "ordinance" may be
changed to "section" or other appropriate word. The Exhibits to this Ordinance that are not
codified shall be kept on file with this Ordinance in the City Clerk's Office.
Page 4 of 5
625 of 1709
SECTION 11. TRANSMITTAL.
The Planning Director is hereby directed to transmit this ordinance to the appropriate state,
regional and county agencies pursuant to the "State Coordinated Review Process," outlined in
section 163.3184(4), Florida Statutes.
SECTION 12. EFFECTIVE DATE.
This ordinance shall take effect pursuant to the state land planning agency's notice of
intent, pursuant to section 163.3184(4)(e).
PASSED AND ADOPTED this day of
ATTEST:
Steven Meiner, Mayor
Rafael E. Granado, City Clerk
First Reading: February 25, 2026
Second Reading: May 20, 2026
Verified by:
Thomas R. Mooney, AICP
Planning Director
T:\Agenda\2026\05 May 2026\Planning\2050 Comp Plan EAR - Second Reading ORD.docx
.2026.
Page 5 of 5
626 of 1709
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Exhibit A _
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Coastal digit
Hazard Areas (CHHA)
Legend
Miami Beach Category 1 Hurricane Evacuation Routes
" Municipal Boundary
P I CHHA Inundation (Category 1 Hurricane)
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0 0.25 0.5 1 1.5 Miles
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Date.03/O6/2026
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CSttr i H 57 Data Sources: CHHA from National Hurricane Center SLOSH
/ areas below the Category 1 storm surge, updated 9125 -
https://www.nhc.noaa.gov/nationalsurge/#data
7 Digital Elevation Model (DEM) derived LIDAR and obtained from Florida
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Miami Beach 2026
EAR -Based Comprehensive Plan Amendments
Data and Analysis
These following support documents are Data and Analysis for the amended Goals, Objectives,
and Policies of the 2026 EAR based amendments. The data and analysis is not formally adopted,
but serves as supporting documentation to the proposed amendments included in the transmitted
element to the Florida State Land Planning Agency.
Overview
The City of Miami Beach is a vibrant, historic urban community located on a barrier island along
Florida's southeast coast. Since its incorporation in 1915, the City has evolved from a resort
destination into a dynamic tropical city, while tourism remains its largest industry. The southern
portion, widely known as South Beach, serves as the premier dining and entertainment hub for
Southeast Florida, attracting both visitors and residents from the greater metropolitan area. A
major draw for international tourism is the Art Deco Historic District, listed on the National Register
of Historic Places. This district features approximately 800 buildings showcasing iconic 20th-
century architecture.
The Goals, Objectives, and Policies outlined in the City's Comprehensive Plan guide its long-term
vision and strategies to meet the needs of current and future residents, visitors, and businesses.
The proposed amendments were developed as part of the Evaluation and Appraisal Review
(EAR) process, which ensures the plan remains consistent with state law and responsive to
evolving conditions. Section 163.3191, F.S. requires these updates every seven years.
As part of the EAR process, the City analyzed existing conditions and trends. Since population
levels have remained relatively stable since the last update in 2019, the City has determined that
significant revisions to the Comprehensive. Plan are not necessary at this time.
Chapter 1 - Resilient Land Use and Development Element
The Resilient Land Use and Development Element (RLU) of the Comprehensive Plan —formerly
titled the Land Use Element —serves as the guiding framework for future land development and
redevelopment in alignment with the City's vision of a vibrant and resilient Miami Beach and the
requirements of the Florida Statutes. The Principles, Goals, Objectives, and Policies within the
RLU Element are closely interconnected with most, if not all, other elements of the
Comprehensive Plan. Its primary function is to define future land uses, establish their appropriate
locations, and apply the core principles of the Plan to ensure that growth is resilient, sustainable,
supported by essential services, and enhances the quality of life for residents. The majority of the
proposed revisions to this element are housekeeping in nature.
Population
Between the 2010 and 2020 U.S. Census, the permanent population of the City of Miami Beach
decreased from 87,933 to 82,890 (5.73% decrease). Estimates and projections show declining
permanent resident populations in the City.
According to the 2024 Population estimates by the U.S. Census Bureau, the total population for
the City of Miami Beach is 83,251. According to the Bureau of Economic and Business Research
Florida Estimates of Population, the 2025 estimate for the City of Miami Beach is 83,431.
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The table below shows the comparison from the 2020 Census (actual) to the estimates to the
most recent estimate, which indicates growth of 0.43% in four years.
Year
2020
2021
2022
2023
2024
Pop.
82,890
80,872
80,004
79,607
83,251
Below is data with the estimated changes in population, as identified by the State of Florida
Shimberg Center:
Population Projections, Permanent Residents, 2010-2050
Year
2010
2020
2023
2025
2030
2035
2040
2045
2050
Pop.
87,779
82,890
83,431
83,027
81,837
80,361
78,741
77,089
75,417
The expected population for the 2050 planning horizon of the comprehensive plan is 75,417.
