Pembroke Pines planning board transmits land development code updates to city commission

The Pembroke Pines Planning and Zoning Board voted to transmit a package of proposed changes to the city's land development code to the City Commission with a favorable recommendation following a staff presentation and discussion.

Staff presented the packet and told the board the changes respond to recent state law and aim to clarify or reduce some local requirements. "For those who don't know, that's a disaster bill," said Marlon, a staff member, describing Florida Senate Bill 180 and how it limits the city's ability to adopt land-development rules more restrictive than existing regulations until October 2027. The board then voted to send the updates on to the commission for two readings.

The changes the board reviewed are presented as clarifications or relaxations of existing standards so they remain allowable under the state law. Staff said several provisions were removed from local consideration because Senate Bill 180 preempts more restrictive local regulations and is retroactive to August 2024; staff noted the preemption can extend an extra year if a hurricane occurs within 100 miles of the city.

Board members discussed several specific changes included in the packet. Staff said the multifamily minimum unit size in multifamily districts is proposed to be reduced from 750 square feet to 550 square feet to promote affordability, and that this reduction is less restrictive than the current code and therefore permissible under the state law. Staff described lowered off-street parking requirements for outdoor dining (reduced from 15 parking spaces per 1,000 square feet to 5 per 1,000) and the addition of compact parking stall dimensions and allowable percentages for compact spaces. Stacking requirements for automated car washes were revised so the rule applies to total stacking spaces (18 spaces total) rather than per lane.

Board members raised questions about provisions that the state law affects directly. On artificial turf, staff said the state currently precludes local regulation for properties of one acre or less and that state-level guidelines are still being drafted. "As it pertains to artificial turf, there was a directive within that specific bill that directed the corresponding department to come up and provide specific guidelines," the City Attorney said during the discussion. Board members asked staff to add back a clarification that the city retains regulatory authority for properties larger than one acre.

Members also discussed appeals and the Board of Adjustment process. An individual board member said she had drafted proposed clarifications to the appeal procedures, including requiring reviewers to view the video of the original hearing when practical; staff acknowledged that additional review with the city attorney is needed before changing appeals language. Staff said the code packet clarifies completeness determinations for development applications, references the fee schedule for appeals, and formalizes certain landscape and tree-removal permit practices.

After questions and brief debate on lighting standards, signage (including box signs and menu-board separation), and recovery residence requirements (sober homes), the board voted to transmit the land development code packet to the City Commission with a favorable recommendation. The board also handled routine business at the meeting: members elected a chair and vice chair by nomination, approved the minutes from the prior meeting, accepted the consent agenda, and approved excused absences for two members. Several items in the packet were presented as deferred because they would be preempted by state law and must wait until the preemption expires.

The City Commission will consider the ordinance in two readings. Staff said they will continue to coordinate with the city attorney to refine appeal language, recovery residence language, and any items for which the state is expected to issue implementing guidelines. No final ordinance was adopted at this meeting; the board's action was to transmit the proposed code changes to the commission with a favorable recommendation.