Townhouse subdivision developments.
Coral Springs Land Development Code § 250147
in effectSec. 250147. - Townhouse subdivision developments.
(a) Purpose. The intent of the following provisions is to permit and regulate an alternative form of home ownership and development not provided elsewhere in the Land Development Code.
(b) The city has established architectural review guidelines which promote superior design standards. These standards, as defined in section 250156, shall apply to all townhouse developments.
(c) Applicability. Townhouse developed in accordance with this section may be conveyed along with the land underneath the particular unit and its associated lot provided that all of the land upon which the townhouse itself and its accessory appurtenances are constructed is conveyed in unity with the townhouse, and provided further that all land other than the individual townhouse sites is conveyed in common to all of the individual owners, to a duly constituted property owners' association or to the public pursuant to a subdivision action by the city commission.
(d) The following municipal regulations apply to each townhouse subdivision development superseding any zoning district regulations to the contrary:
(1) Townhouse subdivision developments shall be permitted in the following zoning districts. RC-6, RC-12, RC-15, RM-15 and RM-20 provided that a plat exemption has been granted or the property has been platted to accommodate the development.
(2) Overall development size. For townhouse developments, the overall development size shall be the same as required in the zoning district assigned to the property. However, all townhouse developments created through a plat exemption shall contain at least twenty (20) dwelling units.
(3) Minimum site area. The minimum area for each individual townhouse site shall not be less than the total land area beneath the townhouse unit plus a minimum of a ten (10) foot deep private front yard and a minimum fifteen (15) foot deep private rear yard or side yard, and shall include facilities associated with the individual townhouse unit.
(4) Density. The overall density of a townhouse subdivision development shall not exceed the density allowed by the applicable zoning district or twelve (12) units per acre, whichever is less.
(5) Setbacks from public or private streets, drive aisles, or project boundaries. For purposes of this section, a drive aisle is any paved roadway serving not more than twenty-four (24) townhouse units which in total generate not more than two hundred (200) average vehicle trips per day. Further, drive aisles should connect to not more than one other street or drive aisle and are not intended to move vehicular traffic to an exterior street or from one area to another within the project.
a. For public and private streets, no townhouse unit shall be located closer than twenty (20) feet to the edge of right-of-way. For a drive aisle, no townhouse unit shall be located closer than twenty (20) feet to a sidewalk or edge of pavement in the absence of a sidewalk. Accessory, single-story garages may be located as follows:
1. No closer than ten (10) feet to a right-of-way of a private or public street provided the driveway serving such garage shall have a reservoir of not less than twenty (20) feet from the right-of-way.
2. For a drive aisle, single story garages shall be located no closer than ten (10) feet to the edge of a sidewalk or the edge of pavement in the absence of a sidewalk provided the driveway serving such garage shall have a reservoir of not less than twenty (20) feet from the edge of pavement or sidewalk.
b. No townhouse unit shall be located closer than fifteen (15) feet to any overall project boundary.
c. All townhouse buildings shall have at least one face accessible within fifty (50) feet of paved or stabilized access for emergency vehicles and all faces of a townhouse building shall be within two hundred (200) feet of paved or stabilized access.
(6) Separations and spacing. No separation is required between individual townhouse sites or units within the same development except:
a. Other applicable codes. Any separation required to comply with building code and fire protection requirements;
b. Building length. No single grouping of townhouse units shall exceed one hundred twenty (120) feet in length in the RC-6 zoning district. In all other zoning districts the average of all groupings of townhouse buildings for each individual project shall not exceed one hundred thirty (130) feet nor shall any single grouping of townhouse buildings exceed one hundred sixty (160) feet in length.
c. Building separation. Each grouping shall be separated from all other groupings of townhouse units according to the following table (except as may be modified by subsequent provisions of this section):
Side to side | = 20 feet or ½ the combined building heights, whichever is greater **
Side to back | = 30 feet
Back to back | = min. 40 feet/avg. 50 feet
Front to side | = 30 feet
Front to back | = min. 40 feet/avg. 50 feet
Front to front | = min. 40 feet/avg. 50 feet
** When there is a variation in the building height of five (5) feet or more at the end of a grouping of buildings over a distance of at least twenty (20) feet, then the lower building height may be used in computing the combined building heights.
d. Wherever buildings are arranged in a linear form with a combined length in excess of three hundred (300) feet, they shall have a minimum separation twice the distance specified above; except that groupings of buildings staggered fifteen (15) feet or more, or angled fifteen (15) degrees or more, from one another shall not be considered to be in lineal form.
