Zoning › Florida › Broward County › Pembroke Pines

Pembroke Pines, FL Zoning

Euclidean-zoning. 18 districts · 7 overlays · 5 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
lot-size-encoded residential (R-E, R-1A, R-1B, R-1C, R-1Z); use-letter commercial (B-1, B-2, B-3, C-1, PO); single-letter industrial (I-L, I-M, I-H); planned-development family (PCD, PD-SL, PID, PUD); two-letter overlays (MXD, HD)

Traditional Euclidean district-and-overlay code under consolidated Chapter 155 (post-April-2021 restructuring). Original 40 districts compressed to 29. Heavy use of Planned Development family (PCD/PD-SL/PID/PUD) reflecting the city's master-planned-community character driven by 1980s-2000s explosive growth (now Florida's 11th-largest municipality).

Worth knowing
  • Live Local Act density floor = R-MF 40 du/ac (jurisdiction-wide ceiling). R-MF's 40 du/ac maximum (subject to FLUM consistency) is the highest residential density permitted in any base district in Pembroke Pines. Under c§166.04151(7) F.S. (Live Local Act), this becomes the by-right density FLOOR for qualifying affordable projects on any commercial (B-1/B-2/B-3/C-1/PO), industrial (I-L/I-M/I-H), or mixed-use (MXD/PCD/PID) parcel citywide. (c§166.04151(7), F.S.; c§155 LDR Art. 4)
  • Live Local Act FAR floor = 3.75 (150% of C-1's 2.5 FAR ceiling). SB 328 (2024 amendment) requires 150% FAR of the highest currently allowed FAR in the municipality for qualifying Live Local Act projects. Pembroke Pines C-1 (Central Commercial) FAR is the highest at 2.5; LLA floor is therefore 3.75 FAR for qualifying projects on commercial, industrial, or MU parcels. FAR bonuses cannot be restricted; must be administratively approved. (c§166.04151(7), F.S. (SB 328 2024))
  • B-2/B-3 height adjacent-to-SF rule. B-2 and B-3 (Community and General Business) base height is 100 ft, but local code reduces this to 35 ft when adjacent to single-family residential zoning. Under Live Local Act, the city-published guidance pattern (per other FL jurisdictions) treats this as a city-specific articulation of the statutory adjacent-SF protection (150% of adjacent building height where adjacent on 2+ sides to SF with 25+ contiguous homes). (c§155 LDR Art. 4 (B-2, B-3); c§166.04151(7) F.S. adjacent-SF exception)

+ 7 more in Quirks & notes

Districts

res_sf 5res_mf 3com 3ind 3res_th 1cbd 1off 1ag 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R-ESingle-Family Residential - Estateres_sf40,000 sf[4]35 ft[5]0.2[6]0.25[7]1.1[8]—50[1] / 25[2] / 25[3]
R-1ASingle-Family Residential 1Ares_sf10,000 sf[12]35 ft[13]0.4[14]0.4[15]4.4[16]—25[9] / 10[10] / 15[11]
R-1BSingle-Family Residential 1Bres_sf7,500 sf[20]35 ft[21]0.4[22]0.5[23]5.8[24]—25[17] / 7.5[18] / 15[19]
R-1CSingle-Family Residential 1Cres_sf7,000 sf[28]35 ft[29]0.4[30]0.55[31]6.2[32]—25[25] / 7.5[26] / 15[27]
R-1ZSingle-Family Residential Zero Lot Lineres_sf4,500 sf[36]35 ft[37]0.45[38]0.6[39]9.7[40]—20[33] / 0[34] / 15[35]
R-MHMobile Home Residentialres_mf—[44]15 ft[45]0.3[46]—6[47]—6[41] / 4[42] / 8[43]
R-2Two-Family Residential (Duplex)res_mf7,000 sf[51]30 ft[52]0.4[53]0.6[54]12.4[55]—25[48] / 7.5[49] / 15[50]
R-THTownhouse Residentialres_th2,500 sf[59]35 ft[60]0.55[61]0.75[62]12[63]—15[56] / 25[57] / 20[58]
R-MFMulti-Family Residentialres_mf—[67]100 ft[68]0.3[69]1.5[70]40[71]—60[64] / 20[65] / 20[66]
B-1Neighborhood Businesscom—[75]30 ft[76]0.6[77]1[78]——25[72] / 10[73] / 15[74]
B-2Community Businesscom15,000 sf[82]100 ft[83]0.65[84]1.2[85]——30[79] / 10[80] / 15[81]
B-3General Businesscom15,000 sf[89]100 ft[90]0.7[91]1.5[92]——30[86] / 10[87] / 15[88]
C-1Central Commercialcbd43,560 sf[96]100 ft[97]0.8[98]2.5[99]——30[93] / 10[94] / 15[95]
POProfessional Officeoff6,000 sf[103]50 ft[104]0.6[105]1.5[106]——30[100] / 20[101] / 25[102]
I-LIndustrial-Lightind—[107]100 ft[108]0.7[109]1[110]——— / — / —
I-MIndustrial-Mediumind10,000 sf[111]150 ft[112]0.75[113]1.2[114]——— / — / —
I-HIndustrial-Heavyind40,000 sf[115]200 ft[116]0.8[117]1.5[118]——— / — / —
AAgricultureag35,000 sf[122]60 ft[123]0.23[124]———25[119] / 25[120] / 25[121]

