Organizational Structure

The Planning Division of the City of Pembroke Pines Administrative Services Department consists of four areas of primary responsibility:

  1. Current and Comprehensive Planning
  2. Zoning
  3. Signs
  4. Economic Development

CURRENT AND COMPREHENSIVE PLANNING

What is Current Planning?

Current Planning involves the implementation of the City's Zoning and Subdivision Codes through the review of site development plans, subdivisions or plats, sign plans and landscape plans. Implementation includes staff assignments, administrative interpretations of the zoning ordinance, scheduling public hearings, preparation of agendas, public notices and staff reports. The majority of these items are processed through the Development Review Committee (DRC), which is comprised of various City staff responsible for the review of final development plans for final approval by the Planning & Zoning Board or the City Commission.

What is Comprehensive Planning?

This program is responsible for the maintenance and updating of the Comprehensive Plan. These functions are legislatively required and are critical to the City's ability to qualify for funding of grants and compliance with the State's mandated planning program. In addition, this division prepares plans and special studies assigned by the City Commission, City Manager, and Planning & Zoning Board, prepares amendments to the Zoning Code and updates the Future Land Use Map and land use tables of the Comprehensive Plan. It also provides intergovernmental coordination with County and State agencies, which affect development in the City.

The program provides for intergovernmental coordination through participation on the Broward County League of Cities Technical Advisory Board (TAC) and through representation at the South Florida Regional Planning Council and Broward County Commission. Examples of intergovernmental coordination of major projects which are in or affect the City include: North Perry Airport Master Plan, and the possible Broward Extension of Dade County MetroRail (Regional Transit Organization).

Comprehensive Planning also guides the initial development of property. The goal of comprehensive planning is to ensure that a community has these necessary services available for its ultimate population:

  • roads and roadway capacity,
  • sanitary sewer, sewer plant capacity and an adequate and sound sewage transmission network,
  • potable water, well systems, water treatment plant capacity, and water transmission network,
  • parks and recreation facilities, and
  • Solid waste disposal capacity.

All of these items relate to the permitted ultimate density of residential development and the type and intensity of nonresidential (industrial, commercial, office, etc.) development. Future land uses are shown on the City's Future Land Use Map, a component of the Comprehensive Plan. The future land use designations are implemented through zoning which is shown on the City's Official Zoning Map.

back to top

ZONING

What is zoning?

Zoning is the method by which Cities regulate the development of property for the protection of the public health, safety and welfare. Zoning regulations are divided into districts which regulate similar activities by type and intensity.

Typical zoning regulations address lot size, building height, setbacks or distances from adjacent uses and roadways, buffering from adjacent uses (fences, walls, hedges, etc.), landscaping, required parking spaces and parking lot layout and landscaping, and the maximum building coverage of a parcel. Each district lists the uses allowed and may also list uses which are not allowed

Zoning codes also contain general sections which regulate such items as signs, temporary uses (fairs, special events, and holiday sales), landscaping, and required parking spaces and parking lot layout. 

As a homeowner, what zoning regulations should interest me most?

Homeowners are generally most interested in the zoning district which regulates what can be built on adjacent vacant land and how these regulations will protect their investment in their home. If you have vacant land in your neighborhood, you should call the City to find out the zoning of the property and what uses could be allowed there. If the zoning changes, a public hearing is required. Notice of a public hearing is published in the newspaper and letters are mailed to all property owners within 500 feet of the subject property.

If you are planning an addition to your home, or thinking of adding a shed or garage to your property, you should get a copy of the zoning regulations which affect your property from the City Clerk. With this information, you can plan the best manner of making these improvements.

back to top

SIGNS

The City takes a very aggressive approach to regulating the number, size and type of sign. Too many signs and signs which are too numerous or too large, contribute to a distracting and visually unappealing landscape. The City approves sign plans for shopping areas and major residential projects, and individual signs for small commercial buildings.

Individual signs which are covered by a sign plan may be approved by staff if they comply with the plan. If not, the sign or an amendment to the sign plan must be approved by the Planning & Zoning Board. Individual small commercial building signs are approved by the Planning & Zoning Board after review by staff for consistency with the City's sign code. Click here to view the sign matrix.

back to top

ECONOMIC DEVELOPMENT

The City actively seeks quality employment based industry and businesses to provide expanded employment opportunities to its growing population. The City advertises in economic development publications and answers inquiries from businesses looking for new locations as a result of expansion or relocation efforts. Periodically, the City provides seminars to existing businesses to assist them in business expansion and development. Click here to visit Economic Development.

back to top