Procedures and requirements for mixed use developments.
Coral Springs Land Development Code § 250154
in effectSec. 250154. - Procedures and requirements for mixed use developments.
(1) Statement of intent: It is the intent of the Land Development Code to allow for mixed use development on business zoned properties, in a manner consistent with the requirements of the City of Coral Springs Comprehensive Plan and the Broward County Land Use Plan. The development services director shall be responsible for ensuring compliance with the flexibility provisions for residential uses within areas designed commercial as permitted by the comprehensive plan and for determining the availability of reserve units in the respective flexibility zone.
Certain locations and uses have been assigned herein as being areas where mixed use developments are permitted subject to the standards contained herein for mixed use developments. Other uses and additional locations for mixed use developments are subject to conditional use approval in addition to the standards contained herein.
A mixed land use development may occur on a single plot of land, or a mixed use development may be comprised of more than one plot. A mixed use development may be composed of buildings which are used entirely for permitted residential uses, non-residential uses or a combination thereof. All mixed use developments, whether comprised of a single parcel or multiple parcels, single-use buildings or mixed use buildings shall exhibit the characteristics of a unified mixed use development with respect to compatible mix of uses, traffic and pedestrian circulation, unifying design elements, and the inter-relationships between the various uses.
(2) Permitted uses: The permitted uses shall be determined by reference to Table B.
TABLE "B"
MIXED USE DEVELOPMENTS
PERMITTED USES
Use | Type of Approval
Multifamily apartments above a permitted nonresidential use | O
Townhouse | *
Multifamily apartments—Freestanding | *
Hotels, motels and time share units | O
Business and professional offices | O
Drive through facility for a bank | +
Medical and dental offices | O
Corporate park uses, research facilities and laboratories | *
Restaurants without drive through facilities | O
Restaurants with dive through facilities | +
Night clubs and lounges | *
Catering establishments | *
Theme restaurants | O
Stores for the sale of new merchandise or antiques and used books | O
Personal and professional services as permitted in B-2 | O
Personal and professional services as permitted in B-3 (only for those areas zoned B-3) | *
Print shop as permitted in B-2 | O
Health club, spa and similar uses | O
Entertainment facilities such as movie and dinner theaters | +
Municipal and other governmental offices | O
Libraries | O
Museums and art galleries | O
Municipal auditorium, amphitheater bandshell | +
Cultural, civic and community centers | O
Places of worship | +
Other governmental buildings | *
Day care excluding playground | O
Public or private schools and all playgrounds | +
Trade and vocational schools and universities | +
Private clubs, lodges and similar organizations | *
Service stations | *
Uses and activities customary and accessory to the above described uses | O
O Permitted subject to standards.
+ Permitted subject to standards and provided that the building does not include a residential use or abut a residential use without a separation of twenty-five (25) feet unless the use is processed and approved as a conditional use.
* Requires conditional use approval.
Note: Development must also comply with any specific restrictions contained in the applicable business zoning district.
(3) Location and mixed use developments: The following commercial areas are eligible for mixed use development in accordance with the Land Development Code:
(a) University Drive/Westview Drive (all four (4) quadrants).
(b) Coral Ridge Drive/Sawgrass Expressway interchange (all quadrants within the municipal limits).
(c) Atlantic Boulevard/Sawgrass Expressway interchange (northeast and southeast quadrants).
(d) State Road 7/Sawgrass Expressway interchange (southwest quadrant).
(e) Wiles Road/State Road 7 (southwest quadrant).
(f) Sample Road/State Road 7 (northwest and southwest quadrants).
(g) Sample Road/University Drive (southeast quadrant).
(h) Any additional area zoned for B-2 or B-3 use approved through the conditional use process.
(4) Limitations on uses, activities and structures for all mixed use developments:
(a) No more than fifty (50) per cent of the total floor area of the mixed use development may be devoted to residential uses.
(b) The total number of dwelling units in a mixed use development shall not exceed fifteen (15) dwelling units per gross acre of the overall mixed use development.
(c) There shall be sufficient reserve units in the flexibility zone as defined by the Broward County Land Use Plan and consistent with the city's Density Monitoring System (DMS), as determined by the development services director, to accommodate the proposed residential uses. Sufficient reserve units shall be allocated to the property to permit the proposed residential units at the time of site plan approval except as provided herein.
