Zoning › Florida › Broward County › Coconut Creek

Coconut Creek, FL Zoning

Euclidean-zoning. 20 districts · 7 overlays · 7 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
density-encoded
Naming convention by category
res_sfdensity-encoded — RS-1=1 du/ac, RS-3=3 du/ac, RS-4=4 du/ac
res_mfdensity-encoded — RM-10=10 du/ac, RC-5=5 du/ac
commercialletter-code — B-2 convenience, B-3 community, B-4 regional; O-2 local offices
industrialletter-code — IO-1 industrial office, IM-1 industrial manufacturing
planneddescription-code — PCD planned commerce, PMDD planned MainStreet

Euclidean base code (Ch. 13 Art. III) with PMDD form-based overlay district for ~200-acre MainStreet mixed-use project. Density numbers in residential district codes encode the maximum du/ac: RS-1 (1 du/ac), RS-3 (3 du/ac), RS-4 (4 du/ac), RM-10 (10 du/ac), RC-5 (5 du/ac). GIS confirmed 19 distinct active zoning classes. PMDD governed by separate development agreement and Art. III regs; internal standards not extractable via scripting (Municode Cloudflare-blocked). Nicknamed 'Butterfly Capital of the World.'

Worth knowing
  • Municode Cloudflare 403: the primary code at library.municode.com/fl/coconut_creek returns HTTP 403 to all scripted access. Dimensional standards (min lot, height, FAR, setbacks) for all base districts are documented as partial with §-citations pointing to the known section IDs from Wayback CDX. A manual browser session or future scrape tool is needed to populate the numeric tables. Section mapping: RS-1=§13-334, RS-3=§13-335, RS-4=§13-336.1, RC-5=§13-336.2, RM-10=§13-337, CF=§13-354, AG=§13-332.
  • PUD is the dominant zoning class by parcel count (confirmed by GIS distinct-values query noting 'PUD being the most frequently occurring classification'). City was planned as master communities through the 1980s–2000s under PUD approvals.
  • PMDD (MainStreet at Coconut Creek) is a ~200-acre form-based mixed-use district that replaced an earlier high-rise office/commercial vision; approved program reduced overall density significantly (2,360 units + 225K sf retail vs. prior high-rise scheme). Governed by block-specific site plan approvals and a development agreement.

+ 3 more in Quirks & notes

Districts

spec 12res_sf 4res_mf 2ag 2
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RS-1Residential Single Family (1 du/ac)res_sf—[1]—[2]—[3]—[4]1[5]—[6]— / — / —
RS-3Residential Single Family (3 du/ac)res_sf—[7]—[8]—[9]—[10]3[11]—[12]— / — / —
RS-4Residential Single Family (4 du/ac)res_sf—[13]—[14]—[15]—[16]4[17]—[18]— / — / —
RC-5Residential Cluster (5 du/ac)res_sf—[19]—[20]—[21]—[22]5[23]—[24]— / — / —
RM-10Residential Multiple Family (10 du/ac)res_mf—[25]—[26]—[27]—[28]10[29]—[30]— / — / —
MH-1Mobile Home Parkres_mf—[31]—[32]—[33]—[34]—[35]—[36]— / — / —
A-1Agricultural Districtag—[37]—[38]—[39]—[40]—[41]—[42]— / — / —
A-EAgricultural Estate Districtag—[43]—[44]—[45]—[46]—[47]—[48]— / — / —
O-2Local Officesspec—[49]—[50]—[51]—[52]—[53]—[54]— / — / —
B-2Convenience Shoppingspec—[55]—[56]—[57]—[58]—[59]—[60]— / — / —
B-3Community Shoppingspec—[61]—[62]—[63]—[64]—[65]—[66]— / — / —
B-4Regional Shoppingspec—[67]—[68]—[69]—[70]—[71]—[72]— / — / —
CFCommunity Facilityspec—[73]—[74]—[75]—[76]—[77]—[78]— / — / —
GCGolf Coursespec—[79]—[80]—[81]—[82]—[83]—[84]— / — / —
PParks and Recreation Districtspec—[85]—[86]—[87]—[88]—[89]—[90]— / — / —
IO-1Industrial Officespec—[91]—[92]—[93]—[94]—[95]—[96]— / — / —
IM-1Industrial Manufacturingspec—[97]—[98]—[99]—[100]—[101]—[102]— / — / —
PCDPlanned Commerce Districtspec—[103]—[104]—[105]—[106]—[107]—[108]— / — / —
PMDDPlanned MainStreet Development Districtspec—[109]—[110]—[111]—[112]—[113]—[114]— / — / —
PUDPlanned Unit Developmentspec—[115]—[116]—[117]—[118]—[119]—[120]— / — / —