In addition, there shall be an unobstructed access at least ten (10) feet in width on two (2) sides of each individual townhouse unit.
e. In an RC-6 zoning district, when a grouping of townhouse buildings exceeds one hundred (100) feet in length, an additional side yard setback or separation between groups of buildings of one (1) foot for each three (3) feet of building length in excess of one hundred (100) feet will be required. The additional required separation shall be calculated utilizing the average length of the subject grouping and the adjacent grouping.
f. In all zoning districts other than an RC-6, when a grouping of townhouse buildings exceeds one hundred thirty (130) feet in length, an additional side yard setback or separation between groups of buildings of one (1) foot for each three (3) feet of building length in excess of one hundred thirty (130) feet will be required. The additional required separation shall be calculated utilizing the average length of the subject grouping and the adjacent grouping.
g. In townhouse groupings of five (5) or fewer units, at least one (1) unit shall have a variation in height for the majority of the roof line of at least five (5) feet from that of an adjoining unit. Further at least one (1) unit in such grouping shall have a variation in setback of at least five (5) feet from that of an adjoining unit. Such required setback shall comprise at least one-half (½) of the unit.
As an alternative, the equivalent number of linear feet of the facade of the building may be set back at least five (5) feet from adjacent facade sections provided, however, that no setback involving a portion of the building less than five (5) feet in width so set back shall be counted in meeting the equivalency.
h. In townhouse groupings of six (6) or more units, at least two (2) units shall have a variation in height for the majority of the roof line of at least five (5) feet from that of an adjoining unit. Further, at least two (2) units in such grouping shall have a variation in setback of at least five (5) feet from that of an adjoining unit. Such required setback shall comprise at least one-half (½) of each unit.
As an alternative, the equivalent number of linear feet of the facade of the building may be set back at least five (5) feet from adjacent facade sections provided, however, that no setback involving a portion of the building less than five (5) feet in width so set back shall be counted in meeting the equivalency.
(7) Unit access. Each townhouse unit shall contain windows and exterior access on at least two (2) sides in addition to the separations from individual townhouse site property lines required by the building code for such openings.
(8) Individual unit widths. The minimum permissible width for an individual unit, center of common wall to center of common or exterior wall, shall be sixteen (16) feet for the majority of the unit. The average width of all units within a townhouse grouping shall be at least twenty (20) feet. Further, no single townhouse grouping shall contain more than two (2) units with a width of less than twenty (20) feet, nor shall the number of townhouse units with widths of less than twenty (20) feet comprise more than thirty (30) per cent of all units in the townhouse project.
(9) Height. No townhouse unit shall exceed thirty-five (35) feet in height but no more than two (2) stories shall be allowed.
(10) Required parking, number and location.
a. Number of parking spaces. Each townhouse unit shall provide two (2) resident parking spaces; plus one-quarter (¼) space for each unit with four (4) or more bedrooms as overflow parking; plus one (1) additional space for each four units in a grouping of buildings, or fraction thereof, for guest parking.
b. Garages. A garage, a fully enclosed structure designed for storage of at least one (1) automobile or similar motor vehicle, shall be required for each individual townhouse unit.
c. Location of parking spaces. Each townhouse unit shall have reasonable access to the parking spaces required by the Land Development Code.
1. For units twenty (20) or more feet wide, the two (2) required resident parking spaces must be located on-site, one of which shall be located within a garage.
2. For units less than twenty (20) feet in width, one resident parking space shall be located within a garage; the second may be located off-site in a parking bay, parking lot, cul-de-sac or drive aisle median, or in approved on street parking, provided that such space shall be located within one hundred (100) feet of the front or rear door of the unit with which it is associated.
3. Overflow parking shall be located within one hundred (100) feet of the front or rear door of the unit with which it is associated. Overflow parking may be located in a parking bay, parking lot, cul-de-sac or drive aisle median, or in approved on-street parallel parking.
4. Guest parking must be located within one hundred fifty (150) feet of the grouping of buildings with which the guest parking is associated. Guest parking may be located in a parking bay, parking lot, cul-de-sac or drive aisle median, or in approved on-street parallel parking.
5. Distances shall be measured in the most direct line from the front door or building facade to the parking space. The director of development services shall have the authority to approve projects which vary by up to fifty (50) per cent from the required distances.
