Zoning › Florida › Broward County › Sunrise

Sunrise, FL Zoning

Hybrid-pd-zoning. 21 districts · 7 overlays · 9 applicable state preemptions.

Overview

Code type
hybrid-pd
Naming convention
mixed
Naming convention by category
residentialdensity-encoded — number = max DU/AC (RS-3 = 3 du/ac, RM-25 = up to 25 du/ac)
commercialletter-code — sequential index with no dimensional formula (B-1 through B-7)
industrialletter-code
plannedPDD and PUD are default paths for most new development

PDD (Planned Development District) and PUD (Planned Unit Development) dominate new development through site-plan approval; Section 16-116 Flexibility Units system allows residential density above base zoning on commercial-designated parcels via City Commission allocation. Broward County BrowardNext Unified Flexibility Zone framework applies.

Worth knowing
  • Dimensional standards (min lot area, exact setbacks, FAR, height caps, lot coverage) for all districts are in §16-79 of the Land Development Code (Municode Chapter 16, Article V) but Municode's portal returns a JavaScript SPA shell to scripted access — no cached Wayback renders and no city-hosted PDF alternative was found. The partial setback values for business districts (25 ft streets, 75 ft trafficways, 20 ft rear, 10 ft side) come from Google search engine snippets of §16-78 and have not been independently verified against the primary text.
  • B-3A is mapped as a standalone zoning district in the GIS (not a pure overlay) but is named 'General Business Overlay District' in both the GIS legend and BCPA definitions. It carries distinct landscaping requirements under LDC §16-Art.VIII. Treat as a district code for GIS purposes.
  • The §16-116 'Flexibility Units' system (formerly 'reserve units'; renamed per Resolution 18-36 / Broward County BrowardNext Unified Flexibility Zone) allows the City Commission to allocate additional residential density on commercially-designated parcels beyond base zoning. This means the effective residential capacity ceiling on commercial-LU parcels is administratively set per project, not hard-capped by the base district.

+ 7 more in Quirks & notes

Districts

spec 5res_mf 4com 4res_sf 3off 3mu 1ind 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RS-3Residential Single Family (3 DU/AC)res_sf—[4]25 ft[5]—[6]—[7]3[8]——[1] / —[2] / —[3]
RS-5Residential Single Family (5 DU/AC)res_sf—[12]25 ft[13]—[14]—[15]5[16]——[9] / —[10] / —[11]
RS-7Residential Single Family (7 DU/AC)res_sf—[20]25 ft[21]—[22]—[23]7[24]——[17] / —[18] / —[19]
RM-10Residential Multi-Family (5–10 DU/AC)res_mf—[28]—[29]—[30]—[31]10[32]——[25] / —[26] / —[27]
RM-16Residential Multi-Family (10–16 DU/AC)res_mf—[36]—[37]—[38]—[39]16[40]——[33] / —[34] / —[35]
RM-25Residential Multi-Family (16–25 DU/AC)res_mf—[44]—[45]—[46]—[47]25[48]——[41] / —[42] / —[43]
B-1Neighborhood Business Districtcom——[52]—[53]—[54]———[49] / —[50] / —[51]
B-2Community Business Districtcom——[58]—[59]—[60]——25[55] / 10[56] / 20[57]
B-3General Business Districtcom——[64]—[65]—[66]——25[61] / 10[62] / 20[63]
B-3AGeneral Business Overlay Districtcom——[70]—[71]—[72]———[67] / —[68] / —[69]
B-4Professional Office Districtoff——[76]—[77]—[78]———[73] / —[74] / —[75]
B-5Sunrise/Sawgrass Office Districtoff——[82]—[83]—[84]———[79] / —[80] / —[81]
B-6Sunrise/Sawgrass Mixed Use Districtmu——[88]—[89]—[90]———[85] / —[86] / —[87]
B-7Office Park Districtoff——[94]—————[91] / —[92] / —[93]
CRCommercial Recreationspec——[98]—————[95] / —[96] / —[97]
I-1Light Industrialind——[102]—[103]—[104]———[99] / —[100] / —[101]
CFCommunity Facilitiesspec——[108]—————[105] / —[106] / —[107]
R/OSRecreation/Open Spacespec——[109]————— / — / —
PDDPlanned Development Districtspec—————[110]—— / — / —
PUDPlanned Unit Developmentspec—————[111]—— / — / —
PR-10Mobile Home Park Districtres_mf—————[112]—— / — / —