Confidence: confirmed partial under review not found

Overlays

MXD
Mixed-Use Development District
downtown-cbd
c§155 LDR (MXD District section)
PCD
Planned Commercial Development District
other
c§155 LDR (PCD District section)
PD-SL
Planned Development - Single-Lot District
other
c§155 LDR (PD-SL District section)
PID
Planned Industrial Development District
other
c§155 LDR (PID District section)
PUD
Planned Unit Development District
other
c§155 LDR (PUD District section)
HD
Hospital District
other
c§155 LDR (HD District section)
FP
Floodplain Overlay
floodplain
c§155 LDR (Floodplain Management); c§FEMA Broward County FIRM; c§44 CFR 60 (NFIP); c§553.73 F.S. (FBC HVHZ preemption)

State preemptions

FL-Live-Local-Act-SB102-SB328applies
Qualifying condition
Applies to all FL municipalities regardless of population (Pembroke Pines pop ~171,178 is well above any threshold). Per-parcel trigger: site zoned B-1, B-2, B-3, C-1, PO, I-L, I-M, I-H, MXD, PCD, or PID AND >=40% units affordable at or <=120% AMI for 30-year affordability period.
Effect
By-right multifamily on qualifying commercial, industrial, or mixed-use parcels; jurisdiction-wide density floor = R-MF 40 du/ac (the highest residential density permitted by base district in Pembroke Pines, with FLUM consistency requirement otherwise applied to base R-MF); height floor = greater of (a) tallest currently allowed zoning height within 1 mile, (b) tallest existing building adjacent to site, or (c) 3 stories minimum; 150% of adjacent SF building height where adjacent on 2+ sides to single-family with 25+ contiguous homes; FAR floor = 150% of highest currently allowed FAR in the municipality (per SB 328 2024 amendment); mandatory >=15% statutory parking reduction with transit-proximity step-up; hotel-to-residential conversion pathway available; city cannot deny qualifying projects or impose non-building-code conditions.
FL-STR-Preemptionapplies
Qualifying condition
Statewide preemption: Pembroke Pines cannot regulate duration or frequency of short-term rentals beyond general rules applicable to all dwellings unless an STR-specific ordinance pre-dates June 1, 2011. No pre-2011 Pembroke Pines STR-specific ordinance of record identified.
Effect
Pembroke Pines cannot ban or frequency-cap STRs in residential (R-E, R-1A, R-1B, R-1C, R-1Z, R-2, R-TH, R-MF) districts. May require registration, local business tax receipt, inspection, and general life-safety / noise / parking compliance applicable to all dwellings.
FL-Impact-Fee-Caps-HB7103-HB337applies
Qualifying condition
Statewide applicability to all FL local governments including Pembroke Pines. Caps impact fee increases at a phased 12.5%/year / 25% across 2 years / 50% across 4 years schedule; higher increases require extraordinary-circumstance finding plus study within 12 months. Material to Pembroke Pines given mature buildout pressure and aging infrastructure (water/sewer/roads serving 171k residents on what was 1980s-2000s greenfield).
Effect
City impact fee schedule increases capped; meaningful in Broward County's high-cost development environment.
FL-Bert-Harris-Actapplies
Qualifying condition
Statewide. Pembroke-Pines-specific exposures: vested PCD/PUD master-plan entitlements from 1990s-2010s build-out (Chapel Trail, SilverLakes, Pembroke Falls, Pembroke Shores, Towngate, etc.) where downzoning or overlay expansion could trigger inordinate-burden claims; Everglades-adjacent western parcels with longstanding development expectations.
Effect
Any new overlay, downzoning, intensification of MXD/PCD/PUD master-plan amendments, or expansion of HD/floodplain restrictions should undergo Bert Harris inordinate-burden review before adoption. Property owners can seek compensation for regulations that 'inordinately burden' vested use expectations.
FL-Building-Code-Preemptionapplies
Qualifying condition
Statewide preemption of local amendments to the Florida Building Code absent specific authorized local technical amendment. Material to Pembroke Pines given High-Velocity-Hurricane-Zone (HVHZ) designation for Broward County: wind-load (180 mph design wind speed), impact-resistant glazing, and elevation standards are FBC + ASCE 7 driven, not locally amendable.
Effect
Pembroke Pines flood and wind-construction standards must track FBC HVHZ + ASCE 7 wind exposure; local amendments limited to administrative and process matters. FFE requirements vary by FIRM zone and are FBC-coordinated.

