Title
MOTION TO ADOPT PROPOSED ORDINANCE NO. 2024-03 ON SECOND AND FINAL READING
PROPOSED ORDINANCE NO. 2024-03 IS AN ORDINANCE OF THE CITY OF PEMBROKE PINES, FLORIDA, CREATING THE EDISON PEMBROKE MIXED USE DEVELOPMENT (“MXD”) DISTRICT DESIGN GUIDELINES FOR THE APPROXIMATE 25 ACRE PARCEL OF LAND GENERALLY LOCATED NORTH OF PEMBROKE ROAD, BETWEEN I-75 AND SW 145 AVENUE, AS MORE PARTICULARLY DESCRIBED IN EXHIBIT “A,” ATTACHED HERETO AND INCORPORATED HEREIN; PROVIDING FOR CODIFICATION; PROVIDING FOR CONFLICTS; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE.
Summary Explanation and Background
SUMMARY EXPLANATION AND BACKGROUND:
This item was advertised for second reading on April 3, 2024. The item was read into the record by the City Attorney then moved forward on the record to go before Commission on April 17, 2024.
1. Dennis Mele, agent for owners Pembroke Parcel 2 Owner LLC and Pembroke 145 Office LLC., requests consideration to amend the existing Edison Mixed Use Development (MXD) guidelines, via zoning text change application, to accommodate an updated master plan for the site. Amendments include, but are not limited to, the introduction of new uses on site, the reconfiguration of buildings and infrastructure on the conceptual master plan, and the update of development regulations to conform to the conceptual master plan update.
2. The City Commission approved the original Pembroke Pointe PCD map rezoning and design guidelines on June 6, 2007, via Ordinance 1584. The applicant and landowner at that time (Duke Realty) contemplated the development of four identical class A office buildings on +- 35 acres of property. Only one of the contemplated Duke buildings was ever built.
3. In 2017, a +- 25 acre portion of the PCD was sold to the TPA group who applied for a modification to the Pembroke Pointe PCD guidelines to accommodate a new office design (AKA: Edison office) in lieu of the three buildings which were not built by Duke Realty The City Commission approved the PCD update (Ordinance 1893) and Edison office site plan (SP 2017-19) on February 7, 2018. To date, one of the two contemplated three-story office buildings and an accessory amenity building from that site plan has been built.
4. The City Commission on March 2, 2021 approved the Edison Residential Land Use Plan Amendment (PH 2021-02 - Ordinance 1985) which revised the underlying land use for the southern 7.6 acres of the TPA group property from Office to Irregular Residential 46.1 for the purposes of developing up to 350 multi-family units. A site plan application for the 350 multi-family units (SP 2021-15) was approved by the City Commission on September 21, 2022.
5. The City Commission at its June 15, 2022, meeting approved two related zoning changes pertaining to this property:
• ZC 2021-01 - A related zoning text change to create MXD design guidelines +- 25 acres of subject +- 35-acre property to accommodate the Edison residential, hotel, office, and bank buildings.
• ZC 2022-03 - A zoning map change from Planned Commercial Development (PCD) to Mixed Use Development (MXD).
6. The applicant recently submitted two development applications for this site which are currently under staff review.
• SP 2023-0004 - A site plan to add a medical office / freestanding emergency department to the site for Baptist Health.
• SP 2023-0009 - A site plan amendment to the approved Edison Residential plan (SP 2021-15) for building and site changes to accommodate the adjacent Baptist Health plan.
Both development applications above require passage of this text amendment.
7. The existing zoning and land use plan designations of the surrounding properties to the subject site are as follows:
North - PCD (Planned Commercial District) Pembroke Pointe / Office Park
East - Southwest 145 Avenue / Residential Multi-family (R-MF) / Low 5 Residential
South - B-2 (Community Business) / Commercial
West - I-75
8. The applicant provides updated design guidelines to the Edison Mixed Use Development (MXD) guidelines to accommodate an updated master plan for the property. The following list of specific changes to the guidelines are being requested for consideration:
• Title page - References a new revision date to the document because of this application. Final revision date to be determined upon passage of the document by the City Commission.
• Table of contents pages and titles modified to reflect changes to the document.
