Title
MSC2025-0012, Shops at Pembroke Gardens, generally located on the south side of Pines Boulevard, between I-75 and SW 145 Avenue, Master Sign Plan update, miscellaneous request. (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 master sign plan update for the Pembroke Gardens site 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 applications are currently in processing, with City Commission expected hearing dates:
• ZC 2024-0002 - A zoning map change creating Mixed Use Development (MXD) development guidelines for the +-40-acre property. (City Commission Second reading August 6, 2025)
• ZC 2024-0003 - A zoning text change creating Mixed Use Development (MXD) development guidelines for the +-40-acre property. (City Commission Second reading August 6, 2025)
• SUB 2024-0001 - 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 will be scheduled for consideration at the August Commission meeting. (City Commission - August 6, 2025)
The proposed Master Sign Plan updates will be heard concurrently at tonight’s meeting with the Pembroke Gardens residential site plan (SP 2024-0007). The proposed master sign plan updates reflect the introduction of signage for the new residential site as well as changes/additions to the existing commercial site.
The following represents general revisions to the master sign plan with page references for verification. Specific details of the revisions are provided in the updated plan attachment in strikethrough and underline format.
General Modifications
• “Shops at Pembroke Gardens” updated to “Pembroke Gardens” - Multiple Pages
• Updated submission date to June 11, 2025 - Page 1
• Creation of “Shared” signage terminology to encompass both commercial and residential tenants - Multiple Pages
• Inclusion of shared digital directory signs; digital components allowed - Pages 2, 6
• Adds residential building identity signs to permanent signage - Page 3
• Clarification of types of temporary signage permitted - Page 3
• Updated exhibit list - Pages 3,4
• Residential entrance sign specifications - Page 6
• Updated directional signs to include residential post and panel signage - Page 7
• Added grand blade signage with Exhibit Page 9
• Added façade-mounted blade signs and under canopy blade sign regulations Pages 10-12
• Added approval process for residential signs Page 12
• Added residential building identity and parking garage design guidelines. Page 14
• Added barricade and fence banner requirements around the residential parcel while under construction Page 15
• Added residential use to barricade and wrap regulations Page 16
• Added provisions for project announcement signs Page 16-17
• Added provisions for a sign near a rental office trailer Page 17
• Updated prohibited signs Page 19
In addition, the following exhibits are listed in the plan.
Exhibit 1 - Master Sign Plan Sign Locations
Exhibit 2 - Shared Primary Identification Signage
Exhibit 3 - Shared Secondary Signage
Exhibit 4 - Directional Signage
Exhibit 5 - I-75 Monument Signage
Exhibit 6 - Monument Building 8000
Exhibit 7 - Shared Monument I-75 Digital Conceptual
Exhibit 8 - Residential Entrance Monument Signage (NEW)
Exhibit 9 - Residential Directional Post and Panel Signage (NEW)
Exhibit 10 - Shared Digital Directory Detail
Exhibit 11 - Entry Arch Detail
Exhibit 12 - Freestanding Signage
Exhibit 13 - Seasonal Pop Up Store Signage
Exhibit 14 - Tenant Blade Signage
Exhibit 15 - Pole Banner Signage
Exhibit 16 - Time Limited/TOGO Signage
Exhibit 17 - Project Announcing Signage
Exhibit 18 - Property Logo Spec Sheet
Exhibit 19 - Front & Rear Retailer Facade
Exhibit 20 - Residential Building Identity Signage (NEW)
Exhibit 21 - Shared Parking Garage Entrance Signage (NEW)
Exhibit 22 - Projecting Grand Blade Sign
Exhibit 23 - External Illuminated Signage / Mural / Supergraphic
Staff Recommendation:
Approval.