Zoning › Florida › Broward County › Miramar

Miramar, FL Zoning

Euclidean-zoning. 12 districts · 9 overlays · 7 applicable state preemptions.
This profile is an earlier edition — some fields may be incomplete. An updated profile is in progress.

Overview

Code type
euclidean
Naming convention
mixed

Miramar LDC Chapter 4 organizes base districts by use category (§402 Residential, §403 Non-residential) with an Article III listing special/transit/overlay/mixed-use constructs. Residential districts appear to use an RS2–RS8 letter+index pattern per search-result snippets; non-residential uses conventional C-/I-/MU letter codes. Prior PUDs exist as legacy overlays but new PUDs 'are no longer permitted' (per city commentary). Primary dimensional tables (§402, §403) could not be rendered — Municode SPA blocker.

Worth knowing
  • V1 record overlays 'C8CTFFIRMACRS[', 'C8IES', 'LIC8OSDG[', 'LIC8' are Municode-parser garbage tokens (bracket-truncated anchor ids from Ch. 8 ToC). They have been discarded in v2; each of the nine overlay categories has been re-assessed from scratch.
  • V1 base districts all carry identical dimensional standards (5,000 sf / 35 ft / 0.5 coverage / 0.5 FAR / 2 spaces / 25-25-10 setbacks). This is a default-fill pattern, not data. All v1 numeric values have been demoted to under_review in v2 pending a non-Municode fetch of §402 and §403.
  • Miramar's residential zoning uses an RS2–RS8 single-family ladder (confirmed via search-result snippet of §402). The base-district table enumerates these as separate districts; MF is handled in distinct RM-series districts. The RS/RM naming convention is letter-code-with-index (lot-size-encoded in spirit but indexing is ordinal, not literal sf).

+ 2 more in Quirks & notes

Districts

res_sf 7res_mf 1com 1ind 1mu 1spec 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RS2Single-Family Residential — small-lot variantres_sf—[4]—[5]—[6]—[7]—[8]—[9]—[1] / —[2] / —[3]
RS3Single-Family Residential — mid-tier variantres_sf—[13]—[14]—[15]——[16]—[17]—[10] / —[11] / —[12]
RS4Single-Family Residential — mid-lot variantres_sf—[21]—[22]—[23]——[24]—[25]—[18] / —[19] / —[20]
RS5Single-Family Residential — mid-large lot variantres_sf—[29]—[30]—[31]——[32]—[33]—[26] / —[27] / —[28]
RS6Single-Family Residential — large-lot variantres_sf—[37]—[38]—[39]——[40]—[41]—[34] / —[35] / —[36]
RS7Single-Family Residential — larger-lot variantres_sf—[45]—[46]—[47]——[48]—[49]—[42] / —[43] / —[44]
RS8Single-Family Residential — largest-lot variantres_sf—[53]—[54]—[55]——[56]—[57]—[50] / —[51] / —[52]
RMMulti-Family Residential (general)res_mf—[61]—[62]—[63]—[64]—[65]—[66]—[58] / —[59] / —[60]
CCommercial (non-residential base district, general)com—[70]—[71]—[72]—[73]—[74]—[75]—[67] / —[68] / —[69]
IIndustrial (general)ind—[79]—[80]—[81]—[82]—[83]—[84]—[76] / —[77] / —[78]
MUMixed-Usemu—[88]—[89]—[90]—[91]—[92]—[93]—[85] / —[86] / —[87]
PRD/PUDPlanned Residential Development / Planned Unit Development (legacy)spec—[94]—[95]———[96]—— / — / —

Confidence: confirmed partial under review not found

Overlays

TOC
Transit Oriented Corridor (TOC) District
TOD
Miramar LDC Ch. 4 (Art. III / mixed-use & special districts — exact §§ under_review due to Municode SPA blocker)

Mapped station-area/corridor boundary; applies as a base-or-overlay treatment along identified transit corridors (city references it as a 'special district' alongside TND). Exact geometry under_review.

intentCompact, mixed-use, pedestrian-oriented development along transit corridors
use_mixresidential + commercial + office + mixed-use (per city description)
dimensional_modifiersunder_review — Municode SPA blocker prevented rendering of the §§ that set height/FAR/parking adjustments. Prior v1 'height multiplier -0.05 / FAR multiplier +0.05' values are parser artifacts and have been discarded.
retrieval_failure_reasonMunicode library.municode.com renders JS-only; §§ for TOC dimensional standards could not be extracted. City-hosted LDC page returned 403.
TND
Traditional Neighborhood Development (TND) District
SPEC
Miramar LDC Ch. 4 (Art. III — exact § under_review)

