The Pembroke Pines City Commission on Wednesday passed on first reading two ordinances to rezone the Shops of Pembroke Gardens and adopt district design guidelines, allowing the property owner to redevelop a roughly 2.7‑acre underused parking area into a 308‑unit multifamily building.

The rezoning vote was unanimous after more than two hours of presentations and public comment. The applications included a request for 44 deed‑restricted moderate‑income rental units under Broward County policy 2.16.3 and the allocation of county “flex” units to permit residential development on land with an underlying commercial future‑land‑use designation.

Why it matters: The application changes how the 40‑acre shopping center zoned PCD (planned commercial district) may be used, allowing a substantial residential component beside existing retail and restaurants along the Pines Boulevard–I‑75 corridor. Supporters said the redevelopment would add housing options near jobs and retail; opponents and nearby residents warned it could worsen traffic and parking.

Assistant City Manager and Planning Director Mike Stamm told the commission the request is consistent with the city’s comprehensive plan and with an established pattern of mixed‑use and multifamily projects along the corridor. Duane Dickerson, attorney for the applicant, said the residential building would occupy existing surface parking and that the project’s MXD guidelines set parking, building height and design standards intended to preserve the center’s character.

Key facts and commitments described to the commission:
- Site size: just under 41 acres overall; the residential component would use about 2.7 acres of that area.
- Proposed housing: 308 multifamily units total, including 44 moderate‑income units deed‑restricted for 30 years.
- Flex/bounty: The applicant is using Broward County Policy 2.16.3 to secure “flex” units; the applicant said the county program allows one affordable moderate unit to generate six market‑rate bonus units.
- Parking: Applicant said existing parking at the center totals about 2,145 spaces; under the MXD guidelines the commercial parking requirement is 4.25 spaces per 1,000 sq ft (about 1,755 spaces) and the residential ratio would be 1.75 spaces per unit (539 spaces) plus 72 additional garage spaces; the team said their calculations show sufficient parking.
- Affordable units: 44 units designated at the moderate income level (roughly 120% of area median income) and to be deed‑restricted for 30 years; applicant also offered voluntary financial commitments for additional affordable‑housing support and traffic improvements.

Public comment and concerns: About a dozen residents from neighborhoods adjacent to the shopping center spoke during the public hearing, raising similar issues: traffic congestion on SW 140th Avenue and at the Pines Boulevard/I‑75 interchange, loss of on‑site surface parking during construction, and whether the city’s transportation network can absorb the new trips. Several residents asked for stronger, enforceable traffic mitigation and better notice and outreach. Waste‑management contractor Waste Pro’s Ken Rivera said his company supported housing that helps essential workers live near their jobs.

Commission response and process note: Commissioners pressed the applicant and staff on traffic analysis, school‑district impacts and notice to HOA members. Staff and the applicant said a detailed traffic study and site‑plan review will follow; the commission will review the site plan and plat‑note amendment later, and the second reading of the ordinances is scheduled for the commission’s Aug. 6 meeting. Planning & Zoning had only three voting members at its hearing and technically recorded a 2‑1 failure, but that board is advisory; the City Commission is the final decision maker.

Outcome: The commission approved on first reading both proposed ordinances — the map amendment rezoning the parcel to Mixed‑Use Development (MXD) and the MXD district design guidelines — and the allocation of flex units and restrictive covenant for the 44 moderate units. Separate votes were taken on each ordinance; both passed unanimously. The items will return for second reading and final action on Aug. 6.

What’s next: If the commission approves second reading, the applicant must still secure site‑plan approval, a plat‑note amendment and building permits before construction. The commission directed additional traffic analysis focused on the Pines Boulevard–140th corridor before final action.