Title
ZC2024-0003, The purpose of this item is to transmit a favorable recommendation to the City Commission, at the request of FR Pembroke Gardens, LLC, a zoning text change to modify and convert the design guidelines for the Shops at Pembroke Gardens (ZC2024-0003) from Planned Commercial District (PCD) to Mixed Use District (MXD) to reflect the future commercial and residential development on the subject property. The proposed zoning text change will modify the Conceptual Master Plan and Design Guidelines. The proposed text modifications to the existing design guidelines, master plan and exhibits are to allow approximately 308 +/- multi-family dwelling units with the allocation of 44 flex units, for the property generally located on the south side of Pines Boulevard, between I-75 and SW 145 Avenue, and containing approximately 40.89 acres more or less.
RELATED APPLICATION: ZC2024-0002: A map change to the Shops at Pembroke Gardens (PCD) design guidelines to be heard concurrently on same agenda. (Joseph) (District 4)
Summary Explanation and Background
SUMMARY EXPLANATION AND BACKGROUND:
PROJECT DESCRIPTION / BACKGROUND:
Dwayne Dickerson, agent for owner FR Pembroke Gardens LLC, requests approval of a rezoning (zoning text amendment) of a +-40-acre parcel from Planned Commercial Development (PCD) to Mixed Use Development (MXD), for the Pembroke Gardens property generally located south of Pines Boulevard and west of Southwest 145 Avenue.
On March 1, 2006, the City Commission adopted Ordinance No. 1539 approving the Planned Commercial Development (PCD) with design guidelines for the Shops at Pembroke Gardens. The PCD design guidelines were later amended by the City Commission via Ordinance No. 1571 adopted on February 7, 2007, Ordinance No. 1655 adopted on December 9, 2009, Ordinance 1843 adopted on March 16, 2016, and Ordinance No. 1926 on June 5, 2019.
The following companion application will be heard concurrently with this application:
• ZC 2024-0002 - A zoning map change creating Mixed Use Development (MXD) development guidelines for the +-40-acre property.
The proposed zoning change request is to accommodate 308 multi-family residential units on a designated +-2.7-acre parcel within the site. To effectuate this request, the applicant must first rezone the property from Planned Commercial Development (PCD) to Mixed-Use Development (MXD) zoning through a map amendment and update the existing development standards to reflect the new residential use and MXD criteria.
Should the proposed map and text amendments be approved, the applicant will need the following city approvals should they wish to construct residential on this site:
• A zoning map change application with associated Flexibility Unit Allocation and Restrictive Covenant limiting rents of certain units to ensure compliance with Broward County Policy 2.16.3.
• A plat note amendment to designate a new +- 2.7-acre residential parcel on site and the assignment of 308 residential units to that parcel.
• A site plan application to construct the 308-unit multi-family residential development with associated parking, landscape, lighting, and traffic circulation.
• An amendment to the Pembroke Gardens master sign plan to accommodate new signs for the residential parcel.
DETAILED REQUEST:
The applicant provides updated design guidelines to accommodate an updated master plan for the property and the change of zoning designation from PCD to MXD. All proposed deletions are shown in strikethrough text, while all new language is shown in underlined text. A general summary of the proposed changes to the design guidelines as provided below:
• A rename of the MXD to, “Pembroke Gardens”.
• All definitions were updated to reflect the language in the latest land development code update and correct section references.
• The project description was changed to reflect a mixed-use project rather than a commercial project.
• The entire document was reorganized to split the document into three general sections, overall development regulations, commercial use area regulations, and residential use area regulations.
• A residential parcel has been established with the MXD development with associated residential development guidelines for future development which include, but not limited to, the following:
o Development standards to comply with Residential Multi-family (R-MF) standards of the Land Development Code unless stated within this document.
o Establishing a parking ratio of 1.75 spaces per unit for residential uses.*
o Building setbacks were created for the residential property.
o Establish residential building height maximum height of 100 feet or 8 stories.
o Establish a minimum residential unit size of 580 square feet per unit.
o Allowing both 8.5’ x 19’ and 9’ x 19’ sizes for parking spaces within residential area.
o Added loading space requirements for residential.
o General residential design standards and materials. The applicant will provide equal access to all amenities and will not be rented out for commercial purposes.
• Commercial design standards have been updated to include the following:
o Development standards to comply with General Business (B-3) standards of the Land Development Code unless stated within this document.
o Establishing a parking ratio of 4.25 spaces per 1,000 square feet for Commercial uses (inclusive of outdoor café seating)*
o Reduction of valet stations from 4 to 3 stations.
o Reduction of time-limited parking allowed on the commercial parcel from 20 to 12 spaces.
o Regulations for temporary commercial tenants were created for the shopping center, permitting a maximum period of occupancy of 18 months for temporary tenants.
o Regulations were added to clarify rules for façade improvements for existing commercial tenants wishing to update their tenant bay.
o Require 3 architectural improvements per storefront for new tenants.
• General design standards have been updated to include the following:
o General landscape requirements included/updated for residential and commercial properties.
o Establish lot coverage of 32% for all uses.
o Establish a minimum open space requirement of 20% for all uses.
o Correlated Color Temperature (CCT) for lighting will be standardized to a maximum of 4000K for residential and commercial properties.
o Electric vehicle charging requirements were removed from the Parking & Loading section of the guidelines to comply with recent changes to State Statute.
o An updated maintenance schedule was added to the Landscape and Maintenance section for all properties.
o All exhibits were updated to show existing commercial development as well as future residential development on the property.
*A parking statement has been submitted which justifies the parking ratios requested by the applicant. (Reference: Traftech Parking Demand Letters - February / April 2025).
Staff notes that the applicant will be subject to Development Review Committee (DRC) review through the site plan process. The applicant will be required to address all applicable development regulations for this property as well address any traffic or infrastructure impacts of the development at time of site plan review.
The proposed zoning change is reliant upon the concurrent approval of the companion rezoning application and ZC 2024-0002 (Pembroke Gardens Zoning Map Change from PCD to MXD).
STAFF RECOMMENDATION:
Transmit to the City Commission with a favorable recommendation.