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Commission approves Pembroke Gardens rezoning to mixed‑use, including 44 restricted affordable units
Summary
The City Commission rezoned a 40‑acre parcel south of Pines Boulevard to a Mixed Use Development (MXD), approved the project’s MXD design guidelines and allocated 44 restricted (“flex”) affordable units as part of the package. Developers and opponents spoke at the meeting; the ordinances passed on second reading.
The Pembroke Pines City Commission on Aug. 6 voted to rezone a roughly 40‑acre parcel south of Pines Boulevard and west of Southwest 140th Avenue from Planned Commercial Development to Mixed Use Development (MXD) and approved corresponding MXD design guidelines.
The ordinance and design guidelines were presented on the agenda as item 19 (rezoning) and item 20 (MXD design guidelines). The rezoning motion was made by Commissioner Rodriguez and seconded by the vice mayor; the roll call vote was unanimous. The city clerk assigned permanent record ordinance/permitting numbers at the meeting.
Why it matters: The project — presented by Federal Realty and its legal/technical team — proposes commercial redevelopment (the Shoppes at Pembroke Gardens) with roughly 308 residential units and a commitment to 44 restricted affordable units (resident income‑restricted at the moderate level and subject to recorded covenants and a 30‑year affordability term in compliance with Broward County policy). Commissioners and staff described the site as infill on an existing retail corridor and emphasized the economic benefits of bringing housing within walking distance of new commercial uses.
Public testimony and concerns: Supporters, including small business owners who operate inside the shopping center and a developer representative, said the mixed‑use plan would bring foot traffic and new customers to existing retail. Opponents and some nearby residents raised concerns about traffic impacts at peak hours, the adequacy of existing parking and the effect of construction activity on current tenants. City staff and the city’s planning director described parking capacity and additional access points proposed as part of the project; staff said the development includes a parking garage and that consultants had analyzed PM/AM peak parking usage in aggregate.
Affordable housing and developer commitments: As part of the approval, the commission accepted a restrictive covenant tying 44 units to moderate‑level rents under Broward County’s affordable housing policy; developer counsel confirmed the project team intends to coordinate tenant selection and comply with fair‑housing rules while working with the city to prioritize qualifying Pembroke Pines residents when feasible. Commissioners repeatedly urged the developer to coordinate with the city on resident outreach and to work with local stakeholders on traffic mitigation and construction phasing.
Votes and procedural: Item 19 (rezoning to MXD and associated covenants) passed on second and final reading by unanimous roll call; the clerk recorded the ordinance/permanent permit number in the meeting record. Item 20 (adopting the MXD district design guidelines) also passed on second reading by unanimous vote. Staff and developer representatives said detailed development permitting and site‑plan review would follow and noted that engineering reviews and traffic‑mitigation measures are part of those subsequent steps.
What’s next: With the zoning and design guidelines approved, the applicant will proceed to final plat, building permits and design reviews under the city’s established permitting process. Staff told the commission they will continue to monitor parking analyses, traffic mitigation proposals and construction sequencing and will work with the developer to provide community notices as permits advance.