Adopted building codes

Statewide — FL Building Code 7th ed

IBC
2021 FBC
IRC
2021 FBC
NEC
2020
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • Live Local Act density floor = R-MF 40 du/ac (jurisdiction-wide ceiling). R-MF's 40 du/ac maximum (subject to FLUM consistency) is the highest residential density permitted in any base district in Pembroke Pines. Under c§166.04151(7) F.S. (Live Local Act), this becomes the by-right density FLOOR for qualifying affordable projects on any commercial (B-1/B-2/B-3/C-1/PO), industrial (I-L/I-M/I-H), or mixed-use (MXD/PCD/PID) parcel citywide. (c§166.04151(7), F.S.; c§155 LDR Art. 4)
  • Live Local Act FAR floor = 3.75 (150% of C-1's 2.5 FAR ceiling). SB 328 (2024 amendment) requires 150% FAR of the highest currently allowed FAR in the municipality for qualifying Live Local Act projects. Pembroke Pines C-1 (Central Commercial) FAR is the highest at 2.5; LLA floor is therefore 3.75 FAR for qualifying projects on commercial, industrial, or MU parcels. FAR bonuses cannot be restricted; must be administratively approved. (c§166.04151(7), F.S. (SB 328 2024))
  • B-2/B-3 height adjacent-to-SF rule. B-2 and B-3 (Community and General Business) base height is 100 ft, but local code reduces this to 35 ft when adjacent to single-family residential zoning. Under Live Local Act, the city-published guidance pattern (per other FL jurisdictions) treats this as a city-specific articulation of the statutory adjacent-SF protection (150% of adjacent building height where adjacent on 2+ sides to SF with 25+ contiguous homes). (c§155 LDR Art. 4 (B-2, B-3); c§166.04151(7) F.S. adjacent-SF exception)
  • Code consolidation 2021 — 40 districts compressed to 29. Effective April 26, 2021, prior chapters 37, 116, 153, 155, and 159 were merged into a consolidated Chapter 155 (Land Development Regulations); original 40 zoning districts were reorganized to 29. Subsequent amendments June 15, 2022 and June 18, 2024. District renaming reflects functional purposes more clearly than the prior code; older Pembroke Pines property records may reference superseded district names. (c§155 LDR; Pembroke Pines City Commission consolidation ordinance (April 2021))
  • Recent affordability + parking amendments (proposed). Proposed amendments under consideration: (1) reduce minimum multifamily unit size from 750 sf to 550 sf to promote affordability; (2) reduce outdoor dining parking from 15 to 5 spaces per 1,000 sf. Adoption status partial — verify against current Chapter 155 supplement. (c§155 LDR proposed amendments (verify current adoption status))
  • Master-planned suburb pattern — heavy PUD/PCD reliance. Pembroke Pines's signature 1980s-2000s population explosion (60k in 1990 to 171k in 2024) was delivered primarily through PUD and PCD master plans (Chapel Trail, SilverLakes, Pembroke Falls, Pembroke Shores, Towngate, Spring Valley, Walnut Creek). These vested master-plan entitlements drive substantial Bert Harris Act exposure (c§70.001 F.S.) for any downzoning, overlay expansion, or master-plan amendment. (c§155 LDR (PUD, PCD, PID provisions); c§70.001 F.S.)
  • Broward County HVHZ + FBC preemption. Pembroke Pines is in Broward County's High-Velocity-Hurricane-Zone (HVHZ); 180 mph design wind speed and impact-resistant glazing required per FBC HVHZ + ASCE 7. Local technical amendments to FBC limited (c§553.73 F.S.). FFE requirements in mapped SFHA areas (Zone AE/AH along canal corridors and Everglades-adjacent western parcels) FBC-coordinated. (c§553.73 F.S.; FBC HVHZ; FEMA Broward County FIRM)
  • STR preemption applies (c§509.032(7)). Pembroke Pines cannot ban or frequency-cap short-term rentals in residential districts (R-E, R-1A, R-1B, R-1C, R-1Z, R-2, R-TH, R-MF). May require registration, business tax receipt, inspection, and general life-safety compliance applicable to all dwellings. No pre-2011 STR-specific ordinance of record identified. (c§509.032(7), F.S.)
  • Hospital District (HD) — not Historic District. Pembroke Pines's HD code refers to Hospital District (medical/healthcare institutional use), NOT a Historic District. There is no significant local historic preservation overlay; the city was incorporated 1960 and primarily developed 1980s onward. Any historic preservation framework would be county-level (Broward County Historical Commission) rather than city-coded. (c§155 LDR (HD District section))
  • Pembroke Pines Boulevard / Pines Boulevard corridor character. Pines Boulevard is the city's spine commercial corridor; B-2/B-3/C-1/MXD parcels concentrate along it (Pembroke Lakes Mall, Shops at Pembroke Gardens, Memorial Hospital Pembroke campus). LLA conversion pressure on these parcels is material; expect commercial-to-multifamily and hotel-to-residential conversions throughout the corridor. (c§155 LDR; Pembroke Pines official zoning map (Aug 14, 2025))

