Pembroke Pines, FL Sidewalk & Pedestrian Rules: Encroachment Permits (2026)
Key Facts
- Permit issuer
- Building and Zoning Department
- Governing section
- § 52.23
- Correction notice window
- 15 days (§ 52.28)
- Paved swales
- Banned outside commercial/industrial zones
- Driveway apron radius
- 2.5 feet where it meets the road
- General penalty
- Up to $500 or 90 days (§ 10.99)
Summary
Pembroke Pines bars anyone from altering the contours of a swale, the strip of city right-of-way between the road and the sidewalk or property line, or paving it over, without a permit from the Building and Zoning Department. Applicants must submit plans and specifications and follow the Department's conditions first.
It shall be unlawful for any person to alter the existing contours of the swales, or pave the same as provided in § 52.24, without first obtaining a permit from the Building and Zoning Department. The person or firm seeking such a permit shall first submit plans and specifications to the Building and Zoning Department and shall comply with the conditions prescribed by the Department.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: 2026 S-61: Supplement contains: Local legislation current through Ord. 2056, passed 12-11-25).
Full Breakdown
22 explains it exists to drain surface water by percolation. 23 requires a Building and Zoning Department permit before any owner alters swale contours or paves them, and the applicant must first submit plans and specifications and meet the Department's conditions. 5 feet over the roadway. 5-foot radius where the drive meets the road. 25, and county tax-assessor records showing ownership serve as prima facie proof of who is responsible when a violation is found.
Violations & Fines
Altering or paving a swale, or building a driveway crossing it, without the § 52.23 permit is a chapter violation. Under § 52.28 the Public Works Department issues a written notice giving the abutting owner 15 days to correct or remove unpermitted work; if the owner doesn't act, the city performs the correction and charges the cost against the owner as a property lien. Section 52.99 otherwise punishes chapter violations under the citywide § 10.99 general penalty: up to $500 or 90 days in jail, each day a separate offense.
Frequently Asked Questions
Do I need a permit to pave or alter the swale in front of my house in Pembroke Pines?
Can I pave my swale for extra parking?
What happens if I alter the swale without a permit?
How do I get a driveway permit to cross the swale?
Sources & Official References
Other rules in Pembroke Pines
Florida rules heatmap·Compare Pembroke Pines to another location·View the Florida sidewalk & pedestrian rules overview
See something wrong?
Help us keep this page accurate. If you notice an error or outdated information, let us know.
Encroachment Permits in Nearby Cities
How other cities in Broward County handle encroachment permits.