• Page 1- Introduction and Intent were modified to provide an updated legislative history of the MXD. MXD master plan has been revised to include general office, medical office, hotel, and residential within this mixed-use development. It was also clarified that medical office use includes, but is not limited to, medical and healthcare related facilities, including a freestanding emergency department, and/or a combination, fixed location or mobile diagnostic imaging services utilizing CT, MRI, PET, PET/CT or similar high end imaging equipment, ambulatory surgical center, and medical/administrative offices, including related amenities and other medical and accessory uses, permitting operation on a 24 hour/7 day per week basis with no overnight stays.
• Page 2 - Development plan has been updated to reflect the new uses established on page 1. Parking requirements for the residential building and medical office use will be satisfied on the parcel in which they are located.
• Page 3 - Phasing plan is updated to reflect the maximum development by area (square feet) on the property.
• Page 4 - Grammatical changes and clarifications to existing sentences.
• Page 5 - Clarifies that the residential property will be built with a parking garage structure. Medical office will be surface parked. EV charging spaces were updated to indicate that a minimum of 12 parking spaces will contain EV hardware. Loading requirements were revised to add 1 loading area to the south side of the proposed medical building.
• Page 6 - Clarifies that landscape design will be reviewed at time of site plan review. Acknowledges that monument signs for the MXD were previously approved and installed utilizing previously approved landscape standards (One layer of landscaping around base of sign).
• Page 7 - Complementary uses were updated to reflect proposed development plan.
• Page 9 - Residential lot size revised to 7.6 acres. Maximum building coverage for residential parcel reduced from 36% to 30%. Open space for non-residential increased from 10% to 20%. Non-residential signs shall be approved under a separate Master Sign Plan.
• Page 10 - Added Medical Office Parking requirement of 4.5 per 1,000 square feet was added. Medical specialized parking (Including a free-standing emergency department and ambulatory surgical center shall be considered a Medical, Specialized use) parking requirement is 3.5 spaces per 1,000 square feet.
• Page 11 - Overall Design Standards - Minimum open space and impervious requirements were removed.
• Page 13 - An application for an amendment to either the MXD design guidelines or an approved site plan for any parcel within the MXD shall only be required to be authorized, in writing, by the record owner (or contract purchaser or agent) of the specific parcel of land that is the subject of the amendment in accordance with Section 155.306(B)1.(a) and (b) of the Code of Ordinance of the City of Pembroke Pines, Florida. However, the applicant shall be required to notify the record owners of such unaffected lands of the proposed MXD design guidelines or site plan amendment in accordance with Section 155.302 (C)1.(a) of the Code of Ordinances of the City of Pembroke Pines, Florida.
9. Grammatical corrections were also generally made throughout the document. In addition, exhibit pages have been revised to reflect the proposed conceptual plan upon completion.
10. Staff reviewed the proposed MXD amendment and found that the residential and non-residential uses as proposed within the conceptual plan are consistent with the underlying office park and residential land use designations.
11. The Planning and Zoning Board at its January 25, 2024 meeting voted to transmit the item to the City Commission with a favorable recommendation. The transmittal included a voluntary removal reference to the FBI building in Miramar as requested by Member Golditch.
12. The City Commission at its February 21, 2024 meeting voted 5-0 to pass proposed Ordinance No. 2024-03 on first reading.
13. At the April 3, 2024 meeting the applicant requested deferral to the April 17, 2024 City Commission meeting.
14. Administration recommends adoption of proposed Ordinance No. 2024-03 on second and final reading.
Financial Impact
FINANCIAL IMPACT DETAIL:
a) Initial Cost: None.
b) Amount budgeted for this item in Account No: Not Applicable.
c) Source of funding for difference, if not fully budgeted: Not Applicable.
d) 5 year projection of the operational cost of the project: Not Applicable.
e) Detail of additional staff requirements: Not Applicable.
FEASIBILITY REVIEW:
A feasibility review is required for the award, renewal and/or expiration of all function sourcing contracts. This analysis is to determine the financial effectiveness of function sourcing services.
a) Was a Feasibility Review/Cost Analysis of Out-Sourcing vs. In-House Labor Conducted for this service? Not Applicable.
b) If Yes, what is the total cost or total savings of utilizing Out-Sourcing vs. In-House Labor for this service? Not Applicable.
BUSINESS IMPACT ESTIMATE:
Pursuant to Section 166.041, F.S., a Business Impact Estimate (BIE) must be prepared for certain ordinances that impact the operations of local businesses.
a) Is a Business Impact Estimate (BIE) Form attached to this Ordinance? Yes.
b) Is this Ordinance exempt from requiring an Business Impact Estimate (BIE)? Yes