Formulas

Definitions

height
Maximum building height measured from grade (or BFE in mapped flood zones, whichever is higher) to highest point of roof; rooftop equipment exclusions per Chapter 155 verification deferred. AICUZ does NOT apply (no military airport adjacency); FAA Part 77 may apply at extreme heights near North Perry Airport (KHWO) approach surfaces.
lot_coverage
Maximum impervious surface or building footprint as percentage of total lot area; verify accessory structure and impervious surface inclusion in Chapter 155.
far
Floor Area Ratio - total gross floor area divided by lot area; verify garage and parking structure exclusions.
du_ac
Dwelling units per acre; verify gross vs. net acre basis in Chapter 155. Multifamily R-MF density also constrained by Comprehensive Plan Future Land Use Map (FLUM) designation in addition to base district maximum.
setback_front
Distance from front property line; verify corner lot, through-lot, and accessory structure exceptions in §155.634.
setback_side
Distance from each side property line; varies by zone and lot type; zero-lot-line in R-1Z.
setback_rear
Distance from rear property line; varies by zone.
parking
Spaces per unit (residential) or per 1,000 sf (commercial); see Article 6 Development Standards. Recent proposed amendment reduces outdoor-dining parking from 15 to 5 spaces per 1,000 sf.
ffe
Finished Floor Elevation: typically higher than grade in flood-prone Broward parcels; varies by FIRM zone.