Confidence: confirmed partial under review not found

Overlays

CC-FP-NFIP
FEMA Floodplain Management Overlay
FP
Ch. 13 LDC — floodplain management regulations; FEMA NFIP participant since pre-2014

Properties within FEMA Special Flood Hazard Areas as mapped on FIRM effective August 18, 2014 (Broward County FIRM)

CC-MSOA
Medical Services Overlay Area
SPEC
§ 13-625 Master Business List MSOA; enacted via ORD 2017-016 and predecessors

Properties within the Medical Services Overlay Area boundary (geographic boundary not captured — requires GIS or code text access)

CC-VKNO
Vinkemulder Equestrian Neighborhood Overlay Area
ENV
§ 13-319(c)(4); enacted by ORD 2025-026 (two readings: File 7455895 and 7501672, 2025)

Properties generally located south of Wiles Road, west of Tradewinds Park, north of the FPL easement, and east of Lyons Road; excludes San Mellina and Coquina subdivisions

CC-PMDD-OVERLAY
Planned MainStreet Development District — Mixed Use Overlay
DT
Ch. 13 Art. III PMDD regulations; MainStreet at Coconut Creek Development Agreement

~200-acre MainStreet at Coconut Creek site generally bounded by Lyons Road, Sample Road, NW 54 Ave / Cullum Rd corridor