Confidence: confirmed partial under review not found

Overlays

WSED
Western Sunrise Entertainment District
COR
§16-Art.VI — confirmed present as LDC Article VI; specific section numbers not retrievable via Municode (CF-gated)

Parcels in the northeast corner of W. Sunrise Boulevard and NW 136 Avenue, extending north to approximately 500 feet north of Green Toad Road; underlying zoning typically B-3

base_zoneB-3 (General Business District)
dri_overlaySawgrass Mills Development of Regional Impact (DRI) — Ord. 893-X, approved 2002-11-12 by City Commission
supplemental_regulations§16-Art.VI (Sunrise-specific supplemental regulations for this entertainment corridor). Outdoor seating requires separate permit per §16-122. Signage requires Uniform Signage Plan approval.
corridor_contextHigh-visibility commercial/entertainment corridor anchored by Sawgrass Mills Mall and Colonnade Shoppes
staff_report_refNovus Agenda AttachmentID 48752 / ItemID 11897 (2024 Tommy Bahama Marlin Bar application)
FP-BROWARD-FIRM
Floodplain/FEMA FIRM Overlay
FP
§16 — Sunrise participates in NFIP Community Rating System (CRS); Broward County FIRM panels 12011C (effective 2014-08-18)

All parcels within Broward County FEMA FIRM panel boundaries; specific flood zones AE, AH, AO, VE, X present within Sunrise city limits per GIS layer FEMA Flood Hazard Area 2014

firm_effective_date2014-08-18
firm_panel_series12011C
flood_zones_presentAE; AH; AO; VE; X; 0.2 PCT ANNUAL CHANCE FLOOD HAZARD
crs_participationSunrise participates in NFIP CRS; property owners receive 15% savings on annual flood insurance premiums
local_freeboardnot_found — Municode CF-gated; §16 floodplain provisions not accessible
updated_firms_2024FEMA issued updated FIRMs effective July 31, 2024 for Broward County (post-study panels supersede 2014 effective date on covered panels)
HP-NOT-FOUND
Historic/Heritage Preservation
HP

not_found

statusnot_found
search_performedSearched Municode TOC, city website, and Google for Sunrise FL historic preservation overlay or heritage district in Chapter 16 — no results found. Sunrise is a planned postwar city (incorporated 1961) with no documented historic district program.
TOD-NOT-FOUND
Transit-Oriented Development Overlay
TOD

not_found

statusnot_found
search_performedSearched for Broward MPO transit planning in Sunrise (NW 136 Ave corridor) and city zoning code for TOD overlay — no formal TOD overlay district found in LDC Chapter 16. Broward MPO planning study (Midtown Plantation and Southwest Sunrise Livability Study) discusses BRT/LRT concepts but no overlay codified as of research date.
ENV-NOT-FOUND
Environmental Overlay (Aquifer/Wetland/Riparian)
ENV

not_found

statusnot_found
search_performedSearched for Sunrise environmental overlay, aquifer, wetland buffer, or riparian buffer in LDC Chapter 16 — no standalone ENV overlay found. Sunrise lies within the Broward County/South Florida Water Management District regulatory framework (SFWMD permits required for wetland impacts). City environmental provisions likely embedded in site plan review rather than a standalone overlay district.
AP-NOT-FOUND
Airport/Airspace Overlay
AP