(d) Within each flexibility zone, no more than twenty (20) per cent of the acreage designated for commercial use shall be used for residential uses, or mixed residential/commercial uses. The development services director shall make a finding that sufficient commercial flexibility exists.
(e) All activities of permitted uses involving sale, display preparation or storage of goods, fixtures, or equipment used or sold in the course of business shall be conducted within a completely enclosed building except for the following activities some of which are required to receive conditional use approval:
1. Open air retail sales and display as a temporary use for a period not to exceed seventy-two (72) hours when authorized by the city manager or their designee by a temporary use permit.
2. Seating areas for food and beverage service accessory to a restaurant, private club, cafeteria, or catering establishment.
3. Outdoor play areas of schools and day care centers.
4. Drive-up or drive-through businesses.
5. Motor fuel dispensing.
6. Outdoor recreation facilities.
(f) Overhead garage or loading doors larger than eight (8) feet in width or height shall not be located on immediate streetside elevations of buildings nor be oriented toward abutting residential uses, unless effectively screened from view and sound.
(g) Electrical and mechanical equipment shall be effectively screened from view from public areas, streets, adjoining properties and residential uses.
(5) Allocation of comprehensive plan flexibility: Proposed mixed use developments, which do not require conditional use approval, may reserve flexibility before approval of a site plan subject to obtaining a letter of approval from the city manager or their designee. Such reservation may include allocation of a specific number of reserve units and a determination that a specific acreage satisfies the criteria that no more than twenty (20) per cent of the acreage designated for commercial use shall be used for residential uses, or mixed residential/commercial uses, within each flexibility zone. The applicant shall make any such request for reservation by submitting a written request to the city manager or his designee. No flexibility will be reserved unless it is consistent with the city's comprehensive plan. The development services director shall make the determination as to consistency with the city's comprehensive plan. The development services director may also assign flexibility to eligible locations by including the resulting numbers in the density monitoring report.
(6) Minimum plot size regulations: The minimum size of a mixed use development shall be nine (9) acres. Individual parcels within a mixed use development shall be no less than one (1) acre in size.
(7) Minimum floor area ratio and maximum pervious area: Uses shall be limited to a floor area ratio of no more than two (2) to one (1) and to a plot coverage of buildings and other pervious areas of no more than eighty (80) per cent.
(8) Setback regulations: Nonresidential buildings and mixed residential/nonresidential buildings shall be located no closer than sixty-five (65) feet from any street right-of-way external to the development. Residential buildings shall be located no closer than twenty-five (25) feet from any street located outside the boundaries of the mixed use development except where prohibited by the Broward County Trafficways Plan.
Nonresidential buildings and mixed residential/nonresidential buildings shall be located no closer than fifteen (15) feet from the edge of pavement of any drive aisle, parking lot or turn lane of any street internal to the development.
No building shall be located closer than twenty-five (25) feet from any overall mixed use development project boundary.
No window, door, or private balcony of a residential unit shall face any other building across a distance of less than twenty (20) feet at the same elevation.
Where apartments are located above a permitted nonresidential use, there is no minimum building separation requirement. However, the buildings shall satisfy any building setback requirements provided elsewhere in this chapter for the permitted nonresidential use.
Where freestanding apartment buildings are located adjacent to nonresidential buildings or free standing apartment buildings, the buildings shall be separated by at least the sum of the building heights divided by two (2). Where townhouse units are permitted, the setbacks, separation and spacing requirements for townhouses found elsewhere in this chapter shall apply.
(9) Buffer/landscaping requirements: Mixed use developments which do not require conditional use approval shall conform to the landscaping and buffering requirements contained elsewhere in the Land Development Code. Where uses require conditional use approval, a buffer and landscaping shall be provided consistent with the intent of this chapter and approved by the city commission.
(10) Site plan approval: Mixed use developments, or the individual components or phases thereof, shall be subject to approval of a site development plan pursuant to section 201 of the Land Development Code regardless of whether conditional use approval is required. In addition to the requirements and criteria of Section 201, mixed use developments shall comply with the following additional planning criteria:
(a) The proposed development shall be consistent with all development regulations contained within this section.
(b) The proposed uses and arrangement of uses within the development shall be complementary and compatible with one another and with adjoining property uses.
(c) The different uses, components and phases of a mixed use development shall be related to one another. Examples of inter-relationship may include, but are not limited to shared use of vehicular access, parking, open spaces, landscaping and pedestrian walkways, unified design features and signage, internal vehicle trip capture and/or complementary peak/off-peak use characteristics.