CC-TOD-NONE
Transit-Oriented Development Overlay — Not Found
TOD
not_found

not_found

CC-HP-NONE
Historic Preservation Overlay — Not Found
HP
not_found

not_found

CC-AH-NONE
Affordable Housing Bonus Overlay — Not Found
AH
not_found

not_found

State preemptions

FL §166.04151(7) Live Local Act (SB 102/2023 + SB 328/2024 + HB 7073/2024 + SB 1730/2025)applies
Qualifying condition
Applies statewide to all Florida municipalities per §166.04151(7). Coconut Creek population: 60,413 (2020 Census); no population threshold gate for city-level applicability. Trigger requires qualifying project on land zoned commercial/industrial/mixed-use per SB 1730 (2025) activity-allowed test — Coconut Creek has B-2, B-3, B-4, IO-1, IM-1 zones where commercial/industrial activity is allowed, confirming trigger zones exist. Highest density in jurisdiction: RM-10 (10 du/ac base) or blended PMDD (~11.8 du/ac per project). No Areas of Critical State Concern designation (Broward County is not in FL Keys/Big Cypress/Apalachicola Bay/Green Swamp exclusion zones). Not in Wekiva Study Area (§369.316) or Everglades Protection Area (§373.4592).
Source
US Census 2020 (FIPS 1213275); BCPA zoning definitions; Florida statute §§166.04151, 125.01055; SB 102/2023 Ch. 2023-17; SB 328/2024 Ch. 2024-188; HB 7073/2024 Ch. 2024-158; SB 1730/2025 Ch. 2025-172
Effect
Preempts density, height, and use restrictions for qualifying multifamily projects (≥40% units at ≤120% AMI) on commercial/industrial/mixed-use-zoned land. Coconut Creek has B-2, B-3, B-4, IO-1, IM-1, and PMDD zones that allow commercial/industrial activity and qualify as trigger zones under SB 1730 (2025) activity-allowed test. Highest residential density in jurisdiction is RM-10 (10 du/ac) or PMDD blended (~11.8 du/ac) — Live Local projects must be permitted at this density. Height: tallest building within ¾ mile of subject site (SB 1730 2025 reduced radius from 1 mile). SB 328 (2024): ≥15% parking reduction required for qualifying projects within ¼ mile of a transit stop; full elimination within designated TOD areas (none confirmed in Coconut Creek). HB 7073 (2024): height capped at 150% of tallest building within ¼ mile where qualifying site is adjacent to ≥25 contiguous SFH. SB 1730 (2025): moratorium prohibition, ¾-mile radius.
FL §509.032(7) Short-Term Rental Preemptionapplies
Qualifying condition
Applies statewide to all Florida municipalities. Coconut Creek population 60,413 (2020 Census) — no threshold gate. No pre-2011 STR ordinance identified in Legistar or code search. SB 280 (2024) was vetoed 2024-06-27 and is NOT in force; §509.032(7) remains the sole preemption.
Effect
Local governments may not prohibit STRs or regulate their frequency/duration. Pre-2011-06-01 ordinances are grandfathered. Coconut Creek incorporated 1967; any pre-2011 STR restriction may be grandfathered — no evidence of pre-2011 ordinance found.
FL §553.73 Florida Building Code Preemptionapplies
Qualifying condition
Applies statewide to all Florida municipalities. Coconut Creek pop 60,413 (2020 Census) — no threshold gate. City issues permits under FBC; Building Department confirmed active at coconutcreek.gov.
Effect
Local building codes preempted by statewide Florida Building Code. Local technical amendments require state approval under §553.73(4).
FL §70.001 Bert Harris Private Property Rights Actapplies
Qualifying condition
Applies statewide to all Florida municipalities. No threshold gate. Coconut Creek pop 60,413 (2020 Census).
Effect
Compensation-claim backstop for government actions that inordinately burden existing uses or vested rights in real property.
FL §163.045 Residential Tree Removal Preemptionapplies
Qualifying condition
Applies statewide. Coconut Creek has landscape and tree code (referenced in search results, §13-448 et seq.); §163.045 preempts the hazard-tree permit requirement on residential parcels.
Effect
On residential property, documented hazard trees (certified arborist or FL-licensed landscape architect) may be removed without local permit, application, or fee.
FL §419.001 Community Residential Home Siting Preemptionapplies
Qualifying condition
Applies statewide. Coconut Creek has RS-1, RS-3, RS-4 SF zones and RM-10 MF zone. Community residential homes must be permitted per statute in these zones.
Effect
Group homes ≤6 residents allowed by right in SF zones without hearing; 7-14 residents in MF zones with hearing; 1,000-ft spacing rule applies.
FL SB 180/2025 Post-Storm Moratorium Preemption (Ch. 2025-190)applies
Qualifying condition
Applies statewide conditioned on hurricane landfall in Florida. August 2024 landfalls (Debby, Helene, Milton) triggered the retroactive activation. Coconut Creek is in Broward County — inland location means direct storm damage less likely but state-level preemption applies regardless of local damage. ORD 2025-026 text explicitly references SB 180 as reason the Vinkemulder overlay was drafted without adding more-restrictive requirements (confirmed from Legistar filing 7455895 fetch, 2026-06-02).
Effect
Retroactive to 2024 hurricane season. Prohibits post-landfall development moratoria and more-restrictive LDRs for fixed window; sunsets 2028-06-30. ORD 2025-026 (Vinkemulder overlay) explicitly cited SB 180 compliance, indicating city acknowledged this preemption.
Non-applicable laws (2)
FL §161.053 Coastal Construction Control Line (CCCL)does_not_apply
Qualifying condition
Coconut Creek is an inland municipality in western Broward County, approximately 13 miles from the Atlantic coast. City centroid at lat 26.281, lon -80.185 (confirmed GIS). CCCL applies seaward of DEP-established line, which does not extend to Coconut Creek's territory. No coastal parcels in city limits.
Effect
N/A — no CCCL preemption applies to Coconut Creek.
FL §163.31771 ADU Local-Option Enabling Statutedoes_not_apply
Qualifying condition
FL §163.31771 is a local-option enabling statute, not a preemption. No statewide ADU mandate has been enacted in Florida as of 2026-05. No Coconut Creek ADU ordinance identified in Legistar or code search. Note: HB 1375 (2024) cited in some records as ADU mandate is INCORRECT — HB 1375 is a disabled-veteran ad valorem bill that died in committee.
Effect
Permissive only — no statewide ADU mandate exists. City may (but need not) adopt ADU ordinance.

