Pembroke Pines ADUs are subject to Broward County impact fees (roads, schools, parks) and Broward County Public Schools educational facilities impact fees applicable to new dwelling units, plus City of Pembroke Pines building permit and plan-review fees. Florida Statute Β§163.31801 (Florida Impact Fee Act) caps annual increases and requires a demonstrated-need study for large jumps.
Florida authorizes local impact fees on new development under FL Statute Β§163.31801, the Florida Impact Fee Act. Broward County administers a multi-component impact fee program through its Environmental Protection and Growth Management Department applicable to new dwelling units in municipalities including Pembroke Pines. Fee categories typically include: County Road Impact Fee, Broward County Public Schools Educational Facilities Impact Fee (separately administered by the school district under Broward County Code Chapter 5), Parks/Open Space Impact Fee, and Regional Transportation Impact Fee. Rates vary by Benefit District and dwelling type. ADUs are generally charged at a reduced 'accessory unit' or scaled-square-footage rate, but applicants should request a written fee estimate from Broward County Impact Fee Administration before applying. The City of Pembroke Pines charges its own building permit, plan-review, and certificate-of-occupancy fees through the Building Division under the city fee schedule, and a Capital Facilities Charge for water and sewer connections through Pembroke Pines Utilities (the city operates its own water/sewer utility for much of the service area). FL Β§163.31801(6) caps annual impact fee increases β increases above certain thresholds require a demonstrated-need study, and increases beyond 50% over a four-year period are restricted absent extraordinary circumstances. Pembroke Pines practice: applicants must present paid Broward County Impact Fee receipts before the city will issue the final building permit.
Building permit will not issue without proof of impact fee payment. Construction without permits exposes the project to permit-after-the-fact at double fees, and Broward County may file a lien for unpaid impact fees against the parcel.
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