Mapped TND boundary; city references TND as a 'special district' with its own use/form standards.

intentWalkable, mixed-use neighborhood form with interconnected street grid
dimensional_parametersunder_review — Municode SPA blocker
retrieval_failure_reasonMunicode SPA render failure; city-hosted LDC page 403
FLOOD
Floodplain Management / FEMA SFHA
FP
Miramar LDC Ch. 8 (Design Standards — Storm Drainage, Water Management Design and Floodplain Management Standards) and city-adopted FEMA FIRM. Exact § under_review.

FEMA Flood Insurance Rate Map (FIRM) SFHA zones (A/AE/AH/AO/X) as adopted by Miramar; significant AE-zone coverage across central and southern Miramar per Broward FIRM panels.

authorityCity adopts FEMA FIRMs and the Florida Building Code flood provisions (FBC-R Section R322 / FBC-B ASCE 24).
freeboardunder_review — city freeboard above BFE not captured from primary source (Municode SPA blocker).
wetlands_jurisdictional_reviewDevelopment on parcels with wetlands soils (per comp-plan floodplains/wetlands map) requires a jurisdictional-wetlands determination.
retrieval_failure_reasonMunicode SPA rendering prevented extraction of Ch. 8 freeboard and flood-overlay dimensional provisions.
Historic preservation overlay
HP
statusnot_found
search_performedWeb search for 'City of Miramar historic preservation overlay'; Municode ToC search for §§ named 'historic'; city planning-zoning department page scan. No locally-designated historic district or historic preservation overlay was identified. Miramar was incorporated in 1955, so the inventory of locally-designated historic resources is small-to-nonexistent relative to older Florida cities.
Airport/airspace overlay
AP
statuspartial
search_performedWeb search for 'City of Miramar airport overlay' and 'AICUZ Miramar Florida'; FAA Part 77 surfaces for nearby airports (North Perry KHWO in Pembroke Pines is ~5 miles north; Opa-locka KOPF; Fort Lauderdale-Hollywood International KFLL ~11 miles east). No locally-codified airport hazard/height overlay was identified in Miramar's LDC via available searches. Portions of northern Miramar may fall under FAA Part 77 surfaces for North Perry KHWO, but this is a federal-airspace review rather than a locally codified overlay.
federal_overlay_presenceFAA Part 77 surfaces (North Perry KHWO, Opa-locka KOPF) may extend into parts of Miramar; federal-airspace coordination is handled via FAA Form 7460-1 Notice of Proposed Construction.
retrieval_failure_reasonMunicode SPA blocker prevented confirmation of any city-adopted airport-hazard overlay in LDC Ch. 4.
Environmental/wetlands overlay
ENV
Miramar LDC Ch. 8 (Storm Drainage, Water Management Design and Floodplain Management Standards) + comp-plan floodplains/wetlands maps; South Florida Water Management District (SFWMD) ERP.

Parcels with wetlands soils delineated on the comp-plan floodplains/wetlands map; SFWMD Environmental Resource Permit jurisdiction.

jurisdictional_determinationRequired for development on wetlands-soil parcels (per city code narrative surfaced in searches).
sfwmd_erpSFWMD Environmental Resource Permit required for stormwater/wetlands impacts.
dimensional_parametersunder_review — Municode SPA blocker prevented extraction of specific buffer/setback figures.
retrieval_failure_reasonMunicode SPA render failure
Downtown/CBD overlay
DT
statusnot_found
search_performedWeb search for Miramar downtown or CBD overlay; Municode LDC Ch. 4 structure review. Miramar organizes mixed-use emphasis through the Town Center (MU-2/TOC) constructs rather than a discrete downtown/CBD overlay.
Corridor/highway overlay
COR
statusnot_found
search_performedWeb search for corridor overlays along State Road 7 (US-441), Miramar Parkway, Red Road, and Flamingo Road; Municode search for 'corridor overlay'. No explicit corridor overlay identified; corridor form appears handled via TOC/TND constructs and comp-plan corridor policies rather than a discrete overlay.
Affordable housing bonus overlay (local)
AH
statusnot_found
search_performedWeb search for Miramar affordable-housing density bonus and inclusionary program; city Planning & Zoning page review. No locally codified AH density-bonus overlay was identified. State-level affordable-housing preemption is captured in state_preemptions_applicable (Live Local Act + HB 1339).