Adopted building codes

Statewide — FL Building Code 7th ed

IBC
2021 FBC
IRC
2021 FBC
NEC
2020
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-05-06retrieved atMunicode library listing accessed 2026-06-02; last codification shown as March 6, 2026

Quirks & notes

  • Municode Cloudflare 403: the primary code at library.municode.com/fl/coconut_creek returns HTTP 403 to all scripted access. Dimensional standards (min lot, height, FAR, setbacks) for all base districts are documented as partial with §-citations pointing to the known section IDs from Wayback CDX. A manual browser session or future scrape tool is needed to populate the numeric tables. Section mapping: RS-1=§13-334, RS-3=§13-335, RS-4=§13-336.1, RC-5=§13-336.2, RM-10=§13-337, CF=§13-354, AG=§13-332.
  • PUD is the dominant zoning class by parcel count (confirmed by GIS distinct-values query noting 'PUD being the most frequently occurring classification'). City was planned as master communities through the 1980s–2000s under PUD approvals.
  • PMDD (MainStreet at Coconut Creek) is a ~200-acre form-based mixed-use district that replaced an earlier high-rise office/commercial vision; approved program reduced overall density significantly (2,360 units + 225K sf retail vs. prior high-rise scheme). Governed by block-specific site plan approvals and a development agreement.
  • The city's Zoning GIS layer (CoconutsMS/MapServer/24) is parcel-level, not district-polygon; each of 12,501 parcels carries a ZONING attribute. Layer confirmed at gis.coconutcreek.net — city-owned ArcGIS 11.3 server.
  • Community Rating System rating: 7 (15% premium discount for NFIP policyholders). FIRM effective 2014-08-18 for Broward County.
  • Vinkemulder Equestrian Neighborhood Overlay (§13-319(c)(4), ORD 2025-026, 2025): new planning overlay covering western equestrian area south of Wiles Rd. Incorporates master plan by reference but adds no new regulatory requirements. Enacted with explicit SB 180 compliance language.

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
https://library.municode.com/fl/coconut_creek/codes/code_of_ordinances
retrieved 2026-06-02
Citations
  1. [1] §13-334 — lot-area table not extractable via scripted access (Municode CF-blocked); min consistent with 1 du/ac = ~43,560 sf implied by density ceiling; exact statutory minimum not captured
  2. [2] §13-334 — height table not captured; Municode CF-blocked
  3. [3] §13-334 — lot coverage not captured
  4. [4] §13-334 — FAR not captured
  5. [5] §BCPA ZoningDefinitions — RS-1 = Residential Single Family (1 DU/AC); confirmed by district code naming convention and BCPA lookup bcpa.net/ZoningDefinitions.htm
  6. [6] §13 — not captured
  7. [7] §13-335 — not captured; Municode CF-blocked; consistent with ~14,520 sf at 3 du/ac
  8. [8] §13-335 — not captured
  9. [9] §13-335 — not captured
  10. [10] §13-335 — not captured
  11. [11] §BCPA ZoningDefinitions — RS-3 = Residential Single Family (3 DU/AC)
  12. [12] §13 — not captured
  13. [13] §13-336.1 — not captured
  14. [14] §13-336.1 — not captured
  15. [15] §13-336.1 — not captured
  16. [16] §13-336.1 — not captured
  17. [17] §BCPA ZoningDefinitions — RS-4 = Residential Single Family (4 DU/AC)
  18. [18] §13 — not captured
  19. [19] §13-336.2 — not captured
  20. [20] §13-336.2 — not captured
  21. [21] §13-336.2 — not captured
  22. [22] §13-336.2 — not captured
  23. [23] §BCPA ZoningDefinitions — RC-5 = Residential Cluster (5 DU/AC)
  24. [24] §13 — not captured
  25. [25] §13-337 — not captured
  26. [26] §13-337 — not captured
  27. [27] §13-337 — not captured
  28. [28] §13-337 — not captured
  29. [29] §BCPA ZoningDefinitions — RM-10 = Residential Multiple Family (10 DU/AC)
  30. [30] §13 — not captured
  31. [31] §13 — not captured; separate mobile home park regulations likely in Ch. 13 Art. III
  32. [32] §13 — not captured
  33. [33] §13 — not captured
  34. [34] §13 — not captured
  35. [35] §13 — not captured
  36. [36] §13 — not captured
  37. [37] §13-332 — not captured
  38. [38] §13-332 — not captured
  39. [39] §13-332 — not captured
  40. [40] §13-332 — not captured
  41. [41] §13-332 — agricultural, typically 1 dwelling per parcel or very low density; not captured
  42. [42] §13 — not captured
  43. [43] §13-332 — not captured; larger lots than A-1 implied by 'estate' designation
  44. [44] §13-332 — not captured
  45. [45] §13 — not captured
  46. [46] §13 — not captured
  47. [47] §13 — not captured
  48. [48] §13 — not captured
  49. [49] §13 — not captured
  50. [50] §13 — not captured
  51. [51] §13 — not captured
  52. [52] §13 — not captured
  53. [53] n — commercial/office, residential density not applicable
  54. [54] §13 — not captured
  55. [55] §13 — not captured
  56. [56] §13 — not captured
  57. [57] §13 — not captured
  58. [58] §13 — not captured
  59. [59] n — commercial, no residential density floor
  60. [60] §13 — not captured
  61. [61] §13 — not captured
  62. [62] §13 — not captured
  63. [63] §13 — not captured
  64. [64] §13 — not captured
  65. [65] n — commercial
  66. [66] §13 — not captured
  67. [67] §13 — not captured
  68. [68] §13 — not captured
  69. [69] §13 — not captured
  70. [70] §13 — not captured
  71. [71] n — commercial
  72. [72] §13 — not captured
  73. [73] §13-354 — not captured
  74. [74] §13-354 — not captured
  75. [75] §13-354 — not captured
  76. [76] §13-354 — not captured
  77. [77] n — institutional use district; no residential density standard
  78. [78] §13 — not captured
  79. [79] §13 — specialized recreation district; not captured
  80. [80] §13 — not captured
  81. [81] §13 — not captured
  82. [82] §13 — not captured
  83. [83] n — open space/recreation; no residential density
  84. [84] §13 — not captured
  85. [85] §13 — not captured
  86. [86] §13 — not captured
  87. [87] §13 — not captured
  88. [88] §13 — not captured
  89. [89] n — parks; no residential density
  90. [90] §13 — not captured
  91. [91] §13 — not captured
  92. [92] §13 — not captured
  93. [93] §13 — not captured
  94. [94] §13 — not captured
  95. [95] n — industrial/office; no residential density
  96. [96] §13 — not captured
  97. [97] §13 — not captured
  98. [98] §13 — not captured
  99. [99] §13 — not captured
  100. [100] §13 — not captured
  101. [101] n — industrial; no residential density
  102. [102] §13 — not captured
  103. [103] §13 — PCD standards set per approved site plan/development agreement; not captured in base code table
  104. [104] §13 — per approved development order
  105. [105] §13 — per development order
  106. [106] §13 — per development order
  107. [107] §13 — per development order; may include mixed-use residential component
  108. [108] §13 — per development order
  109. [109] §13 Art. III, MainStreet PMDD — form-based standards set in development agreement; not capturable via scripted code access
  110. [110] u
  111. [111] u
  112. [112] u
  113. [113] u
  114. [114] u
  115. [115] §13 — PUD standards negotiated per project; no base-zone table
  116. [116] §13 — per approved PUD agreement
  117. [117] §13 — per PUD
  118. [118] §13 — per PUD
  119. [119] §13 — per PUD; dominant zoning class by parcel count per GIS layer (city-stated)
  120. [120] §13 — per PUD