According to the estimate, there were 83,027 residents in 2025. Therefore, throughout the
planning horizon, there is an expected population decrease of 7,610 residents (9.2% decrease).
Given that the City of Miami Beach is built -out and the population is expected to decrease, any
unprojected population increases can be accommodated through infill redevelopment. The
Future Land Use map can accommodate increases throughout the multifamily, commercial, and
mixed -use districts. As a required companion to the update of the planning horizon, the Planning
Department has determined that the currently adopted future land use map (FLUM) can
accommodate any projected growth throughout the required planning horizon and that no
additional amendments to the Resilient Land Use Element and Future Land Use Map are
required.
Summary of Element Revisions:
In accordance with Florida Statutes, the City is now required to apply a secondary 20-year
Planning Horizon to its Comprehensive Plan. The following is the applicable statute:
163.3177 Required and optional elements of comprehensive plan; studies and surveys.
(5)(a) Each local government comprehensive plan must include at least two planning
periods, one covering at least the first 10-year period occurring after the plan's adoption
and one covering at least a 20-year period. Additional planning periods for specific
components, elements, land use amendments, or projects shall be permissible and
accepted as part of the planning process.
To address this state requirement, as well as other clarifying amendments for consistency with
state law, to reflect changes in state requirements since the last time the Comprehensive Plan
was updated, and address changing conditions in the city, the following amendments are
proposed to the Resilient Land Use Element:
The City's 2040 Comprehensive Plan will be updated to 2050, to consider the 20-year
planning horizon. Additionally, the name of the plan will be updated to the "2050 Miami Beach
Comprehensive Plan".
• Policy RLU 2.4.2 regarding redevelopment areas is amended to remove the "South Pointe
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Redevelopment Area," which has since sunset, and the "North Beach CRA" will be added.
References to outdated Florida Statutes and programs have been removed or updated,
including the following:
c Remove Policy RLU 2.4.3, regarding "Energy Economic Zone Pilot Program
Communities" which has since been removed from Florida Statutes.
• All outdated or modified programs have been removed or updated.
Chapter 2 - Climate Resiliency and Sustainability Element
Previously Conservation / Coastal Zone Management Element the Resiliency and Sustainability
Element (RSE) consolidates the principles of sustainability and resiliency that were previously
located in studies and other planning efforts commissioned by the City, as well as adopted
objectives and policies that were previously located in other elements of the Comprehensive Plan.
The element's central purpose is to centralize these objectives and policies regarding climate
change and sea level rise. The element includes goals, objectives and policies that address
interdisciplinary nature of resiliency planning, including natural resource protection, land
development, city operations and emergency preparedness. This element also houses the goals,
objectives and policies required for consistency with the Florida Statues for the Conservation and
Coastal Management Elements. Given the extent of the updates that were undertaken in 2019,
additional updates to this element are not deemed necessary at this time.
A related change to the future land use map series is necessary to update the Coastal High
Hazard Area map will be updated with the latest area is the area below the elevation of the
category 1 storm surge line as established by a Sea, Lake, and Overland Surges from Hurricanes
(SLOSH) computerized storm surge model, and as provided by the National Hurricane Center,
dated September 2025.
Chapter 3 - Transportation Element
The Transportation Element (TE) establishes a proactive framework for facilitating the safe,
efficient, and accessible movement of residents, commuters, and visitors throughout the City of
Miami Beach. Its policies complement the Goals, Objectives, and Policies outlined in the Resilient
Land Use and Development Element and the Resiliency and Sustainability Element. This Element
promotes multi -modal mobility, supports economic vitality, and advances resiliency within the
City's limited land area. Additionally, it reinforces the City's initiatives for storm hardening and
contributes to reducing its carbon footprint.
Minor updates are needed to the Transportation Element in order to address changes in state law
as well as address changing conditions in the City. To address this state requirement, as well as
other clarifying amendments for consistency with state law and to reflect changes in state
requirements since the last time the Comprehensive Plan was updated, the following
amendments are proposed to the Transportation Element:
• References to outdated Florida Statutes and programs have been removed or updated,
including the following:
o In Policy TE 1.1.1, update the citation for Mobility Fee from section 163.31800), to section
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163.31801, Florida Statutes.
To address changing conditions in historic districts due to limited opportunities for
development to affect traffic flow, the following update is proposed:
o Policy TE 1.7.12 regarding required traffic studies is amended to allow for exemptions in
locally designated historic districts in order to facilitate the redevelopment of historic sites.
Chapter 4 - Housing Element
The Housing Element (HE) of the Comprehensive Plan serves as a guide to achieve an inclusive
and vibrant community. The Goals, Objectives and Policies in the Housing Element work to
provide housing options to support the City's socio-economically diverse population and ensures
that all residents of the City have access to quality, energy efficient housing.
Minimal changes are required to ensure consistency with state law and to reflect changes in state
requirements since the last time the Comprehensive Plan was updated. A minor clarification is
proposed to Policy HE 2.2.3 in order to ensure consistency with s. 163.3202, F.S. Additional
amendments have not deemed necessary for this element.
