Pembroke Pines, FL Zoning

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

+ 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^[1]	35 ft^[2]	—	0.25^[3]	—	—	— / — / —
R-1A	Single-Family Residential 1A	res_sf	10,000 sf^[4]	35 ft^[5]	—	0.4^[6]	—	—	— / — / —
R-1B	Single-Family Residential 1B	res_sf	7,500 sf^[7]	35 ft^[8]	—	0.5^[9]	—	—	— / — / —
R-1C	Single-Family Residential 1C	res_sf	7,000 sf^[10]	35 ft^[11]	—	0.55^[12]	—	—	— / — / —
R-1Z	Single-Family Residential Zero Lot Line	res_sf	4,500 sf^[13]	35 ft^[14]	—	0.6^[15]	—	—	— / — / —
R-MH	Mobile Home Residential	res_mf	—^[16]	15 ft^[17]	—	—	—	—	— / — / —
R-2	Two-Family Residential (Duplex)	res_mf	7,000 sf^[18]	30 ft^[19]	—	0.6^[20]	—	—	— / — / —
R-TH	Townhouse Residential	res_th	2,500 sf^[21]	35 ft^[22]	—	0.75^[23]	—	—	— / — / —
R-MF	Multi-Family Residential	res_mf	—^[24]	100 ft^[25]	—	1.5^[26]	—	—	— / — / —
B-1	Neighborhood Business	com	—^[27]	30 ft^[28]	—	1^[29]	—	—	— / — / —
B-2	Community Business	com	15,000 sf^[30]	100 ft^[31]	—	1.2^[32]	—	—	— / — / —
B-3	General Business	com	15,000 sf^[33]	100 ft^[34]	—	1.5^[35]	—	—	— / — / —
C-1	Central Commercial	cbd	43,560 sf^[36]	100 ft^[37]	—	2.5^[38]	—	—	— / — / —
PO	Professional Office	off	6,000 sf^[39]	50 ft^[40]	—	1.5^[41]	—	—	— / — / —
I-L	Industrial-Light	ind	—^[42]	100 ft^[43]	—	1^[44]	—	—	— / — / —
I-M	Industrial-Medium	ind	10,000 sf^[45]	150 ft^[46]	—	1.2^[47]	—	—	— / — / —
I-H	Industrial-Heavy	ind	40,000 sf^[48]	200 ft^[49]	—	1.5^[50]	—	—	— / — / —
A	Agriculture	ag	35,000 sf^[51]	60 ft^[52]	—	—	—	—	— / — / —

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

2021 FBC

2021 FBC

2020

2021

IECC (Residential)

2021

IECC (Commercial)

2021

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

Quirks & notes

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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Max height

— ft

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Floor area ratio

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Lot coverage

—%

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Setbacks (F / S / R)

— ft

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Parking

— /unit

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Max density

— du/ac

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Min lot size

— sf

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District	Category	Height	FAR	Coverage	Setbacks	Parking	Density	Min lot	Overlays

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

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Research status

Publication gates

primary url present	passed
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Data quality

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Other cities in this state

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