Title
MOTION TO PASS PROPOSED ORDINANCE 2026-11 ON FIRST READING.
PROPOSED ORDINANCE NO. 2026-11 AN ORDINANCE OF THE CITY OF PEMBROKE PINES, FLORIDA AMENDING CHAPTER 155 ENTITLED “LAND DEVELOPMENT CODE,” BY AMENDING SECTION 155.453, ENTITLED “MIXED USE DEVELOPMENT (MXD)” TO AMEND SECTION 155.453(C)(3) TO PROVIDE FOR 10 ACRES MINIMUM PROJECT SIZE; PROVIDING FOR CODIFICATION; PROVIDING FOR CONFLICTS; PROVIDING FOR SEVERABILITY; AND PROVIDING FOR AN EFFECTIVE DATE.
SECOND AND FINAL READING IS TENTATIVELY SCHEDULED FOR OCTOBER 21, 2026.
Summary Explanation and Background
SUMMARY EXPLANATION AND BACKGROUND:
1. Barbara Hall, representing Midtown Pembroke LLC, requests consideration of a text amendment to City Code Section 155.453 - Mixed Use Development (MXD). The applicant requests to reduce the current MXD minimum project size, by right, to 10 acres instead of the currently required 25 acres.
2. The City Commission established the Mixed-Use Development (MXD) zoning district in August 1998 through Ordinance No. 1275 (formerly Section 155.210). This action created the MXD district and adopted associated development guidelines intended to facilitate mixed-use projects combining residential, commercial, and related uses. In 2021, the section was renumbered to 155.453 as part of a comprehensive restructuring of the Land Development Code; no substantive amendments to the MXD regulations were made during that process.
3. The applicant provides a justification statement for the change as part of the backup.
4. Staff Analysis: As described in the applicant’s justification statement, the proposed amendment addresses an existing gap in acreage requirements for planned zoning districts. The Planned Development Small Lot (PD-SL) district currently allows a maximum of 10 acres, while MXD requires a minimum of 25 acres. This discrepancy prevents properties between 10 and 25 acres from utilizing the mixed-use zoning option by right.
5. City staff recognize that reducing the minimum acreage requirement will expand opportunities for redevelopment and infill projects citywide. The reduction is also consistent with current industry standards and planning practices.
6. Approval of the amendment will allow Midtown Pembroke LLC. to pursue a future rezoning request for a site that currently does not meet the 25-acre minimum by right. Any resulting rezoning request will remain subject to review by the Planning and Zoning Board and final approval by the City Commission.
7. Administration recommends approval of proposed Ordinance No. 2026-11.
8. The Planning and Zoning Board at its August 13, 2026 meeting voted unanimously to transmit the proposed amendment to the City Commission with a favorable recommendation.
9. Second and Final Reading is tentatively scheduled for October 21, 2026.
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 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 for Proposed Ordinances
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