Overview
Code type
euclidean
Naming convention
mixed
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). | naming_convention_raw=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) ; sub_flags_raw=[coastal-fl, broward-county, live-local-active, master-planned-suburb, everglades-adjacent, post-2021-consolidated-code]
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
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| R-E | Single-Family Residential - Estate | res_sf | 40,000 sf | 35 ft | — | 0.25[1] | — | — | — / — / — |
| R-1A | Single-Family Residential 1A | res_sf | 10,000 sf | 35 ft | — | 0.4[2] | — | — | — / — / — |
| R-1B | Single-Family Residential 1B | res_sf | 7,500 sf | 35 ft | — | 0.5[3] | — | — | — / — / — |
| R-1C | Single-Family Residential 1C | res_sf | 7,000 sf | 35 ft | — | 0.55[4] | — | — | — / — / — |
| R-1Z | Single-Family Residential Zero Lot Line | res_sf | 4,500 sf | 35 ft | — | 0.6[5] | — | — | — / — / — |
| R-MH | Mobile Home Residential | res_mf | —[6] | 15 ft | — | — | — | — | — / — / — |
| R-2 | Two-Family Residential (Duplex) | res_mf | 7,000 sf | 30 ft | — | 0.6[7] | — | — | — / — / — |
| R-TH | Townhouse Residential | res_th | 2,500 sf | 35 ft | — | 0.75[8] | — | — | — / — / — |
| R-MF | Multi-Family Residential | res_mf | — | 100 ft | — | 1.5[9] | — | — | — / — / — |
| B-1 | Neighborhood Business | com | —[10] | 30 ft | — | 1[11] | — | — | — / — / — |
| B-2 | Community Business | com | 15,000 sf | 100 ft | — | 1.2[12] | — | — | — / — / — |
| B-3 | General Business | com | 15,000 sf | 100 ft | — | 1.5[13] | — | — | — / — / — |
| C-1 | Central Commercial | cbd | 43,560 sf | 100 ft | — | 2.5[14] | — | — | — / — / — |
| PO | Professional Office | off | 6,000 sf | 50 ft | — | 1.5[15] | — | — | — / — / — |
| I-L | Industrial-Light | ind | —[16] | 100 ft | — | 1[17] | — | — | — / — / — |
| I-M | Industrial-Medium | ind | 10,000 sf | 150 ft | — | 1.2[18] | — | — | — / — / — |
| I-H | Industrial-Heavy | ind | 40,000 sf | 200 ft | — | 1.5[19] | — | — | — / — / — |
| A | Agriculture | ag | 35,000 sf | 60 ft | — | — | — | — | — / — / — |
Confidence: confirmed partial under review not found
Overlays
MXD
Mixed-Use Development District
SPECMapped on city zoning map as MXD district; minimum site area 25 acres; LDR Chapter 155 MXD District section. Triggered when parcel is within mapped MXD boundary AND meets minimum site assemblage. | Designated mixed-use zones within Pembroke Pines; mapped on official zoning map (current map dated August 14, 2025).
PCD
Planned Commercial Development District
SPECApplicant-initiated rezoning to PCD; minimum site area 10 acres; mapped on zoning map after City Commission approval of master plan. | Master-planned commercial sites within Pembroke Pines; mapped on official zoning map at applicant-initiated rezoning.
PD-SL
Planned Development - Single-Lot District
SPECApplicant-initiated rezoning to PD-SL; maximum site area 10 acres (single parcel); mapped on zoning map after City Commission approval of site plan. | Single-parcel sites within Pembroke Pines; applicant-initiated.
PID
Planned Industrial Development District
SPECApplicant-initiated rezoning to PID; mapped on zoning map after City Commission approval of master plan. | Master-planned industrial parks within Pembroke Pines; primarily in western and southern industrial corridors.
PUD
Planned Unit Development District
SPECApplicant-initiated rezoning to PUD; minimum site area 50-120 acres (varies by use mix and complexity); mapped on zoning map after City Commission approval of master plan. | Mapped throughout Pembroke Pines; majority of large-scale residential community footprints are PUD-zoned.
HD
Hospital District
SPECMapped on city zoning map as HD; minimum site area 5 acres; LDR Chapter 155 HD section. | Designated hospital and medical campus parcels within Pembroke Pines; principal example is the Memorial Hospital Pembroke campus and Memorial Hospital Miramar (immediately south).
FP
Floodplain Overlay
SPECParcel intersects FEMA-mapped SFHA per current effective Broward County FIRM. X-shaded (500-year floodplain) triggers advisory provisions; AE/AH/AO trigger full elevation and construction requirements. | All parcels within FEMA-mapped Special Flood Hazard Areas (Zones AE, AH, AO, X-shaded) per current effective Broward County FIRM. Pembroke Pines is largely Zone X-shaded inland with localized AE/AH along canal corridors and Everglades-adjacent western parcels.
State preemptions
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. | citation: c§166.04151(7), F.S.
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. | citation: c§509.032(7), F.S.
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). | citation: c§163.31801, F.S.
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. | citation: c§70.001, F.S.
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. | citation: c§553.73, F.S.
Adopted building codes
Statewide — FL Building Code 7th ed
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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| District | Category | Height | FAR | Coverage | Setbacks | Parking | Density | Min lot | Overlays |
|---|
Sources & references
Primary source
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
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Research status
Publication gates
| primary url present | passed | |
|---|---|---|
| no aggregator cited | passed | |
| confidence tags full form | passed | |
| overlays have parameters trigger confidence | passed | |
| preempt section city specific | passed |
Data quality
55%completeness14 confirmed56 partial22 inferred9 not found
Documented gaps
- Specific Chapter 155 Article 4 section numbers for each base district dimensional table (currently cited at the article level)
- Article 6 Parking Schedule details
- current FEMA FIRM panel effective date and CRS class
- exact dimensional standards for MXD master-plan sub-areas
- HD (Hospital District) height cap
- PUD minimum acreage variation logic
- verification of recent proposed amendments (550 sf min unit, outdoor-dining parking) adoption status
- Pines Boulevard corridor design overlay details
- North Perry Airport (KHWO) FAA Part 77 height ceiling extents into northern Pembroke Pines.
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