BIE - 7605 Collins Avenue - Comprehensive Plan and FLUM Amendments (9/24/2025)TO: Mayor Steven Meiner and Members of the City Commission
FROM: Eric Carpenter, City Manager
MEETING DATE:October 29, 2025
SUBJECT: BUSINESS IMPACT ESTIMATE
7605 COLLINS AVENUE - COMPREHENSIVE PLAN AND FLUM AMENDMENT
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH,
FLORIDA, AMENDING THE CITY OF MIAMI BEACH YEAR 2040 COMPREHENSIVE PLAN,
PURSUANT TO THE SMALL SCALE AMENDMENT PROCESS OF SECTION 163.3187,
FLORIDA STATUTES, BY
EXPANDING USES ALLOWED; AND AMENDING THE FUTURE LAND USE MAP BY
CHANGING THE FUTURE LAND USE DESIGNATION FOR A PARCEL OF LAND LOCATED
AT 7605 COLLINS AVENUE, WHICH IS COMPRISED OF LESS THAN 10 ACRES, FROM THE
COMPREHENSIVE PLAN, TRANSMITTAL, REPEALER, SEVERABILITY, AND AN EFFECTIVE
DATE.
Is a Business Impact Estimate Required?
Yes No (If no, please check one of the boxes below)
If one or more boxes are checked below, this means the City of Miami Beach has
determined that a Business Impact Estimate for the above-referenced Ordinance is not
required by State law.
The proposed Ordinance is required for compliance with Federal or State law or
regulation;
The proposed Ordinance relates to the issuance or refinancing of debt;
The proposed Ordinance relates to the adoption of budgets or budget
amendments, including revenue sources necessary to fund the budget;
The proposed Ordinance is required to implement a contract or an agreement,
including, but not limited to, any Federal, State, local, or private grant or other
financial assistance accepted by the City;
The proposed Ordinance is an emergency ordinance;
The Ordinance relates to procurement; or
The proposed Ordinance is enacted to implement the following:
a. Private applications for comprehensive plan amendments and land
Docusign Envelope ID: FD2C1A71-310D-456D-98AB-7A3B2F32F5A5
Business Impact Estimate
Page 2
development regulation amendments;
b. Development orders, development permits, and development agreements;
c. Sections 190.005 and 190.046, Florida Statutes, regarding community
development districts;
d. Section 553.73, Florida Statutes, relating to the Florida Building Code; or
e. Section 633.202, Florida Statutes, relating to the Florida Fire Prevention Code.
If none of the above exceptions apply, this Business Impact Estimate is hereby provided
in accordance with Section 166.041(4), Florida Statutes.
1. Summary
A summary of the proposed ordinance and its purpose is more fully set forth in the
Commission Memorandum accompanying the ordinance, as well as in the recitals
to the ordinance itself, provided at First Reading and attached hereto.
2. An estimate of the direct economic impact of the proposed Ordinance on private, for-
profit businesses in the City of Miami Beach, if any:
(a) An estimate of direct compliance costs that businesses may reasonably incur;
The proposed ordinance does not apply to existing, legally established
businesses.
(b) Any new charge or fee imposed by the proposed Ordinance or for which businesses
will be financially responsible;
The proposed ordinance does not apply to existing, legally established
businesses.
(c) An estimate of the regulatory costs, including estimated revenues from any new
charges or fees to cover such costs.
The proposed ordinance would generate no more than nominal additional
regulatory costs, which may be associated with administration activities by
applicable City departments.
3. Good faith estimate of the number of businesses likely to be impacted by the proposed
Ordinance:
The proposed ordinance does not apply to existing, legally established
businesses.
4. Additional comments:
Docusign Envelope ID: FD2C1A71-310D-456D-98AB-7A3B2F32F5A5
Ordinances - R5 B
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Eric Carpenter, City Manager
DATE: September 17, 2025 9:20 a.m. First Reading Public Hearing**
TITLE: 7605 COLLINS AVENUE - COMPREHENSIVE PLAN AND FLUM AMENDMENT
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AMENDING THE CITY OF MIAMI BEACH YEAR 2040
COMPREHENSIVE PLAN, PURSUANT TO THE SMALL SCALE AMENDMENT
PROCESS OF SECTION 163.3187, FLORIDA STATUTES, BY AMENDING THE
“RESILIENT LAND USE & DEVELOPMENT ELEMENT,” GOAL RLU 1, ENTITLED
“LAND USE,” OBJECTIVE RLU 1.1, ENTITLED “ESTABLISHMENT OF FUTURE
LAND USE CATEGORIES,” AT POLICY RLU 1.1.17, ENTITLED “PUBLIC
FACILITY: GOVERNMENTAL USES (PF),” BY MODIFYING AND EXPANDING
USES ALLOWED; AND AMENDING THE FUTURE LAND USE MAP BY
CHANGING THE FUTURE LAND USE DESIGNATION FOR A PARCEL OF LAND
LOCATED AT 7605 COLLINS AVENUE, WHICH IS COMPRISED OF LESS THAN
10 ACRES, FROM THE CURRENT DESIGNATION OF “SINGLE FAMILY
RESIDENTIAL (RS),” TO “PUBLIC FACILITY: GOVERNMENTAL USES (PF)”; 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) approve
the subject ordinance at First Reading and schedule a Second Reading public hearing for October
29, 2025.
