Miramar City Commission Comprehensive Plan Workshop – April 29, 2025
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Miramar City Commission Comprehensive Plan Workshop – April 29, 2025
The Miramar City Commission held a special meeting workshop on April 29, 2025, at 5:00 PM in the Commission Chambers to discuss the upcoming evaluation and amendments to the City’s Comprehensive Plan. Staff presented an overview of the planning process, proposed changes to multiple elements, and community engagement efforts. Commissioners raised concerns about community participation, state preemptions (including the Live Local Act), affordable housing, mobility, impact fees, and the need to protect diverse neighborhoods. No formal votes were taken; the workshop was intended to gather input before the public hearing scheduled for May 7, 2025.
Consent Calendar
- No consent calendar items were considered.
Public Comments & Testimony
- No members of the public spoke during the workshop.
Discussion Items
- Comprehensive Plan Overview – Nixon LeBron, Director of Building, Planning and Zoning, presented the purpose of the Comprehensive Plan as a state-mandated blueprint for growth, guided by Chapter 163, Florida Statutes. He noted the current population of 139,500, a median family income of $92,000, and a city area of 31–32 square miles. The plan sets a 10-year and 20-year planning horizon, with population projected to reach 153,000 in 20 years.
- Justification for Amendments – LeBron explained that amendments are required every seven years (per §163.3191) to address changes in state law (e.g., the 2011 Community Planning Act), updates to Broward County’s land use plan, and local conditions such as build-out, affordable housing needs, and climate resilience. The city is now built-out, necessitating redevelopment and infill strategies along corridors like State Road 7 and University Drive.
- Proposed Element Changes – Major updates are proposed for the Future Land Use Element (policies to protect single-family neighborhoods, promote redevelopment along corridors, and address food deserts), the Transportation Element (renamed to Mobility to emphasize complete streets and multimodal options), and the Conservation Element (renamed to Environment). The Capital Improvements Element will be revised to remove outdated financial feasibility tables. New policies address inclusive design, climate resilience, smart city initiatives, and community health.
- Community Engagement – Staff held three neighborhood meetings in January 2025 and maintained an online survey. Commissioner Cherasard and Vice Mayor Colbourne noted low attendance (10–15 per meeting) and questioned whether input was sufficient. Consultant Jim Kahn (Kittelson & Associates) stated that common themes (economy, affordable housing, safety, resiliency) emerged even with limited turnout and that policies were crafted to reflect those priorities.
- State Preemptions and Live Local Act – Commissioner Edwards raised concerns that moving toward compliance with state laws might remove local protections. LeBron responded that the Comprehensive Plan operates under Chapter 163, while the Live Local Act (Chapter 166) preempts local zoning on density, height, and use for qualified affordable housing projects (≥40% affordable units). Such projects still must meet concurrency requirements for utilities, fire, police, and pay impact fees. Commissioner Chambers noted the challenge of representing residents when state law overrides local vision.
- Affordable Housing and Impact Fees – Commissioner Cherasard argued against incentivizing developers who already benefit from state preemptions. Commissioner Chambers highlighted that impact fees are one-time, but developers can raise rents over time, and that affordable units often fail to reach the lowest-income seniors. Mayor Messam clarified that market-rate units in mixed-use developments pay property taxes, providing ongoing revenue. The discussion touched on the need to strike a balance between encouraging affordable housing and protecting city finances.
- Mobility and Bicycling – Vice Mayor Colbourne asked about accommodation of scooters and complete streets. LeBron noted the shift to a mobility focus but acknowledged the challenges of biking across a spread-out city. Commissioner Chambers lamented that two major corridors (Miramar Parkway, Pembroke Road) are unsafe for biking.
- Implementation Timeline – LeBron stated that after the May 7th public hearing and state review, the city must update its Land Development Code within one year of the plan becoming effective, which is where detailed regulations will be written.
Key Outcomes
- The workshop was informational; no votes or formal decisions were taken.
- The City Commission directed staff to make themselves available for one-on-one briefings with commissioners before the May 7th public hearing to answer detailed questions.
- Mayor Messam proposed scheduling a separate commission visioning session (e.g., a Saturday morning) to discuss the long-term future of Miramar, including redevelopment and community priorities.
- The formal public hearing to transmit the Comprehensive Plan amendments to the state is set for May 7, 2025.
Meeting Transcript
Hi, this is Ralph Trapani with the City of Mianware Public Works Department. I'd like to take this opportunity to discuss contractor generated waste and the impact it's having on our bulk collections. Contractor general waste are materials produced by a contractor hired by a homeowner, such as a landscaper, remodeler, or home repair services. These items include but are not limited to tree trimming or tree removal debris, fences, tile, floor, carpet, toilets, tubs, and things like that. Contractor generated waste should be removed by the contractor performing these services for you, can be scheduled for a collection separate than the bulk collection through Waste Pro, or can be delivered to the Broward County Landfill. The frequency and excessive amounts of contractor generated waste being placed curbside during bulk collections is impacting the bulk collection routes on a daily basis. Your assistance with this is greatly appreciated. And please remember to ensure that your contractor is licensed, insured, and submit for the proper permits throughout building department. For more information, visit us online at Miramarfl.gov forward slash solid waste or contact our customer service line at 602 4357. Erosion is an ongoing issue. Waterway and canal embankments have been particularly vulnerable. Addressing this challenge has been a priority for the city of Miramar and in historic Miramar. The city has been very active in embankment. Restoration. We started first with the properties that were rated poor, and we are working our way up to medium properties. Since the project began in 2014, we've been able to complete 212 properties. We first came out and evaluated the shorelines of the lakes to see what conditions the lake banks were and determined which house is in desperate need of uh retainer walls. The solution erosion barriers utilizing an innovative geotube system. The geotube is a polypropylene fabric that stops the erosion once it's installed. So the fabric gets installed all the way along the property, and then we pump sand inside the fabric. It builds up just like a seawall. The geotube will be filled with the material that we actually pump out of the lake. We have a diver who goes inside the lake, makes sure the material that we find inside the lake is suitable to fill the fabric. Once the geotube is filled with sand, we'll level the top layer, smoothen out any uneven areas, and install sod on top of it. Geotube systems have restored many embankments behind historic Miramar residences. And the work continues. It was just all the way down to the water. So we installed the geotube right along the fence, and now they have all property gained back in front of the palm trees. They can actually walk back out again. It is the property owner's responsibility. Once the geotube is installed to maintain it. This includes making sure that the geotube is covered with grass all the time. It's also advised to not plant landscape along the geotube once installed. Roots from trees can usually perforate their geotube and cause the sun to spill out. Generally, if it's well maintained, it will last up to 20 years. As the city continues to address embankment erosion, residents have a responsibility to do their part in protecting the city's shorelines for years to come. As we were responding to the scene, we were updated that the child was no longer breathing and was possible on a cardiac arrest. The loops and her tone was turning purple and blue. It was like a bluish purple color. But that's when the police officer came running upstairs, grabbed her, added off the floor, and then she ran downstairs. I grabbed the baby. Very scary. Never experience nothing like that. Never. When we can meet back up with a patient after the fact and uh get to interact with them in a situation that isn't potentially the worst day that they've ever had is always uh super rewarding, and we really look forward to these types of things. We're just so grateful and uh for me it's all thanks to God that uh this child is able to have a second chance. I can't explain how great it feels to see the baby doing well, especially in the condition that we saw her in. No one should ever experience that, especially a mother, so I could only imagine what was going through her head. Thank you. Thank you so much for saving my baby.
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