not_found

statusnot_found
search_performedSunrise is approximately 12 miles northwest of Fort Lauderdale-Hollywood International Airport (KFLL) and 18 miles northwest of Miami International (KMIA). FAA Part 77 surfaces may affect tall structures but no city-coded AP overlay found in LDC. No military airfield within relevant distance. Federal overlay refs apply at parcel level via FAA obstruction evaluation, not as a city-code overlay.
AH-NOT-FOUND
Affordable Housing Bonus Overlay
AH

not_found

statusnot_found
search_performedSearched for local affordable housing bonus overlay distinct from Florida Live Local Act state preemption — no city-specific AH overlay found in LDC Chapter 16 or Municode TOC search. Sunrise uses the §16-116 Flexibility Units system (Unified Flexibility Zone under BrowardNext) for density bonuses on commercial parcels rather than a dedicated AH overlay.

State preemptions

FL Live Local Act — Fla. Stat. §166.04151(7)applies
Qualifying condition
Sunrise has commercially-zoned (B-1 through B-6, B-3A), industrially-zoned (I-1), and mixed-use-zoned (B-6) parcels where multifamily residential is not the base-allowed use. The trigger (≥40% of units affordable at ≤120% AMI on commercial/industrial/mixed-use site) is met city-wide wherever such parcels exist. Density floor = highest allowed residential density in the jurisdiction = 25 DU/AC (RM-25 ceiling per GIS legend and BCPA definitions). Height floor = tallest of: (a) highest zoning height allowed within ¾ mile of site (SB 1730 2025 radius), or (b) tallest existing adjacent building. Sunrise's highest base zoning height cap not confirmed from primary source (Municode CF-gated), so height-floor figure is per-parcel-conditional pending dimensional standard retrieval.
Source
GIS legend ENERGOV_MASTER_DISPLAY1/MapServer/13 (density); BCPA Broward Zoning Definitions (density confirmation); Fla. Stat. §166.04151(7); 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
Qualifying affordable-housing multifamily projects (≥40% units ≤120% AMI) on commercial/industrial/mixed-use sites must be approved by-right at: (a) highest residential density = 25 DU/AC; (b) height floor per ¾-mile radius test; (c) parking minimums reduced ≥15% if within ¼ mile of transit stop, fully waived in designated TOD area. Hotel/motel conversion pathway also applies.
FL SB 328 (2024) — Live Local Act parking and adjacency amendments — Fla. Stat. §166.04151(7)applies
Qualifying condition
Same trigger as Live Local Act base. Parking reduction: ≥15% reduction for qualifying sites within ¼ mile of a transit stop. Sunrise is served by Broward County Transit (BCT) routes including US-1, Oakland Park Blvd, and Commercial Blvd corridors — transit stops within ¼ mile of multiple commercial parcels. Adjacency tempering: if qualifying site abuts ≥25 contiguous single-family homes, height capped at 150% of tallest allowed residential height within ¼ mile. Sunrise has RS-3/RS-5/RS-7 neighborhoods adjacent to commercial corridors, making adjacency tempering applicable at some sites.
Source
Fla. Stat. §166.04151(7) as amended by Ch. 2024-188; Broward County Transit route map (BCT.net) shows multiple routes in Sunrise
Effect
Parking minimums ≥15% reduced within ¼ mile of BCT transit stops; full elimination in designated TOD areas (none currently designated in Sunrise). Adjacency tempering applies to eligible parcels abutting single-family residential.
FL SB 1730 (2025) — Live Local overhaul — Fla. Stat. §166.04151(7)applies
Qualifying condition
SB 1730 redefined 'commercial use,' 'industrial use,' and 'mixed use' by reference to activity allowed in the zone (not zoning label) — Sunrise's B-1 through B-6 districts all allow commercial activity, I-1 allows industrial activity; B-6 allows mixed use. This expansion may expand the trigger footprint vs. pre-2025 analysis. Height-test search radius reduced from 1 mile to ¾ mile. LLA moratorium ban applies to Sunrise.
Source
Ch. 2025-172, Laws of Florida; GIS ENERGOV_MASTER_DISPLAY1 layer 13 zone codes