BACKGROUND/HISTORY
On March 13, 2024, the City Commission adopted Resolution 2024-32945, which approved the
purchase of the single-family property located at 7605 Collins Avenue. The subject property at
7605 Collins Avenue, which is located at the northeast corner of Collins Avenue and 76th Street
and is surrounded by public open space to the north and east (Altos del Mar Park), was acquired
by the City for the initial purpose of utilizing the existing home as a satellite office for the Building
Department in North Beach. Since that time, the City Commission has been exploring other
potential uses for the property.
On June 25, 2025, at the request of Commissioner Tanya K. Bhatt, the City Commission referred
ordinances amending the Comprehensive Plan, Future Land Use Map and Zoning Map, related
to the property at 7605 Collins Avenue, to the Planning Board (C4 G).
ANALYSIS
The subject property is currently designated as Single Family Residential (RS) on the Future Land
Use Map (FLUM) of the Comprehensive Plan (see attached map). Since the uses being
considered for the property would be inconsistent with the current FLUM designation of RS, the
attached ordinance proposes to change the FLUM designation for the property to Public Facility:
Governmental Uses (PF), which would allow for a broader array of public uses.
Docusign Envelope ID: FD2C1A71-310D-456D-98AB-7A3B2F32F5A5
In addition to the FLUM amendment, the ordinance includes a text amendment to the Public
Facility: Governmental Uses (PF) future land use category in the Comprehensive Plan.
Specifically, policy RLU 1.1.17 is proposed to be amended to clarify allowable office uses, as well
as allow for personal service uses, arts and culture organizations and uses, environmental and
science related uses, and community centers.
A separate, companion ordinance is also proposed to amend the zoning atlas by changing the
zoning classification of the property from Single Family Residential (RS-4) to Government Use
(GU).
COMPREHENSIVE PLAN AMENDMENT AND REVIEW PROCESS
The total land area involved in the FLUM amendment portion of this application is approximately
0.16 acres (7,000 SF), not including portions within a right-of-way. Under Section 163.3187
Florida Statutes, land use map amendments of less than 10 acres in size may be considered
“small-scale” amendments. Section 163.3187 also provides that text changes that relate directly
to, and are adopted simultaneously with, the small-scale future land use map amendment are
permitted as part of the small-scale amendment.
The small-scale amendment process requires an adoption hearing before the City Commission.
The amendment is effective 31-days after it is adopted if there are no challenges.
PLANNING BOARD REVIEW
On September 9, 2025, the Planning Board held a public hearing and transmitted the proposed
ordinance to the City Commission with a favorable recommendation (7-0).
FISCAL IMPACT STATEMENT
No Fiscal Impact Expected
Does this Ordinance require a Business Impact Estimate? Yes
(FOR ORDINANCES ONLY)
If applicable, the Business Impact Estimate (BIE) was published on:
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 approve the subject ordinance at First
Reading and schedule a Second Reading public hearing for October 29, 2025.
Applicable Area
North Beach
Is this a “Residents Right to Know” item,
pursuant to City Code Section 2-17?
Is this item related to a G.O. Bond
Project?
Yes No
Was this Agenda Item initially requested by a lobbyist which, as defined in Code Sec. 2-481,
includes a principal engaged in lobbying? No
Docusign Envelope ID: FD2C1A71-310D-456D-98AB-7A3B2F32F5A5
If so, specify the name of lobbyist(s) and principal(s):
Department
Planning
Sponsor(s)
Commissioner Tanya K. Bhatt
Co-sponsor(s)
Condensed Title
9:20 a.m. 1st Rdg PH, 7605 Collins Ave - Comp Plan and FLUM Amendment. (Bhatt) PL
Previous Action (For City Clerk Use Only)
Docusign Envelope ID: FD2C1A71-310D-456D-98AB-7A3B2F32F5A5
Docusign Envelope ID: FD2C1A71-310D-456D-98AB-7A3B2F32F5A5
Docusign Envelope ID: FD2C1A71-310D-456D-98AB-7A3B2F32F5A5
Docusign Envelope ID: FD2C1A71-310D-456D-98AB-7A3B2F32F5A5
Docusign Envelope ID: FD2C1A71-310D-456D-98AB-7A3B2F32F5A5
Docusign Envelope ID: FD2C1A71-310D-456D-98AB-7A3B2F32F5A5