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6.a.

Planning Board - 2:00 PM

Meeting Date:: 01/12/2026
Re: Comp Plan EAR Transmittal
Submitted For:: Kev Freeman

Information

SUBJECT:

2026 Comprehensive Plan Evaluation and Appraisal Review Transmittal

SUMMARY:

In 2018, the City of Fort Pierce was tasked with performing an EAR Report to the State by February 1, 2018, per Rule Chapter 73C-49, Florida Administrative Code, where the City was responsible for determining whether the need existed for the City to amend its Comprehensive Plan to reflect changes in State requirements since the last time the Comprehensive Plan was updated. In 2018, Staff reported to the State that indeed the City needed to amend its Comprehensive Plan and the City then had one year to prepare and transmit the proposed amendment.
If any local government fails to timely submit a proposed amendment within one year of reporting, that local government may not amend its Comprehensive Plan until it complies with the requirements of the State. Because the City missed its deadline of January 31, 2019, that is in fact what happened. The City contracted with a Planning consultant, S&ME, to draft the needed EAR amendment, so that the City may process it according to its review procedures (i.e TRC, Planning Board, and City Commission).
On March 16th, 2020, the City Commission approved the Transmittal of the Evaluation & Appraisal Review document to the Florida Department of Economic Opportunity.
On January 21, 2025, the City Commission approved the Authorization for the Mayor to sign an affidavit to be submitted to the Department of Florida Commerce notifying them that the City would be performing the Comprehensive Plan Evaluation and Appraisal Review.
The City has now contracted with a Planning Consultant, the Treasure Coast Regional Planning Council, to draft the needed EAR amendment that is due for transmittal on January 29th, 2026.
Each local government in the State of Florida is required to regularly review its comprehensive plan pursuant to Section 163.3191, Florida Statutes (F.S.). The City's Comprehensive Plan Evaluation and Appraisal Notification Letter is
due on January 29, 2026.
Section 163.3191, F.S., states that at least once every 7 years, each local government shall evaluate its comprehensive plan to determine if plan amendments are necessary to reflect a minimum planning period of at least 10 years as provided in s. 163.3177(5) or to reflect changes in state requirements, or changes in local conditions since the last update of the comprehensive plan and notify the state land planning agency as to its determination. If the local government determines that no updates are necessary the notification must include a separate affidavit, signed by the chair to include a certification that the adopted comprehensive plan contains the minimum planning period of 10 years, as provided ins. 163.3177(5), and must cite the source and date of the population projections used in establishing the 10-year planning period. Updates to the required elements and optional elements of the comprehensive plan must be processed in the same plan amendment cycle.
Section 163.3191(4) F.S., provides that a local government will be prohibited from initiating or adopting any publicly initiated amendment to its comprehensive plan if it fails to timely submit its notification letter or transmit the necessary amendment to update its plan within one year of notification. This prohibition on plan amendments does not apply to privately initiated plan amendments.
On August 6, 2025, a public outreach meeting and public input survey to seek public input concerning the Comprehensive Plan were initiated.
On August 13, 2025, Stakeholder Interviews interviews were held for input.
On October 9, 2025, a second public outreach meeting and public input survey were initiated.
On October 13^th, 2025, the Treasure Coast Regional Planning Council staff presented the findings and input from the EAR Public Outreach to the City Commission and Planning Board to generate further discussion and recommendations.
On October 16, 2025, an outreach meeting with the City of Fort Pierce Youth Council was held.
The Treasure Coast Regional Planning Council has reviewed the entire Comprehensive Plan and determined, based on changes in State Statutes, which Goals, Objectives, and Policies required revisions in order to be compliant with the Community Planning Act (aka Growth Management Act). In addition, the EAR amendment has incorporated a new table under Chapter 1; further clarifying Land Use Categories and appropriate Zoning Districts. Finally, as part of this amendment, the Treasure Coast Regional Planning Council has reviewed and made recommendations for several amendments to the Comprehensive Plan.

RECOMMENDATION:

Approve the Transmittal of the Evaluation & Appraisal Review document to the Florida Department of Commerce

ALTERNATIVES:

Disapprove the Transmittal of the Evaluation & Appraisal Review document to the Florida Department of Commerce

RESPONSIBLE STAFF:

Vennis Gilmore, Historic Preservation Officer/Senior Planner

COORDINATED WITH:

Kevin Freeman, Planning Director
Chris Suneson, Assistant Planning Director
Bridgette Romer, Planner
Treasure Coast Regional Planning Council

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