State preemptions

Florida Live Local Act — SB 102 (2023) / SB 328 (2024 amendments), Fla. Stat. §166.04151(7)applies
Qualifying condition
Miramar is a Florida municipality with commercial, industrial, and mixed-use zoning categories; population 138,319 (U.S. Census Vintage 2024 estimate) > 0 and the statute applies to every Florida municipality regardless of size. By-right multifamily on com/ind/mu parcels where ≥40% units at or below 120% AMI. Height floor = tallest residential zoning permitted within 1 mile OR (post-SB 328) capped at 150% of tallest residential when adjacent to single-family. SB 328 adds a mandatory ≥20% parking reduction with stronger reductions near major transit stops.
Source
Fla. Stat. §166.04151(7); U.S. Census Bureau Vintage 2024 city population estimate
Effect
Base-district use and intensity limits are overridden for qualifying affordable projects on com, industrial, and mu parcels; review is by-right/administrative. Specific height/density floors are parcel-conditional on the tallest-residential-within-1-mile input.
Florida HB 1339 (2020) — SAIL/SHIP affordable-housing preemption, Fla. Stat. §166.04151(6)applies
Qualifying condition
Applies to any Florida municipality (statewide, no population gate). Local governments may approve affordable housing on any parcel zoned residential, commercial, or industrial regardless of base-zone limits when funded by SAIL or SHIP.
Source
Fla. Stat. §166.04151(6)
Effect
Local option to approve affordable residential on any non-ag zone when project is SAIL- or SHIP-funded.
Florida Comprehensive Plan Consistency — Fla. Stat. §163.3180applies
Qualifying condition
Statewide, applies to every Florida municipality. All Miramar development orders must be consistent with the city's adopted comprehensive plan and concurrency management system (transportation, schools, potable water, sewer, solid waste, drainage, parks).
Source
Fla. Stat. §163.3180
Effect
Frames base district field values as subordinate to comprehensive-plan consistency review.
Florida Coastal High Hazard Area (CHHA) — Fla. Stat. §163.3178applies
Qualifying condition
Miramar is inland but lies within Broward County's designated coastal planning area; the CHHA is the SLOSH Category 1 hurricane storm-surge zone per §163.3178(2)(h). Broward County's mapped CHHA reaches portions of eastern Miramar (east of I-75/Turnpike), so CHHA applies on a per-parcel geographic basis for parcels inside the SLOSH Cat-1 polygon. Density increases on CHHA parcels require comprehensive-plan findings on hurricane evacuation clearance or mitigation.
Source
Broward County Local Mitigation Strategy / Broward CHHA map; Fla. Stat. §163.3178(2)(h).
Effect
CHHA-overlapping parcels face density-increase review constraints (plan-amendment level); base district field values not directly overridden.
Florida Short-Term Rental Preemption — Fla. Stat. §509.032(7)applies
Qualifying condition
Statewide preemption of local STR bans and duration/frequency limits. Miramar has no confirmed pre-June-2011 vacation-rental ordinance in the research sources reviewed; absent grandfather evidence, the statewide preemption controls. DBPR vacation-rental licensing is required.
Source
Fla. Stat. §509.032(7); Miramar LDC/city code review via Municode search (pre-2011 STR ordinance not identified).
Effect
Residential districts cannot outright prohibit short-term rentals; general zoning (noise, parking, life-safety) applied uniformly remains enforceable.
Florida Building Code Preemption — Fla. Stat. §553.73applies
Qualifying condition
Statewide — the Florida Building Code is the exclusive statewide construction code; Miramar technical amendments require state Building Commission approval under §553.73(4).
Source
Fla. Stat. §553.73
Effect
Construction-standard fields (not zoning field values) are preempted.
Florida Bert J. Harris, Jr. Private Property Rights Protection Act — Fla. Stat. §70.001applies
Qualifying condition
Statewide. Owners may bring inordinate-burden claims; operates as a litigation-risk backstop for any new Miramar regulation that inordinately burdens an existing use or vested right.
Source
Fla. Stat. §70.001
Effect
Exposure review for down-zonings or new restrictions.
Non-applicable laws (1)
Florida Coastal Construction Control Line (CCCL) — Fla. Stat. Ch. 161does_not_apply
Qualifying condition
Miramar is an inland municipality in southwest Broward County; its corporate limits do not front the Atlantic Ocean. FDEP CCCL applies only to parcels seaward of the mapped coastal construction control line, which in Broward County runs through the coastal cities (Hollywood, Dania Beach, Fort Lauderdale, Pompano Beach, etc.). No parcels within Miramar are seaward of the CCCL.
Source
FDEP CCCL coverage map (Broward County segment); City of Miramar corporate limits (U.S. Census TIGER place boundary, 2024).
Effect
No parcels within Miramar are in CCCL jurisdiction.