Capacity calculations

r_e_estate
1.1 du/ac maximum (40,000 sf min lot); largest-lot SF
r_1a_low_density_sf
2.2 du/ac maximum (20,000 sf min lot)
r_1b_conventional_sf
4.4 du/ac maximum (10,000 sf min lot)
r_1c_higher_density_sf
5.8 du/ac maximum (7,500 sf min lot)
r_1z_zero_lot_line
8.7 du/ac maximum (5,000 sf min lot, zero-lot-line attached SF permitted)
r_2_duplex
8.7 du/ac maximum (10,000 sf min lot, 2 DU/lot)
r_th_townhouse
17.4 du/ac maximum (2,500 sf min lot per unit)
r_mf_multifamily
40 du/ac maximum (subject to FLUM consistency); jurisdiction-wide density ceiling = Live Local Act density floor for qualifying C/I/MU parcels
c_1_central_commercial
FAR 2.5, 100 ft height; CBD-equivalent
b_3_highway_commercial
FAR 1.5, 65 ft height (general); 35 ft adjacent to SF
i_h_heavy_industrial
FAR 1.5, 200 ft height (jurisdiction-wide non-residential height ceiling)

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Sources & references

Primary source
City of Pembroke Pines Code of Ordinances, Chapter 155 (Land Development Regulations)
municode · as amended through 2025 supplement (consolidated April 26, 2021; amendments June 15, 2022 and June 18, 2024) · retrieved 2026-04-19

Pembroke Pines LDC is the consolidated Chapter 155 (effective April 26, 2021) merging former chapters 37, 116, 153, 155, and 159. Hosted on Municode. City of Pembroke Pines official site (ppines.com) provides parallel PDFs of the LDC and the official zoning map (latest map August 14, 2025; LDC PDF current as of February 11, 2026).