Effect
Sunrise cannot impose a Live Local Act moratorium (except one 90-day moratorium per 3-year cycle). Demolition approvals for LLA projects cannot be subject to public hearing.
FL SB 180 (2025) — Post-storm moratorium preemptionapplies
Qualifying condition
SB 180 applies statewide to all Florida municipalities after a hurricane landfall in Florida. It is retroactive to the 2024 hurricane season and sunsets 2028-06-30. Sunrise is in Broward County; applicable to the 2024 hurricane landfall window (Hurricanes Debby, Helene, Milton). City cannot enact development moratoria or more restrictive LDRs during the post-storm window.
Source
Ch. 2025-190, Laws of Florida; NOAA National Hurricane Center 2024 season records
Effect
No post-storm development moratoria; no inflated impact fees on replacement structures; no new cumulative substantial improvement periods triggered by routine repair during the window.
FL Fla. Stat. §509.032(7) — Short-term rental preemptionapplies
Qualifying condition
Sunrise does not have a pre-2011 STR ban ordinance documented in search. The statewide preemption prohibits local bans on STR duration or frequency. SB 280 (2024) was vetoed by Gov. DeSantis on 2024-06-27 and is not in force.
Source
Fla. Stat. §509.032(7); preemptions.md for FL (2026-05-19 review)
Effect
Sunrise cannot ban short-term rentals or regulate their duration/frequency. Pre-2011 STR ordinances would be grandfathered but none found.
FL Fla. Stat. §163.045 — Residential tree-removal preemptionapplies
Qualifying condition
Applies to all Florida municipalities for residential property where a certified arborist documents an unacceptable-risk tree. Sunrise's RS-3/RS-5/RS-7 zones are residential. City's local tree-protection ordinances (if any) cannot require permit, application, or fee for such documented removals.
Source
Fla. Stat. §163.045; Ch. 2019-155, Laws of Florida
Effect
No permit, fee, or replacement required for documented hazard-tree removal on residential property in Sunrise.
FL Fla. Stat. §419.001 — Community residential home sitingapplies
Qualifying condition
Applies statewide. Sunrise RS-3/RS-5/RS-7 single-family zones must allow community residential homes (≤6 residents) by right, treated as single-family use, subject to 1,000-ft spacing rule. RM-10/RM-16/RM-25 must allow 7–14-resident homes subject to notice/hearing and spacing rule.
Source
Fla. Stat. §419.001
Effect
Group homes ≤6 permitted in SF zones as of right. 7–14-resident homes in MF zones with notice.
FL Fla. Stat. §553.73 — Florida Building Code preemptionapplies
Qualifying condition
Applies statewide. Sunrise cannot adopt local building codes that deviate from the Florida Building Code (FBC) except for narrowly justified technical amendments approved by the state per §553.73(4).
Source
Fla. Stat. §553.73
Effect
FBC is exclusive statewide building code. Local technical amendments require state approval.
FL Fla. Stat. §70.001 — Bert Harris Private Property Rights Actapplies
Qualifying condition
Applies statewide to all Florida municipalities. Any governmental action that 'inordinately burdens' existing use or vested right on real property in Sunrise exposes the city to monetary-compensation claims.
Source
Fla. Stat. §70.001
Effect
Litigation-risk backstop. Sunrise denials of development entitlements may be challenged under Bert Harris when they inordinately burden existing uses.
Non-applicable laws (1)
FL Fla. Stat. §161.053 — Coastal Construction Control Line (CCCL)does_not_apply
Qualifying condition
Sunrise is an inland municipality in western Broward County. The city does not border the Atlantic Ocean coastline or Intracoastal Waterway. The Broward County CCCL runs along the coast through Fort Lauderdale and Hollywood; Sunrise is approximately 10+ miles inland. No CCCL construction permitting requirement applies to Sunrise parcels.
Source
Florida DEP CCCL program map; Sunrise gazetteer centroid 26.172, -80.262 (well inland); Broward County geographic context

