Title
MOTION TO ADOPT PROPOSED ORDINANCE NO. 2025-05 ON SECOND AND FINAL READING
PROPOSED ORDINANCE NO. 2025-05 IS AN ORDINANCE OF THE CITY OF PEMBROKE PINES, FLORIDA; AMENDING CHAPTER 155 OF THE LAND DEVELOPMENT CODE OF THE CITY OF PEMBROKE PINES; SPECIFICALLY AMENDING SECTION 155.401, ENTITLED “ZONING MAP,” TO RE-ZONE THE APPROXIMATE 1.8-ACRE PARCEL GENERALLY LOCATED SOUTH OF PINES BOULEVARD AND WEST OF SOUTHWEST 186 AVENUE FROM B-3 (GENERAL BUSINESS) TO C-1 (COMMERCIAL); APPROVING A DECLARATION OF RESTRICTIVE COVENANTS FOR THE SUBJECT PROPERTY; PROVIDING FOR CONFLICTS; PROVIDING FOR SEVERABILITY; AND PROVIDING FOR AN EFFECTIVE DATE.
Summary Explanation and Background
SUMMARY EXPLANATION AND BACKGROUND:
1. Elizabeth Somerstein, agent, requests consideration to rezone a +/- 1.88 acre property located at 18810 Pines Boulevard from B-3 (General Business) to C-1 (Commercial) with restrictive covenants.
2.The Planning and Zoning Board approved site plan SP2014-11 on April 26, 2016, for Valerie Medical, a medical office building consistent with B-3 Zoning. The medical office building site plan has since expired, and the site is currently vacant.
3.The applicant is requesting to change the zoning of the subject property to Commercial (C-1) to allow self-storage on the parcel. As part of this zoning change request, the applicant is proposing to record a covenant that would restrict the property to the following uses:
• Self-storage from C-1 uses
• All B-3 uses
4. The applicant is proposing to construct a collector car condominium for the purpose of storing collector cars which would be consistent with a self-storage facility within the City’s Land Development Code. Per the applicant’s justification statement, the collector car condominium will not be a rental or lease of storage space but will be a condominium form of ownership - each unit will have its own bathroom and, if desired, a small mezzanine office.
5. A site plan application for applicant’s proposed use will be heard by the Planning and Zoning Board at a later date should the zoning change be adopted. Applications to amend the zoning on a property require Planning and Zoning Board review and adoption of an ordinance by the City Commission.
6.The existing zoning and land use plan designations of the surrounding properties to the subject site are as follows:
North - Commercial (C-1) / Commercial / Smartstop Self-Storage
East - General Business (B-3) / Commercial / Franklin Academy
South - Agriculture (A) / Commercial
West - Commercial (C-1) / Commercial / Smartstop Self-Storage
7. Staff has reviewed the use proposed on the subject site and finds it generally compatible with the adjacent commercial properties, some of which are currently self-storage facilities. The restrictive covenant for self-storage use is consistent with the underlying commercial land use and represents a reduction in trips (traffic) compared to the office use that was previously approved for the site. Staff therefore has no objection to the proposed request to rezone the property.
8. The Planning and Zoning Board at its February 13, 2025 meeting voted to transmit this application to the City Commission with a favorable recommendation. (4-0)
9. The City Commission at its March 19, 2025 meeting passed the proposed ordinance on first reading.
10. A related plat note amendment resolution 2025-R-06 is being heard concurrently on tonight's meeting.
11.Administration recommends adopting proposed Ordinance No. 2025-05 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) 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 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