(d) The development shall provide functional and attractive pedestrian connections between the various uses, components and phases of the overall mixed use development.
(e) The development shall exhibit unifying physical design elements. Examples of unifying elements may include, but are not limited to, building materials and design features, color, pavement treatment, street furniture, signage, landscape materials and decorative features.
(11) Conditional use procedures: Under the provision of this section, certain uses and locations will require approval through the conditional use process. No building permit for any structure or business tax receipt for any use, location or dwelling units that requires conditional use approval shall be issued until the following procedure and requirements have been completed:
(a) An application for conditional use consideration shall be filed with the development services department at least thirty (30) calendar days prior to the planning and zoning board meeting at which it will be considered. The fee shall be an amount established from time to time by resolution adopted by the city commission.
(b) The application shall contain or be accompanied by all information necessary for the city to determine that the proposed structure(s) or use(s) shall satisfy the requirements for conditional uses as specified in Section 250153 of the Land Development Code and this section. Such information shall include the following, if applicable, to the project:
1. Economic impact information including, but not limited to:
Use: | townhouse, multifamily | office/retail
Size | # of units by type | # of gross square feet per use
Value | $ (townhouse only) | N/A
2. A master development plan map describing the development in text and map form including the following specific elements:
a. Traffic circulation element including pedestrian, bikeway and roadway system.
b. Project data required for site plan submittal pursuant to section 201 of the Land Development Code.
c. List of permitted uses.
d. Recreational facilities.
3. A traffic analysis demonstrating the ability to achieve an internal trip capture concurrent with the buildout of the project.
4. A parking plan demonstrating adequate parking.
5. A phasing schedule demonstrating that the commercial component of the plan will be met.
(c) Before the conditional mixed use development application is placed on the agenda of the planning and zoning board for public hearing, the city manager or their designee must make a finding that the following restrictions are satisfied:
1. Within each flexibility zone of the Broward County Land Use Plan, no more than twenty (20) per cent of the acreage designated for commercial use shall be used for residential uses, or mixed residential/commercial uses.
2. There are sufficient reserve units in the flexibility zone as defined by the Broward County Land Use Plan and consistent with the city's Density Monitoring System (DMS) to accommodate the proposed residential uses. Sufficient reserve units shall be allocated to the property to permit the proposed residential uses.
3. Density of residential uses on property designated for commercial land use shall not exceed fifteen (15) dwelling units per gross acre and the residential component contains multifamily dwellings in townhouses, mixed use buildings or apartment buildings.
4. Dwelling units and commercial uses may be combined within the same building or may be contained in separate buildings; however, no more than fifty (50) per cent of the total floor area of the development may be residential uses.
5. The application materials include all the information necessary for the city to determine that the proposed structure(s) or use(s) shall satisfy the requirements for conditional mixed use developments.
(d) In addition to making the findings listed previously for conditional uses in Section 250153 of the Land Development Code, the city commission shall make a finding that the development satisfies the following:
1. The mixed use development shall demonstrate that the residential uses will not inhibit the city's ability to meet the goals of its economic element of the city comprehensive plan. Projected revenue sources must be identified to meet any deficit in projected revenues identified by the city manager or their designee in the review of this project.
2. A mixed land use development shall demonstrate the ability to achieve an internal trip capture concurrent with the buildout of the project.
3. The phasing plan must provide reasonable assurances that the commercial uses will be provided reasonably concurrent with the residential development.
4. Recreational opportunities shall be provided to meet the need of the population within the mixed use development.
5. The buildings in the mixed use development are complementary and functionally related to one another and must be compatible with the adjacent development.
6. The development will require pedestrian connections between the component uses of the mixed use development and the connections must be functional and attractive to pedestrians.
(12) [Fees.] The fees shall be an amount established from time to time by resolution adopted by the city commission. Any and all other provisions of this section shall remain in effect, to the extent not in conflict with the provisions of said resolution.
(Code 1972, § 20-54; Ord. No. 93-146, § 1, 9-21-93; Ord. No. 2004-121, § 16, 9-7-04; Ord. No. 2007-115, § 11, 11-20-07; Ord. No. 2020-112, § 25, 8-19-20; Ord. No. 2023-101, § 130, 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_S250154PRREMIUSDEFetched: 11/8/2026