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
2026-06-02retrieved atlibrary.municode.com/fl/sunrise — live code portal accessed 2026-06-02

Quirks & notes

  • Dimensional standards (min lot area, exact setbacks, FAR, height caps, lot coverage) for all districts are in §16-79 of the Land Development Code (Municode Chapter 16, Article V) but Municode's portal returns a JavaScript SPA shell to scripted access — no cached Wayback renders and no city-hosted PDF alternative was found. The partial setback values for business districts (25 ft streets, 75 ft trafficways, 20 ft rear, 10 ft side) come from Google search engine snippets of §16-78 and have not been independently verified against the primary text.
  • B-3A is mapped as a standalone zoning district in the GIS (not a pure overlay) but is named 'General Business Overlay District' in both the GIS legend and BCPA definitions. It carries distinct landscaping requirements under LDC §16-Art.VIII. Treat as a district code for GIS purposes.
  • The §16-116 'Flexibility Units' system (formerly 'reserve units'; renamed per Resolution 18-36 / Broward County BrowardNext Unified Flexibility Zone) allows the City Commission to allocate additional residential density on commercially-designated parcels beyond base zoning. This means the effective residential capacity ceiling on commercial-LU parcels is administratively set per project, not hard-capped by the base district.
  • PDD replaced PUD as the primary planned-development vehicle per LPA action in January 2022 (Novus Agenda MeetingID 731, Ord. C21303). Existing PUD approvals remain in force.
  • Sawgrass Mills Mall and surrounding development (Colonnade Shoppes) is zoned B-3 and lies within the Western Sunrise Entertainment District overlay and the Sawgrass Mills Development of Regional Impact (DRI) — Ord. 893-X (2002). DRI Development Orders run concurrently with site plan approvals per §16-32.
  • B-1 and B-7 districts appear in BCPA Broward Zoning Definitions for Sunrise but have zero or near-zero active GIS polygon footprint as of 2026-06 dataset. They are enumerated for completeness but may be legacy categories.
  • PR-10 (Mobile Home Park District) similarly listed in BCPA but absent from current GIS active layer.
  • Sunrise is a western Broward County planned city (incorporated 1961); no historic preservation overlay or locally-designated historic districts were identified in any research source. No TOD overlay codified despite regional BRT planning studies (Broward MPO Midtown Plantation / Southwest Sunrise study).
  • FEMA FIRM effective date in GIS is 2014-08-18 (panel series 12011C); however, updated FIRMs for Broward County became effective 2024-07-31 per search results. The GIS layer has not been updated to reflect 2024 panels as of the research date.
  • Live Local Act density floor confirmed at 25 DU/AC (RM-25 ceiling). Live Local Act height floor is per-parcel-conditional and requires a ¾-mile radius search for the tallest permitted height — cannot be stated city-wide without the §16-79 height table.