Chapter 5 - Historic Preservation Element
The Historic Preservation Element (HP) of the Comprehensive Plan supports the conservation of
the unique character and heritage of the City by preserving historic structures, sites, and
neighborhoods. The Goals, Objectives, and Policies of this element serve to protect the City's
unique history and heritage through the preservation of structures and places, while supporting
educational outreach, economic development, and resiliency and adaptation.
Changes have not been determined to be necessary to this element in order to ensure
consistency with state law and to reflect changes in state requirements since the last time the
Comprehensive Plan was updated.
Chapter 6 - Recreation and Open Space Element
The Recreation and Open Space Element (ROS) of the Comprehensive Plan addresses the
needs for active and passive parks, recreational facilities, open space, and access to waterways.
The ROS element supports other elements within the Comprehensive Plan to help ensure that
development continues to provide areas for recreation and open space uses for permanent and
seasonal residents of all ages. The City's level of service requirements for recreation and open
space are located in the Capital Improvement Program Element (CIE).
Changes have not been determined to be necessary to this element in order to ensure
consistency with state law and to reflect changes in state requirements since the last time the
Comprehensive Plan was updated.
Since the last update in 2019, several new parks have been built in the City, including Pride Park,
Canopy Park, and Bayshore Park. As a result of these new facilities, the required levels of service
for all parks facilities is currently being met for existing residents and visitors. The City will
continue to monitor changes to ensure that the required levels of service continue to be met as
conditions change. Below is a table identifying the number of facilities provided for each level of
service standard.
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2020 Parks and Recreation Concu rency Standards
_
LOS
Standard
Existing
Facilities
Concurrency
Met
Recreation and O en -Space Acreage
10/1,000
1,156
YES
Swimming Pool
Golf Course
1/50,000
3
YES
1/50,000
3
YES
Basketball Court J
1/5,000
18
YES
Tennis or Pickleball Court
1/2,000
48
YES
Multiple -Use Facility ark, picnic, sports)
1/4,000
40
YES
Designated Field Area baseball, softball, soccer, etc.
1/10,000
10
YES
Tot Lots or Playground
1/10,000
21
YES
Vita course
1/40,000
6
YES
Boat Ram
1/100,000
1
YES
Outdoor Amphitheater
1/50,000
3
YES
Activity Building for Multiple Uses
1/10,000
9
YES
Chapter 7 - Infrastructure Element
The Infrastructure Element (INF) of the Comprehensive Plan addresses the services of potable
water, sanitary sewer, drainage, and solid waste. The Goals, Objectives, and Policies in the
Infrastructure Element establish the level of service and maintenance standards of infrastructure
within the City of Miami Beach. The INF element supports other elements within the
Comprehensive Plan to help ensure that development continues to be adequately served by
utilities while conserving water and protecting floodplains.
The City adopted an updated 10-Year Water Supply Facilities Work Plan in 2022 and updated
levels of service standards and related policies. As result, changes are not deemed necessary
related to water infrastructure.
Minimal changes are required to ensure consistency with state law and to reflect changes in state
requirements since the last time the Comprehensive Plan was updated. A minor clarification is
proposed to Objective 1.7 in order to correct a statute citation. Additional amendments have not
deemed necessary for this element.
Chapter 8 - Intergovernmental Coordination Element
The Intergovernmental Coordination Element (ICE) of the Comprehensive Plan establishes
standards for coordination with the plans of other government agencies at the Federal, State,
Regional, and Local levels, including adjacent municipalities. Such coordination is necessary for
the provision of services as well as ongoing maintenance of infrastructure and to provide a
regional approach to climate resiliency to support the quality of life in the City of Miami Beach.
Changes have not been determined to be necessary to this element in order to ensure
consistency with state law and to reflect changes in state requirements since the last time the
Comprehensive Plan was updated.
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Chapter 9 - Public School Facilities Element
The Public School Facilities Element (PSF) of the Comprehensive Plan corresponds with the
interlocal agreement requirements established between Miami -Dade County Public Schools and
municipalities in Miami -Dade County to provide for adequate public education facilities for the
current and future students in Miami Beach. Consistent with the requirements of the element, the
City continues to work with Miami -Dade County Public Schools to ensure that levels of service
are met as new development is built.
Minimal changes are required to ensure consistency with state law and to reflect changes in state
requirements since the last time the Comprehensive Plan was updated. A minor clarification is
proposed to Policy PSF 1.2.3 in order to correct a statute citation related to public school
concurrency. Additional amendments have not deemed necessary for this element.
Chapter 10 -Capital Improvements Element
The Capital Improvement Program Element (CIP) of the Comprehensive Plan addresses the level
of service and funding of the City's capital facilities. The Goals, Objectives and Policies in the
Capital Improvement Program Element support other elements within the Comprehensive Plan
to help ensure that development and redevelopment does not commence without adequate
capital facilities in place.
Changes have not been determined to be necessary to this element in order to ensure
consistency with state law and to reflect changes in state requirements since the last time the
Comprehensive Plan was updated.
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