Pembroke Pines Board of Adjustments approves multiple after‑the‑fact variances, tables high‑coverage driveway request to Aug. 6

The Pembroke Pines Board of Adjustments voted to approve most of the after‑the‑fact variances presented at its meeting while tabling a single front‑coverage request to allow the petitioner and city staff time to reach a mitigation plan.

The board, a volunteer quasi‑judicial body, heard three multi‑variance cases and recorded a quorum before taking testimony. General counsel reminded the public that "these hearings are quasi judicial" and that anyone speaking needed to be sworn. Staff described the code citations and permit history for each petition and said approvals require at least three affirmative votes.

In the first case, staff presented ZBR2025‑0044 and two related variances for a mobile home at 21591 South Heritage Circle in the Holly Lake neighborhood, citing Code Case 240902754 and permit RR25‑03393. Petitioner Evelyn Franklin said the enclosed rear patio is necessary for medical and therapeutic reasons. "It offered the therapeutic outdoor environment for my physical therapy, emotional renewal, and just to stay grounded and hopeful," Franklin said. After brief board questions about wind‑resistance and permitting, the board approved the variances by roll call.

The board next approved setback relief for a Westview property where Danny Jones represented the owner, Lashunda Jones. Jones acknowledged that the office/storage addition was built without full permitting and said he was seeking "the minimum relief necessary to allow the structure to remain as it is" while completing the permit process. Staff cited Code Case 250802410; the motion to approve the variance(s) passed on roll call.

The largest petition involved multiple after‑the‑fact requests for the property at 11911 NW 22nd Street. Staff said the file included earlier code citations (PXS 231104172 and 250903042) and permit applications related to a carport/awning and other work. The homeowner described the changes as necessary accommodations for family members' health and noted neighborhood support; he also acknowledged the work was done without permits. One petition item — ZVR2026‑0006, which would allow approximately 75% front‑lot coverage where the code now allows 40% — drew the most concern from board members and staff.

Board members repeatedly emphasized storm season and drainage risks. One member said the increased coverage "could create a problem with flooding" if widely replicated. Neighbors who spoke in support of the homeowner said they had not observed street flooding in the area and described the property as well maintained. Timothy Veil, who said he lives across the lake, told the board he considered the improvements "beautifully maintained" and supported the variances. Another neighbor, Laura Cruz, also spoke in favor of the petitioner.

After extended discussion about percolation, lot coverage and whether the front pavers are sufficiently permeable, the board approved several of the variances for the NW 22nd Street property but voted to table ZVR2026‑0006. The board directed the petitioner to work with city staff to develop a revised proposal; the item was tabled to the board's August 6 meeting at 6:30 p.m. in the City Commission Chambers to allow the homeowner and staff time to pursue alternatives and, if needed, make required advertisement fee arrangements.

Late in the meeting, staff presented the board's draft annual report to the City Commission. After discussion the board voted 4–1 to send Version 1 of the report with Recommendations 1–4 included and Recommendation 5 removed (Recommendation 5 had proposed adopting HOA‑style restrictions more broadly). The board chair will present the finalized report to the commission when submitted.

The meeting concluded with the chair reminding attendees to secure required permits for home improvements; the board adjourned at 7:48 p.m.

Actions at a glance: - ZBR2025‑0044, ZVR2025‑0045, ZVR2025‑0046 (21591 South Heritage Circle) — approved by roll call (motion passed). - ZVR2026‑0003 and related setbacks (8820 NW 5th Street) — approved by roll call (motion passed). - Multiple ZVR/ZBR items for 11911 NW 22nd Street — several approved by roll call; ZVR2026‑0006 (front lot coverage ~75%) — tabled to Aug. 6, 2026 for petitioner to meet with staff.

What this means: Board approvals legalized several existing structures as long as petitioners complete permitting steps; the tabling of the large front‑coverage variance signals the board's continued emphasis on drainage and neighborhood impacts before allowing sizable departures from lot‑coverage limits.