Massing explorer

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Sources & references

Primary source
https://library.municode.com/fl/sunrise/codes/code_of_ordinances?nodeId=SPBLADECO_CH16CISULADECO
retrieved 2026-06-02
Citations
  1. [1] n
  2. [2] n
  3. [3] n
  4. [4] n
  5. [5] §16-Art.V
  6. [6] n
  7. [7] n
  8. [8] §16-Art.V
  9. [9] n
  10. [10] n
  11. [11] n
  12. [12] n
  13. [13] §16-Art.V
  14. [14] n
  15. [15] n
  16. [16] §16-Art.V
  17. [17] n
  18. [18] n
  19. [19] n
  20. [20] n
  21. [21] §16-Art.V
  22. [22] n
  23. [23] n
  24. [24] §16-Art.V
  25. [25] n
  26. [26] n
  27. [27] n
  28. [28] n
  29. [29] n
  30. [30] n
  31. [31] n
  32. [32] §16-Art.V
  33. [33] n
  34. [34] n
  35. [35] n
  36. [36] n
  37. [37] n
  38. [38] n
  39. [39] n
  40. [40] §16-Art.V
  41. [41] n
  42. [42] n
  43. [43] n
  44. [44] n
  45. [45] n
  46. [46] n
  47. [47] n
  48. [48] §16-Art.V
  49. [49] n
  50. [50] n
  51. [51] n
  52. [52] n
  53. [53] n
  54. [54] n
  55. [55] §16-78
  56. [56] §16-78
  57. [57] §16-78
  58. [58] n
  59. [59] n
  60. [60] n
  61. [61] §16-78
  62. [62] §16-78
  63. [63] §16-78
  64. [64] n
  65. [65] n
  66. [66] n
  67. [67] n
  68. [68] n
  69. [69] n
  70. [70] n
  71. [71] n
  72. [72] n
  73. [73] n
  74. [74] n
  75. [75] n
  76. [76] n
  77. [77] n
  78. [78] n
  79. [79] n
  80. [80] n
  81. [81] n
  82. [82] n
  83. [83] n
  84. [84] n
  85. [85] n
  86. [86] n
  87. [87] n
  88. [88] n
  89. [89] n
  90. [90] n
  91. [91] n
  92. [92] n
  93. [93] n
  94. [94] n
  95. [95] n
  96. [96] n
  97. [97] n
  98. [98] n
  99. [99] n
  100. [100] n
  101. [101] n
  102. [102] n
  103. [103] n
  104. [104] n
  105. [105] n
  106. [106] n
  107. [107] n
  108. [108] n
  109. [109] n
  110. [110] z
  111. [111] z
  112. [112] n

Research status

Publication gates

primary url presentpassedhttps://library.municode.com/fl/sunrise/codes/code_of_ordinances?nodeId=SPBLADECO_CH16CISULADECO — starts with https://, not an aggregator domain
no aggregator citedpassedscan clean — no Zoneomics, Steadily, SitePlanGuide, Propwire, or other aggregator in this record
confidence tags full formfailedDimensional standard fields carry status=partial or not_found rather than confirmed. Setback partials cite 'p§16-78' (partial confidence from search snippet, not verified from primary text). Gate 3 requires confirmed fields to carry §\d+ citation — none of the numeric standards reached confirmed status due to Municode CF gating blocking primary text access.
overlays have parameters trigger confidencepassedAll 7 overlays (WSED, FP-BROWARD-FIRM, HP-NOT-FOUND, TOD-NOT-FOUND, ENV-NOT-FOUND, AP-NOT-FOUND, AH-NOT-FOUND) have non-empty params, trigger (or trigger=not_found with search_performed), status, and confidence. not_found overlays satisfy gate per SUBAGENT.md absence-documentation requirement.
preempt section city specificpassed10 FL preemption laws evaluated with city-specific qualifying_condition_checked. Live Local density floor confirmed at 25 DU/AC (RM-25 max; from GIS legend and BCPA, 2026-06-02). SB 328 transit-proximity condition checked against BCT service in Sunrise. CCCL confirmed does not apply (inland city). All entries include numeric inputs, vintage, and threshold comparison.

Data quality

42%completeness3 confirmed14 partial6 inferred52 not found
Documented gaps
  • Full §16-79 dimensional standards table (min lot sf, max height ft, lot coverage, FAR, parking ratios) — Municode CF-gated, no alternative PDF source found
  • Residential setback standards for RS-3/RS-5/RS-7/RM districts
  • Height caps for all districts
  • B-6 supplemental regulations (§16-Art.VI specific parameters)
  • Local affordable housing programs beyond §16-116 Flexibility Units
  • B-1 and B-7 district footprints (GIS absent — may be inactive)
  • 2024 FEMA FIRM update (GIS still shows 2014 panels)

Known issues

repair:dimensional-standards-partial — Municode is Cloudflare-gated; §16-79 district dimensional table not captured (Gate 3 fail). GIS endpoint corrected + verified, 21 districts enumerated, 10 FL preemptions (incl Live Local Act) populated. Repair via AskZoning@sunrisefl.gov LDC PDF.

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