Indian Harbour Beach Commercial Real Estate: Comprehensive Plan Second Reading October 27
The Indian Harbour Beach City Council holds a public hearing and second reading of Ordinance No. 2026-09, the city's Comprehensive Plan update, on Tuesday, October 27, 2026 at 7:00 PM in the council chamber at 2055 South Patrick Drive. For Indian Harbour Beach commercial real estate the update is a restatement more than a rewrite: the staff memo says the Future Land Use changes clarify the categories "without substantially altering the overall development pattern or intensity currently permitted within the City." The council approved the ordinance for transmittal to the state on June 23, 2026, and the staff memo says minor changes followed the state's Coordinated State Review comments.
What the Update Changes
RVi Planning and Landscape Architecture was hired in 2025 to bring the plan current with Florida Statutes changes since the last major update in 2019, plus housekeeping edits to the status of plans, maps and deadlines. The planning horizon moves to 2050. The Preliminary Assessment behind the update found the Future Land Use Map and public infrastructure can carry the projected 2050 population of 9,072, up from 9,070 in 2025.
The Land Use Element is renamed the Future Land Use Element, and each category now carries a policy describing its uses, densities, intensities and implementing zoning districts. A 0.5-acre oceanfront state-owned parcel moves from Vacant to Public/Semi-Public. New policies allow accessory dwelling units and carry forward vested rights for development orders approved before the city incorporated. The Housing Element adds Live Local Act language. The Infrastructure Element addresses the feasibility of sanitary sewer service for developments with 50 lots or more within the 10-year planning horizon and cites the updated Water Supply Facilities Work Plan. Ordinance No. 2026-10, the Water Supply Facilities Work Plan 2026-2036, has its own public hearing and second reading on the same agenda. The Transportation Element becomes the Mobility Element and addresses golf cart use. The Public School Facilities Element references the Florida Impact Fee Act, proportionate fair share agreements and the Brevard School Board 2025-26 to 2029-30 Work Plan, and drops the outdated county-prepared school maps.
Indian Harbour Beach Commercial Real Estate Limits in the Plan
Policy LU-3.3 in the updated element limits commercial uses to 40 percent lot coverage and a height of 35 feet. Mixed-use development of commercial or professional and residential use is allowed at up to 15 dwelling units per gross acre, with up to 60 percent of the site counted toward residential density, and total new residential development in mixed-use projects citywide may not exceed 427 units. Light-industrial use may not expand beyond the existing approximate 18.19 acres. The Commercial category's implementing zoning districts are C-P, B-1 and PUD. The Mixed Use category allows 15 units an acre and a 1.5 FAR with 40 percent building coverage under R-2, R-3, C-P, B-1 and PUD zoning. The Industrial category is M-1 zoning at a 1.5 FAR.
The data and analysis section counts 9.9 vacant acres in the city: 6.4 acres in the Commercial category, 1.4 acres single-family, 1.6 acres multifamily and 0.5 acres unassigned. Residential uses are not permitted in the Commercial category, so the plan says those 6.4 acres produce no housing unless the Future Land Use Map is amended or the Live Local Act is used. The mixed-use category has no vacant land. There have been no annexations into the city since the current plan was adopted in June 2019.
Next Step
Staff recommends adoption on second reading. The memo notes that a final hearing is required within 180 days of receipt of the state's comments.
If you own a commercial parcel in Indian Harbour Beach and want a number on it under these limits, call 321-514-0876 or use the contact page.
Sources
Indian Harbour Beach City Council agenda packet, October 27, 2026, read October 23, 2026: agenda, staff memo for item 10.a, Ordinance No. 2026-09, Future Land Use Element Policy LU-3.3, the future land use category table and Table 6, Vacant Land by Future Land Use.
Frequently Asked Questions
What is the Water Supply Facilities Work Plan ordinance on the same agenda?
Item 10.b is the public hearing and second reading of Ordinance No. 2026-10, the Water Supply Facilities Work Plan 2026-2036. Indian Harbour Beach sits inside the City of Melbourne's potable water service area, and Melbourne's latest 10-year plan was adopted in 2021. Chapter 163, Part II, Florida Statutes requires a local government to adopt its work plan within 18 months after the water management district approves a regional water supply plan or update.
Who prepared the Indian Harbour Beach comprehensive plan update?
RVi Planning and Landscape Architecture, hired by the city in 2025, coordinating with Land Development Strategies, the city's consultant. Its Preliminary Assessment Report found the 65 and older share of the population projected to grow from 25 percent in 2010 to 30 percent in 2050 and an estimated 78 percent of households owner-occupied.
Written by Cassandra Hartford, founder and CEO of Reach Commercial Real Estate. She has worked in Brevard County commercial real estate for 17 years, representing buyers, sellers, landlords, and tenants across Florida's Space Coast.
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