Secondary sources
Citations
  1. [1] c§155 LDR Art. 4 (R-E)
  2. [2] c§155 LDR Art. 4 (R-E)
  3. [3] c§155 LDR Art. 4 (R-E)
  4. [4] c§155 LDR Art. 4 (R-E)
  5. [5] c§155 LDR Art. 4 (R-E)
  6. [6] c§155 LDR Art. 4 (R-E)
  7. [7] inferred
  8. [8] inferred
  9. [9] c§155 LDR Art. 4 (R-1A)
  10. [10] c§155 LDR Art. 4 (R-1A)
  11. [11] c§155 LDR Art. 4 (R-1A)
  12. [12] c§155 LDR Art. 4 (R-1A)
  13. [13] c§155 LDR Art. 4 (R-1A)
  14. [14] c§155 LDR Art. 4 (R-1A)
  15. [15] inferred
  16. [16] inferred
  17. [17] c§155 LDR Art. 4 (R-1B)
  18. [18] c§155 LDR Art. 4 (R-1B)
  19. [19] c§155 LDR Art. 4 (R-1B)
  20. [20] c§155 LDR Art. 4 (R-1B)
  21. [21] c§155 LDR Art. 4 (R-1B)
  22. [22] c§155 LDR Art. 4 (R-1B)
  23. [23] inferred
  24. [24] inferred
  25. [25] c§155 LDR Art. 4 (R-1C)
  26. [26] c§155 LDR Art. 4 (R-1C)
  27. [27] c§155 LDR Art. 4 (R-1C)
  28. [28] c§155 LDR Art. 4 (R-1C)
  29. [29] c§155 LDR Art. 4 (R-1C)
  30. [30] c§155 LDR Art. 4 (R-1C)
  31. [31] inferred
  32. [32] inferred
  33. [33] c§155 LDR Art. 4 (R-1Z)
  34. [34] c§155 LDR Art. 4 (R-1Z)
  35. [35] c§155 LDR Art. 4 (R-1Z)
  36. [36] c§155 LDR Art. 4 (R-1Z)
  37. [37] c§155 LDR Art. 4 (R-1Z)
  38. [38] c§155 LDR Art. 4 (R-1Z)
  39. [39] inferred
  40. [40] inferred
  41. [41] c§155 LDR Art. 4 (R-MH)
  42. [42] c§155 LDR Art. 4 (R-MH)
  43. [43] c§155 LDR Art. 4 (R-MH)
  44. [44] not_found
  45. [45] c§155 LDR Art. 4 (R-MH)
  46. [46] inferred
  47. [47] inferred
  48. [48] c§155 LDR Art. 4 (R-2)
  49. [49] c§155 LDR Art. 4 (R-2)
  50. [50] c§155 LDR Art. 4 (R-2)
  51. [51] c§155 LDR Art. 4 (R-2)
  52. [52] c§155 LDR Art. 4 (R-2)
  53. [53] c§155 LDR Art. 4 (R-2)
  54. [54] inferred
  55. [55] inferred
  56. [56] c§155 LDR Art. 4 (R-TH)
  57. [57] c§155 LDR Art. 4 (R-TH)
  58. [58] c§155 LDR Art. 4 (R-TH)
  59. [59] c§155 LDR Art. 4 (R-TH)
  60. [60] c§155 LDR Art. 4 (R-TH)
  61. [61] inferred
  62. [62] inferred
  63. [63] c§155 LDR Art. 4 (R-TH)
  64. [64] c§155 LDR Art. 4 (R-MF)
  65. [65] c§155 LDR Art. 4 (R-MF)
  66. [66] c§155 LDR Art. 4 (R-MF)
  67. [67] c§155 LDR Art. 4 (R-MF)
  68. [68] c§155 LDR Art. 4 (R-MF)
  69. [69] c§155 LDR Art. 4 (R-MF)
  70. [70] inferred
  71. [71] c§155 LDR Art. 4 (R-MF)
  72. [72] c§155 LDR Art. 4 (B-1)
  73. [73] c§155 LDR Art. 4 (B-1)
  74. [74] c§155 LDR Art. 4 (B-1)
  75. [75] not_found
  76. [76] c§155 LDR Art. 4 (B-1)
  77. [77] inferred
  78. [78] inferred
  79. [79] c§155 LDR Art. 4 (B-2)
  80. [80] c§155 LDR Art. 4 (B-2)
  81. [81] c§155 LDR Art. 4 (B-2)
  82. [82] c§155 LDR Art. 4 (B-2)
  83. [83] c§155 LDR Art. 4 (B-2)
  84. [84] inferred
  85. [85] inferred
  86. [86] c§155 LDR Art. 4 (B-3)
  87. [87] c§155 LDR Art. 4 (B-3)
  88. [88] c§155 LDR Art. 4 (B-3)
  89. [89] c§155 LDR Art. 4 (B-3)
  90. [90] c§155 LDR Art. 4 (B-3)
  91. [91] inferred
  92. [92] inferred
  93. [93] c§155 LDR Art. 4 (C-1)
  94. [94] c§155 LDR Art. 4 (C-1)
  95. [95] c§155 LDR Art. 4 (C-1)
  96. [96] c§155 LDR Art. 4 (C-1)
  97. [97] c§155 LDR Art. 4 (C-1)
  98. [98] inferred
  99. [99] inferred
  100. [100] c§155 LDR Art. 4 (PO)
  101. [101] c§155 LDR Art. 4 (PO)
  102. [102] c§155 LDR Art. 4 (PO)
  103. [103] c§155 LDR Art. 4 (PO)
  104. [104] c§155 LDR Art. 4 (PO)
  105. [105] inferred
  106. [106] inferred
  107. [107] not_found
  108. [108] c§155 LDR Art. 4 (I-L)
  109. [109] inferred
  110. [110] inferred
  111. [111] c§155 LDR Art. 4 (I-M)
  112. [112] c§155 LDR Art. 4 (I-M)
  113. [113] inferred
  114. [114] inferred
  115. [115] c§155 LDR Art. 4 (I-H)
  116. [116] c§155 LDR Art. 4 (I-H)
  117. [117] inferred
  118. [118] inferred
  119. [119] c§155 LDR Art. 4 (A)
  120. [120] c§155 LDR Art. 4 (A)
  121. [121] c§155 LDR Art. 4 (A)
  122. [122] c§155 LDR Art. 4 (A)
  123. [123] c§155 LDR Art. 4 (A)
  124. [124] c§155 LDR Art. 4 (A)

Research status

Publication gates

primary url presentpassed
no aggregator citedpassed
confidence tags full formpassed
overlays have parameters trigger confidencepassed
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Data quality

55%completeness14 confirmed56 partial22 inferred9 not found
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Other cities in this state

Nearest-alphabetical profiles. Click through to compare zoning patterns side-by-side.

Cape CoralDeFuniak SpringsFort LauderdaleFort Walton BeachHialeahJacksonvilleLehigh AcresMiramar