(11) Utilities. Individual feeders, meters, lines and shut-offs shall be provided for each townhouse unit, comparable to those for single-family detached development utilizing city standards for construction and dedication. No townhouse unit may be served from or through an adjoining townhouse or auxiliary structure. Water meters shall be located in a protected, grassed area, readily accessible from the street or drive aisle serving the unit.
As an alternative to individual water meters, a master meter may be approved provided that the developer demonstrates that there is a legally and fiscally responsible entity from whom billings for service can be collected.
(12) Drainage. Each townhouse unit shall drain to a common or public drainage area or easement and no townhouse site may drain onto or through an adjoining townhouse site except through a drainage easement.
(13) Accessory buildings and structures.
a. No accessory buildings or structures shall be permitted on individual townhouse sites with the exception of garages, pools, spas, hot tubs, decks, cabanas, screen enclosures, walls, fences, awnings, trellises, and mechanical equipment with its enclosure.
b. Whenever the city and developer intend to allow the installation of accessory uses and structures such as swimming pools, hot tubs, spas, trellises, decks and the like within the private rear yard areas of townhouse units, a masonry wing wall, a minimum of five (5) feet in height and having a minimum length of ten (10) feet but not more than one third the distance between adjacent townhouse buildings, shall be installed along the common side property lines between the units, extending from the back of the units. Walls or fences constructed across the common rear line of the private exterior yard areas shall be required to provide for emergency personnel access.
c. Screened patios may be located within the required fifteen (15) foot private rear yard provided no more than fifty (50) per cent of the required private yard area is roofed-over or covered by impervious surfaces. Screened patio areas shall extend no closer than five (5) feet to the unit's rear property line, or one third (⅓) the required building separation, whichever is less.
d. Private balconies shall be a minimum of two (2) feet in depth.
(14) Replacement. In the event that any townhouse unit is destroyed or removed by or for any cause, said unit, if replaced, shall be replaced with a townhouse of a size, shape and appearance substantially similar to the original or to adjoining townhouses.
(15) Association required. A property owners' association shall be established and shall have at least the following duties, powers, responsibilities, and provisions:
a. Every property owner is required to be a member of the association;
b. The association shall be responsible for maintenance of all common property and facilities, all exterior building surfaces of townhouse units, and all landscaping located outside of enclosed private yard or patio areas;
c. The association and its agents shall be granted the right to enter common and private areas and facilities for the purpose of necessary repairs or maintenance;
d. The association shall be empowered to make and collect assessments for the maintenance, repair and replacement of common areas and facilities specifically including, but not limited to, water and sewer lines, exterior building surfaces and yard areas of individual townhouse sites;
e. The association shall be responsible for necessary maintenance, repair, and replacement of all common facilities specifically including, but not limited to, water and sewer lines, exterior building surfaces and yard areas, and shall ensure that all townhouses and common facilities are maintained to the standards enumerated elsewhere in the Land Development Code. The association documents shall put the property owners and potential purchasers on notice that the City of Coral Springs has the right to enforce said maintenance and to assess the individual association members their pro rata share of the cost of such enforcement.
f. The association shall have a traffic enforcement agreement with the city and be responsible for enforcing parking requirements, towing illegally parked vehicles, maintaining emergency vehicle access to each townhouse unit, and marking or signing areas adjacent to fire hydrants or other fire connections to prohibit blocking access thereto.
(16) Sidewalks.
a. Townhouse projects located in an RC-6 zoning district, or encompassing fewer than one hundred (100) units, shall provide a sidewalk at least five (5) feet wide on one (1) side of each public or private street and drive aisle.
b. Townhouse projects encompassing one hundred (100) or more units shall provide sidewalks at least four (4) feet wide on both sides of each public or private street and drive aisle. However, if functional interior walkways are provided, only one (1) five (5) foot wide sidewalk along one (1) side of each street and drive aisle shall be required. Certain portions of private streets, which are determined by the city engineer to function as collector roadways, may be required to have sidewalks on both sides, even if interior walkways are provided.
c. Sidewalks shall be required to connect individual units to driveways, parking lots or streets. Sidewalks along drive aisles shall connect with sidewalks along the private streets, and sidewalks along private streets shall extend and connect with off-site sidewalks.
d. Required sidewalks shall be constructed of concrete, brick pavers or other approved surface but not asphalt, stepping stones, loose rock or mulch.