Research status

Publication gates

primary url presentpassedhttps://library.municode.com/fl/coconut_creek/codes/code_of_ordinances — https, Municode (authoritative platform), not an aggregator
no aggregator citedpassedscan clean — no Zoneomics, Steadily, SitePlanGuide, SitePlanCreator, Propwire, Zonara, Unzoned citations in record
confidence tags full formpassedAll confirmed fields carry §-citations (e.g. 'c§BCPA ZoningDefinitions' for du_ac values, 'c§ORD 2025-026' for overlay facts); partial fields carry §-cited section references even when values are null; no bare confirmed without citation
overlays have parameters trigger confidencepassedAll 7 overlay entries have non-empty params[], trigger (or not_found with search_performed in params), status, and confidence code; partial overlays have what_is_confirmed + what_is_missing per FM-8 paired-field rule
preempt section city specificpassed9 preemption entries with city-specific qualifying_condition_checked; each includes numeric inputs (pop 60,413 2020 Census), vintage, and threshold compared; ORD 2025-026 SB 180 compliance confirmed from Legistar source

Data quality

35%completeness8 confirmed47 partial3 not found
Documented gaps
  • All dimensional standards (min_lot_sf, max_height_ft, FAR, lot_coverage, setbacks) for all base districts — blocked by Municode Cloudflare 403
  • Parking ratios for all districts
  • MSOA geographic boundary and full §13-619 overlay regulations
  • FEMA NFIP community number and local freeboard requirement
  • PMDD block-by-block development standards table
  • RS-3 parcel frequency — appears sparse in GIS but confirmed as active district code
  • CRA (Community Redevelopment Area) boundaries — not researched

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