Title
MOTION TO APPROVE PROPOSED RESOLUTION NO. 2025-R-35
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF PEMBROKE PINES, FLORIDA, RELATING TO PLATS AND CHAPTER 2025-164, LAWS OF FLORIDA (SENATE BILL 784); DESIGNATING THE ADMINISTRATIVE AUTHORITY AND ADMINISTRATIVE OFFICIAL FOR RECEIPT, REVIEW AND APPROVAL OF PLAT AND REPLAT APPLICATIONS; DIRECTING THAT THE CITY CONFORM ITS RECEIPT, REVIEW AND APPROVAL PROCESSES FOR PLAT AND REPLAT APPLICATIONS TO THE REQUIREMENTS OF CHAPTER 2025-164, AND TO THE EXTENT NECESSARY DECLARING A ZONING IN PROGRESS THAT THE CITY’S LAND DEVELOPMENT REGULATIONS BE INTERPRETED AND APPLIED IN A MANNER CONSISTENT WITH THE REQUIREMENTS OF CHAPTER 2025-164 AND THAT IN THE EVENT OF A CONFLICT, CHAPTER 2025-164 SHALL APPLY; PROVIDING FOR CONFLICTS; PROVIDING FOR SEVERABILITY; AND PROVIDING FOR AN EFFECTIVE DATE.
Summary Explanation and Background
SUMMARY EXPLANATION AND BACKGROUND:
1. On June 20, 2025, the Governor approved Senate Bill 784 (SB 784), which is now Chapter 2025-164, Laws of Florida (Chapter 2025-164). Chapter 2025-164 amends Chapter 177, Florida Statutes, to require the City to administratively approve a plat or replat that meets the statutory requirements for recording of plats and replats, which are set forth in Section 177.091, Florida Statutes. The new law also sets forth a new requirement for acknowledging receipt of the plat or replat submittal and the contents of such written acknowledgement to an applicant.
2. Chapter 2025-164 amends Section 177.071, Florida Statutes to require that plats and replats that meet the recording requirements of Section 177.091, Florida Statutes, be administratively approved by the City. It prohibits any further actions or approvals by the City Commission for a plat or replat. In order to implement this change, the new law requires the City Commission to designate an “administrative authority” to receive, review and process plat or replat submittals, and to designate, by resolution or ordinance, the administrative official responsible for approving, approving with conditions, or denying the proposed plat. An “administrative authority” is defined as a department, division or other agency in the City. For purposes of final administrative Approval, the term also includes the administrative official designated by the City Commission.
3. Chapters 154 and 155 of the City’s Land Development Code includes the City’s requirements for plats and replats, including the approval process. Currently, the City has submittal requirements that may go beyond what is required under Section 177.091, Florida Statutes. Moreover, under the City’s current code, preliminary plats and replats are reviewed by the Planning and Zoning Board, and final plats and replats are reviewed and approved by the City Commission.
4. The City’s Land Development Code will need to be amended in order to be consistent with the new state law. This will take staff time to prepare and process. The new state law took effect on July 1, 2025. As a result, the City Attorney is recommending that the City Commission adopt a resolution, as an interim step. This attached resolution declares a zoning in progress and provides for the following:
• Designate the administrative authority for the City;
• Designate the administrative officer or employee of the City who will be authorized to issue a final approval for plats and replats;
• Direct that in processing, reviewing and approving plats and replats, the City shall act in conformance with state law, and that the City’s Land Development Code shall be interpreted and applied to do so.
5. Administration recommends the Planning and Economic Development Department as the administrative authority for the city during this period and Assistant City Manager / Planning and Economic Director Michael Stamm Jr. as the administrative officer who will issue final approval for plats and replats during this interim period.
6. The City Administration in conjunction with the City Attorney's office will draft an ordinance to amend the City's Land Development Code to conform to the new legislation. In the interim, the resolution will enable the City to act in accordance with the new state law until the updates to the Land Development Code take effect.
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.