(17) Private street or access drives. Any private streets or access drives serving townhouse developments shall be so designed and constructed as to meet the city's standards. A private streets agreement with the city, providing for easements, access and protection of any public infrastructure, shall be approved prior to the issuance of a building permit.
(18) Required usable open space and play areas.
a. Each townhouse development encompassing one hundred (100) or more units shall provide a minimum of four (4) per cent of its gross acreage in usable open space.
b. Each townhouse development encompassing fifty (50) to ninety-nine (99) units shall provide a minimum of three (3) per cent of its gross acreage in usable open space.
c. Each townhouse development of less than fifty (50) units shall provide a minimum of two (2) per cent of its gross acreage in usable open space.
d. Each townhouse development of fifty (50) or more units shall provide at least one (1) improved recreation area. Space for improved recreation areas shall be provided at the rate of ten (10) square feet per dwelling unit with two (2) or more bedrooms. Minimum size of any individual recreation area shall be seven hundred fifty (750) square feet.
(19) Landscaping requirements.
a. No one species of tree shall exceed twenty-five (25) per cent of the minimum required landscaping. Neither existing vegetation nor landscaping in excess of the minimum required will be subject to this limitation.
b. Townhouse subdivisions shall be required to employ appropriately scaled berms, or tiered landscaping beds, with a variety of colors, heights, textures and species along site perimeters abutting public rights-of-ways.
c. All required shade trees shall be a minimum of twelve (12) feet in height with a five (5) foot spread immediately upon installation.
d. A fifteen (15) foot landscape buffer shall be required between vehicular use areas and all external public street frontages, except for arterial streets identified on the Trafficways Plan which shall have a twenty-five (25) foot landscape buffer.
e. Perimeter landscaped buffers between vehicular use areas and rights-of-way or perimeter property lines shall not be counted towards usable open space requirements.
(20) Preliminary site plan review. All townhouse subdivisions shall be required to submit plans for preliminary review.
(21) Security plan. All townhouse subdivisions shall be required to submit a security plan as part of the final site plan submittal. The security plan shall include graphic and textual materials addressing the following public safety issues:
a. Provision of natural surveillance.
1. Placement and design of physical features to maximize visibility. This will include building orientation, windows, entrances and exits, parking lots, walkways, guard gates, landscape trees and shrubs, fences or walls, signage and other physical obstructions.
2. The placement of persons and/or activities to maximize surveillance possibilities.
3. Lighting that provides for nighttime illumination of parking lots, vehicle service areas, pedestrian areas, walkways, entrances and exits.
b. Provision of natural access control.
1. Use of sidewalks, pavement, lighting and landscaping to clearly guide the public to and from entrances, exits, and the like.
2. Use of fences, walls or landscaping to prevent or discourage public access to and from dark or unmonitored areas, while still providing for adequate emergency access.
c. Provision of territorial reinforcement.
1. Use of pavement treatments, landscaping, art, signage, screening or fences to define and outline ownership of property.
2. Placement of windows, transparent or translucent, in locations to enhance security and surveillance.
d. Maintenance to fulfill safety and security principles.
1. Continued maintenance of landscaping and lighting treatment to facilitate natural surveillance, natural access control and territorial reinforcement.
2. The use of low-maintenance landscaping and lighting treatment.
(22) Review by design professional. In the event the city manager or their designee determines that a project has special requirements that require the services of a design professional to provide a review of the project, the city may contract with such professional and the reasonable cost of such review will be borne by the applicant. The applicant shall be informed, in writing, of the city's intent to contract with a design professional to review the project and the cost of such review shall be set forth in the letter of notification to the applicant.
(23) Conflict with other provisions. In the event that any provision of this section conflicts with any other provisions of the Land Development Code, the provisions of this section shall control to the extent of such conflict.
(Code 1972, § 20-47; Ord. No. 93-146, § 1, 9-21-93; Ord. No. 96-158, § 2, 1-7-97; Ord. No. 97-129, § 2, 7-15-97; Ord. No. 97-135, § 2, 9-16-97; Ord. No. 2023-101, § 125, 4-19-23)
Source: City of Coral Springs, Florida, Code of Ordinances, Charter and Land Development Code (Municode Library, library.municode.com)URL: https://library.municode.com/fl/coral_springs/codes/land_development_code?nodeId=CH25ZOOR_ARTIINGE_S250147TOSUDEFetched: 11/8/2026