HomeMy WebLinkAboutBIE - Comprehensive Plan FLUM Amendment - One Ocean Drive (5/26/2026)
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
TO: Mayor Steven Meiner and Members of the City Commission
FROM: Eric Carpenter, City Manager
MEETING DATE: June 24, 2026
SUBJECT: BUSINESS IMPACT ESTIMATE
COMPREHENSIVE PLAN FLUM AMENDMENT – ONE OCEAN DRIVE
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, BY AMENDING THE FUTURE LAND USE MAP OF
THE 2040 MIAMI BEACH COMPREHENSIVE PLAN, PURSUANT TO SECTION
2.4.1 OF THE MIAMI BEACH RESILIENCY CODE AND PURSUANT TO
SECTION 163.3181, SECTION 163.3184, AND SECTION 163.3187, FLORIDA
STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION FOR A
PARCEL OF LAND LOCATED AT 1 OCEAN DRIVE, MIAMI BEACH, FROM THE
CURRENT DESIGNATION OF “RECREATION AND OPEN SPACE INCLUDING
WATERWAYS (ROS)” TO “PUBLIC FACILITY: GOVERNMENTAL USES (PF)”;
AND PROVIDING FOR INCLUSION IN THE COMPREHENSIVE PLAN,
TRANSMITTAL, REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE..
Is a Business Impact Estimate Required?
X 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
development regulation amendments;
b. Development orders, development permits, and development agreements;
c. Sections 190.005 and 190.046, Florida Statutes, regarding community
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Business Impact Estimate
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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 City’s 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:
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Ordinances - R5 AJ
COMMISSION MEMORANDUM
TO:Honorable Mayor and Members of the City Commission
FROM:Eric Carpenter, City Manager
DATE:May 20, 2026 11:20 a.m. First Reading Public Hearing
TITLE:COMPREHENSIVE PLAN FLUM AMENDMENT – ONE OCEAN DRIVE
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, BY AMENDING THE FUTURE LAND USE MAP OF THE
2040 MIAMI BEACH COMPREHENSIVE PLAN, PURSUANT TO SECTION 2.4.1 OF
THE MIAMI BEACH RESILIENCY CODE AND PURSUANT TO SECTION 163.3181,
SECTION 163.3184, AND SECTION 163.3187, FLORIDA STATUTES, BY
CHANGING THE FUTURE LAND USE DESIGNATION FOR A PARCEL OF LAND
LOCATED AT 1 OCEAN DRIVE, MIAMI BEACH, FROM THE CURRENT
DESIGNATION OF “RECREATION AND OPEN SPACE INCLUDING WATERWAYS
(ROS)” 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 June
24, 2026.
BACKGROUND/HISTORY
On February 25, 2026, at the request of Commissioner Alex Fernandez, the City Commission
referred a proposal to the Planning Board (C4 I) to modify the future land use map classification
of the site at 1 Ocean Drive (Pier Park) from Recreation and Open Space Including Waterways
(ROS) to Public Facility: Governmental Uses (PF).
ANALYSIS
The city owned property at 1 Ocean Drive (Pier Park) is currently classified as ROS on the City’s
Future Land Use Map (FLUM) and the proposed amendment would change the future land use
classification of the property to PF (see attached maps). The proposed modification to the future
land use classification better reflects the actual use of the property and provides additional latitude
for potential future uses.
Over the past four decades, the subject property has been used primarily as a beach club with a
full-service restaurant and bar, as well as public parking. In 2023, the City Commission adopted
Resolution 2023-32825, approving a concession agreement with Boucher Brothers Pier Park,
LLC for the operation of a food and beverage establishment at 1 Ocean Drive. The proposed
uses outlined in the concession agreement include food and beverage establishments, a beach
club, kids club, health center and retail. A change in the future land use designation of the property
is required to accommodate the proposed uses contemplated under the concession agreement.
The existing ROS future land use designation provides for the following:
POLICY RLU 1.1.19 RECREATION AND OPEN SPACE INCLUDING WATERWAYS (ROS)
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Purpose: To provide development opportunities for existing and new recreation and open space
facilities, including waterways.
Uses which may be permitted: Recreation and open space facilities, including waterways.
Intensity Limits: Intensity may be limited by such setback, height, floor area ratio and/or other
restrictions as the City Commission acting in a legislative capacity determines can effectuate the
purpose of this land use category and otherwise implement complementary public policy.
However, in no case shall the intensity exceed a floor area ratio of 0.5.
Undesignated Fisher Island Lots: Fisher Island lots that are not otherwise designated are hereby
designated Recreation and Open Space.
The proposed PF future land use designation provides for the following:
POLICY RLU 1.1.17 PUBLIC FACILITY: GOVERNMENTAL USES (PF)
Purpose: To provide development opportunities for existing and new government uses, as well
as provide public-private redevelopments.
Uses which may be permitted: Government uses, parking facilities, affordable or workforce
housing, various types of commercial uses including business and professional offices, retail
sales and service establishments, and eating and drinking establishments, and public-private
marina redevelopments. Additionally, market-rate residential uses may be permitted as part of
mixed-use developments for properties located between Lincoln Lane North on the south, Alton
Road on the west, 17th Street on the north, and Washington Avenue on the east.
Public-private marina redevelopments shall include significant publicly accessible green and/or
open space and may permit the following uses: Retail sales and service establishments;
commercial uses, including business and professional offices; eating and drinking
establishments; apartment residential uses; and recreational uses.