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
2026-04-19retrieved atMunicode host landing page; supplement date could not be resolved due to Municode SPA rendering (V1_URL_HINT blocker).

Quirks & notes

  • V1 record overlays 'C8CTFFIRMACRS[', 'C8IES', 'LIC8OSDG[', 'LIC8' are Municode-parser garbage tokens (bracket-truncated anchor ids from Ch. 8 ToC). They have been discarded in v2; each of the nine overlay categories has been re-assessed from scratch.
  • V1 base districts all carry identical dimensional standards (5,000 sf / 35 ft / 0.5 coverage / 0.5 FAR / 2 spaces / 25-25-10 setbacks). This is a default-fill pattern, not data. All v1 numeric values have been demoted to under_review in v2 pending a non-Municode fetch of §402 and §403.
  • Miramar's residential zoning uses an RS2–RS8 single-family ladder (confirmed via search-result snippet of §402). The base-district table enumerates these as separate districts; MF is handled in distinct RM-series districts. The RS/RM naming convention is letter-code-with-index (lot-size-encoded in spirit but indexing is ordinal, not literal sf).
  • New PUDs are no longer permitted per city commentary; existing PUD/PRD approvals persist as legacy district-type overlays on individual parcels.
  • The TOC (Transit Oriented Corridor) and TND (Traditional Neighborhood Development) districts are referenced by the city as 'special districts' to which specific use/form exceptions may apply — treated here as SPEC/TOD overlays pending §§ resolution.

Formulas

Definitions

height
Grade to highest point of structure (per Miramar LDC Ch. 4; definitional section not captured — Municode SPA blocker).
lot_coverage
Building footprint / lot area (standard definition; city-specific citation under_review).
far
Gross floor area / lot area (standard definition; city-specific citation under_review).
du_ac
Dwelling units per gross acre (standard Florida comp-plan measure).
setback_front
Front property line to nearest building face.
setback_side
Side property line to nearest building face.
setback_rear
Rear property line to nearest building face.
parking
Spaces per dwelling unit or per 1,000 sf NFA depending on use class (city-specific ratios in LDC Ch. 4 not captured — blocker).

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
max_stories_approx
max_height_ft / 10

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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Max height
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Floor area ratio
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Lot coverage
—%
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Setbacks (F / S / R)
— ft
——
Parking
— /unit
——
Max density
— du/ac
——
Min lot size
— sf
——
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

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Research status

Data quality

22%completeness5 partial4 not found
Documented gaps
  • §402 residential dimensional table (min lot sf, height, coverage, setbacks, density) — Municode SPA blocker
  • §403 non-residential dimensional table (min lot sf, height, coverage, FAR, setbacks) — Municode SPA blocker
  • Ch. 6 parking ratios — Municode SPA blocker
  • TOC and TND dimensional standards and §§ references — Municode SPA blocker
  • Ch. 8 floodplain freeboard / flood overlay specifics — Municode SPA blocker
  • Exact RS-series sub-district count and precise district codes (RS2–RS8 inferred from one search snippet; other sub-codes may exist)
  • Commercial sub-district letter codes (C-1/C-2/C-3 in v1 are unverified against §403)
  • Industrial sub-district letter codes
  • Mixed-use sub-district letter codes and Town Center district code
  • Historic-preservation overlay confirmation (not_found per search; to be re-confirmed on primary-source refetch)
  • Airport overlay confirmation for FAA Part 77 surfaces (North Perry KHWO, Opa-locka KOPF)
  • Code adoption/supplement dates (Municode ToC not rendered)

Known issues

schema:v1-legacypriority:lowcohort:needs-dom-retrievalblocker:municodedata:gaps-present

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