Pembroke Pines, Florida Zoning & Land Use Guide
Key Zoning Facts
Pembroke Pines, Florida Zoning & Land Use Guide
Pembroke Pines is located in Broward County in South Florida and had a 2020 Census population of 179,326. The city manages land use through Chapter 155 of its Land Development Code (LDC), adopted via Ordinance 2021-02 on April 21, 2021. The LDC consolidated the city's prior zoning framework — reducing 40 zoning districts to 29 — and combined several development-related code chapters into a single, unified document. The LDC was subsequently amended in June 2022 and June 2024.
Disclaimer: This guide provides general information about zoning in Pembroke Pines and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Pembroke Pines Planning & Economic Development Department or the official Land Development Code before making development decisions.
Planning & Economic Development Department
The Planning and Economic Development Department is responsible for current and long-range planning, zoning, landscaping, tree removals, housing programs, and economic development activities.
- Zoning Division Direct Line: 954-392-2110 (zoning information and map review)
- Development Projects Line: 954-392-2100
- Address: Charles F. Dodge City Center, 601 City Center Way, 3rd Floor, Pembroke Pines, FL 33025
- Office Hours: Monday–Thursday, 7:00 AM–6:00 PM (closed Fridays)
- Online Permitting: Pembroke Pines Development HUB (EnerGov system, launched April 2022)
Zoning Districts Overview
The Pembroke Pines LDC organizes zoning districts in Chapter 155. The 2021 restructuring renamed most prior districts to reflect their purpose more clearly. Common residential districts include:
Residential Districts
- RS-7 — Single-Family Residential (front setback: 20 ft; rear setback: 15 ft; side street setback: 15 ft)
- R-MF — Multi-Family Residential
- PUD — Planned Unit Development (common throughout Pembroke Pines; standards set per individual PUD approval)
For the complete list of 29 current zoning districts and their specific bulk, dimensional, and use standards, consult Chapter 155 directly or download the LDC from ppines.com/1357/Land-Development-Code.
Note: Existing structures and additions generally cannot exceed 40% of the plot size and must meet required yard setbacks, heights, and Finished Floor Elevations for the applicable zoning district.
Accessory Dwelling Units (ADUs)
Florida Statutes §163.31771 (2020) requires Pembroke Pines to permit ADUs in single-family zoning districts. The 2021 LDC governs local ADU standards. Contact the Planning & Economic Development Department at 954-392-2110 for current requirements, eligible zones, and dimensional standards.
Development Review Process
Development in Pembroke Pines generally requires:
- Pre-Application Consultation — Contact the Planning & Economic Development Department to determine zoning, applicable standards, and required approvals
- Development Application — Submit through the Pembroke Pines Development HUB online portal; applications are reviewed by the Development Review Process team
- Site Plan Review — Required for commercial, multi-family, and certain residential projects
- Building Permit — Apply through the Building Department; permits can be submitted online via the Development HUB
- Inspections — Schedule required inspections during construction
- Certificate of Occupancy — Obtain final approval before occupying the structure
Key Considerations
Before starting any development project in Pembroke Pines:
- Verify the current zoning classification against the updated Zoning Map (last updated 8/14/2025) available at ppines.com/1357/Land-Development-Code
- Review Chapter 155 of the LDC for current dimensional standards — note that the 2021 restructuring renamed many prior district codes
- Check for PUD approval conditions if the property is in a PUD district
- Determine if the property is in a FEMA flood zone at msc.fema.gov
- Confirm whether HOA or community deed restrictions apply — common in Pembroke Pines planned communities
- Contact the Zoning Division at 954-392-2110 for property-specific zoning information
Official Resources
- Planning, Zoning & Landscaping: ppines.com/361/Planning-Zoning-Landscaping — 954-392-2110
- Land Development Code & Zoning Map: ppines.com/1357/Land-Development-Code
- GIS Maps Hub: ppines.com/1747/GIS-Maps
- Municipal Code: library.municode.com/fl/pembroke_pines
- Chapter 155 (American Legal): codelibrary.amlegal.com/codes/pembrokepines
Regulatory Layers That Apply in Pembroke Pines
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — Florida
- Building Code: Florida Building Code, 8th Edition (2023)
- State ADU Override: Yes (Florida Statutes §163.31771 (2020) requires municipalities to allow accessory dwelling units in single-family zoning districts.)
County — Broward County
- Role: County provides property records, tax assessment, and governs unincorporated areas.
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- HOAs are common in Florida. Check CC&Rs for additional restrictions beyond city zoning.
Primary Zoning Districts
- Min Lot
- Varies — see municipal code Chapter 155
- Max Height
- Varies — see municipal code
- Front Setback
- 20 ft
- Side Setback
- Varies — see municipal code
- Rear Setback
- 15 ft
- Min Lot
- Varies — see municipal code Chapter 155
- Max Height
- Varies — see municipal code
- Front Setback
- Varies — see municipal code
- Side Setback
- Varies — see municipal code
- Rear Setback
- Varies — see municipal code
- Min Lot
- Varies — see municipal code
- Max Height
- Varies — see municipal code
- Front Setback
- Varies per PUD approval
- Side Setback
- Varies per PUD approval
- Rear Setback
- Varies per PUD approval
ADU Rules in Pembroke Pines
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Pembroke Pines are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Pembroke Pines permit fees →