Density Limits: The base density limit for affordable or workforce housing units shall be the
average of the surrounding future land use categories. The density limit for market rate apartment
residential uses in a public-private marina redevelopment shall be 15 units per acre.
Intensity Limits: Intensity may be limited by such setback, height, floor area ratio and/or other
restrictions as the City Commission acting in a legislative capacity determines can effectuate the
purpose of this land use category and otherwise implement complementary public policy.
However, in no case shall the intensity exceed a floor area ratio of 3.5.
COMPREHENSIVE PLAN AMENDMENT AND REVIEW PROCESS
The total land area involved in this application is approximately 3.49 acres (152,332 sq. ft.). Under
Section 163.3187 F.S., land use map amendments of less than 10 acres in size may be
considered “small-scale” amendments, which require only one public hearing before the City
Commission, which shall be an adoption hearing. Upon adoption, the local government shall send
a copy of the adopted small-scale amendment to the State Land Planning Agency so that the
Agency can maintain a complete and up-to-date copy of the City’s Comprehensive Plan.
PLANNING BOARD REVIEW
On May 5, 2026, the Planning Board transmitted the 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
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(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 Second Reading of the ordinance for June 24, 2026.
Applicable Area
South 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
If so, specify the name of lobbyist(s) and principal(s):
Department
Planning
Sponsor(s)
Commissioner Alex Fernandez
Co-sponsor(s)
Condensed Title
11:20 a.m. 1st Rdg, Comp Plan FLUM Amendment - One Ocean Drive. (Fernandez) PL
Previous Action (For City Clerk Use Only)
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Existing Future Land Use Designation (ROS)
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Proposed Future Land Use Designation (PF)
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Comprehensive Plan FLUM Amendment -One Ocean Drive
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, BY AMENDING THE FUTURE LAND USE MAP OF
THE 2040 MIAMI BEACH COMPREHENSIVE PLAN , PURSUANT TO
SECTION 2.4.1 OF THE MIAMI BEACH RESILIENCY CODE AND PURSUANT
TO SECTION 163.3181, SECTION 163.3184, AND SECTION 163.3187,
FLORIDA STATUTES, BY CHANGING THE FUTURE LAND USE
DESIGNATION FOR A PARCEL OF LAND LOCATED AT 1 OCEAN DR IVE,
MIAMI BEACH, FROM THE CURRENT DESIGNATION OF "RECREATION
AND OPEN SPACE INCLUDING WATERWAYS (ROS)" TO "PUBLIC
FACILITY: GOVERNMENTAL USES (PF)"; AND PROVIDING FOR
INCLUSION IN THE COMPREHENSIVE PLAN, TRANSMITTAL, REPEALER,
SEVERABILITY, AND AN EFFECTIVE DATE.
WHEREAS , the property located at 1 Ocean Drive, Miami Bea ch ("Property") is currentl y
designated as Recreation and Open Space Including Waterways (ROS ) on the Future Land Use
Map of the 2040 Miam i Beach Comprehensive Plan; and
WHEREAS , to ensure the cons istency and compatibility of ex is ting and future
development at the Property, the subject ordinance will change the Property 's Future Land Use
Map designation from ROS to Publi c Facility: Governmental Uses (PF ); and
WHEREAS , the City of Miami Beach has the authority to enact la ws which promote the
public health, safety, and general we lfare of its citizens ; and
WHEREAS, the amendment set forth be low is necessary to accomplish all of the above
objectives.
NOW, THEREFORE , BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA.
SECTION 1. COMPREHENSIVE PLAN FUTURE LAND USE MAP AMENDMENT.
The following amendment to the City of Miami Beach 2040 Comprehensive Plan , Future Land
Use Map designation for the properties described herein is hereby approved and adopted and
the Planning Director is hereby directed to make the appropriate cha nge to the City of Miami
Beach 2040 Comprehensive Plan , Future Land Use Map :
Lots 1-8, Block 112, of the Ocean Beach Addition No 4 Subdivision , as re co rded
in Plat Book 3, Page 112 of the public records of Miami-Dade County, Florida , shall
be changed from the current future land use map classification of Recreation and
Open Space Including Waterways (ROS) to Public Facil ity: Governmenta l Uses
(PF).
SECTION 2. REPEALER.
All Ordinances or parts of Ordinances in conflict herewith be and the same are hereby
repealed .
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SECTION 3. SEVERABIUTY.
If any section , subsection , clause or provision of this Ordinance is held in valid , the
remainder shall not be affected by such invalidity.
SECTION 4. INCLUSION IN COMPREHENSIVE PLAN.
It is the intention of the City Commission that the Future Land Use Map of the 2040 Miami
Beach Comprehensive Plan be amended in accordance with the provisions of this Ordinance.
SECTION 5. TRANSMITTAL.
The Planning Director is hereby directed to transmit this Ordinance to the appropriate
state, regional and county agencies , as required by applicable law.
SECTION 6. EFFECTIVE DATE .
This Ordinance shall not take effect until 31 days after the state Land Planning Agency
notifies the Cit y that the plan amendment package is complete following adoption, pu rsuant to
Section 163 .3184(3 ), Florida Statutes.
PASSED AND ADOPTED this __ day of _______ , 2026.
ATTEST:
Steven Me iner, Mayor
Rafael E. Granado, City Clerk
First Reading : May 20, 2026
Second Reading : June 24, 2026
Verified by: __________ _
Thomas R. Mooney, AICP
Planning Director
APPROVED AS TO
FORM AND LANGUAGE
&F~UTION
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City Attorney ~Q Date
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