Fort Lauderdale, FL Zoning
Districts & Requirements
Every zoning district in Fort Lauderdale with permitted uses, setbacks, height limits, and density requirements — in plain English. Fort Lauderdale regulates development through the Unified Land Development Regulations (ULDR), Chapter 47 of the City Code. District names tell you the building type and density cap — RS-8 means residential single-family at 8 units/acre, RMH-60 means residential multifamily high-rise at 60 units/acre. Florida's Live Local Act (2023, amended 2024) preempts local height, density, and FAR restrictions for qualifying affordable housing projects on commercial, industrial, and mixed-use parcels — this fundamentally changes the math on every non-residential site in the city.
19
Zoning districts
7
Overlay districts
182,000
Population
2024
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| RS-4.4 | Lowest-density single-family. Large lots, 4,400 SF minimum. One home + one ADU. | 35 ft | 40% |
| RS-8 | Standard single-family. 7,500 SF lots. Most common house district in Fort Lauderdale. | 35 ft | 35% |
| RD-15 | Duplexes by right at 15 units/acre. Good for side-by-side or stacked two-unit buildings. | 35 ft | 40% |
| RC-15 | Cluster housing at 15 units/acre. Townhouse-style attached product on shared driveways. | 35 ft | 40% |
| RM-15 | Low-rise apartments at 15 units/acre. Walk-up buildings, no elevator required. | 35 ft | 40% |
| RML-25 | Low-rise at 25 units/acre. The density jump from RM-15 changes the math significantly. | 55 ft | 45% |
| RMM-25 | Mid-rise at 25 units/acre, 110 ft height. Elevator buildings, structured parking territory. | 110 ft (CUP may allow more) | 45% |
| RMH-25 | High-rise at 25 units/acre. Tower form, low density — luxury condo product. | 150 ft (CUP for more) | 40% |
| RMH-60 | 60 units/acre, 120 ft by right, 240 ft with CUP. The beachfront tower district. | 120 ft (240 ft with CUP) | 40% |
| B-1 | Small-scale retail and services. 35-ft height cap. Neighborhood-serving commercial. | 35 ft | 50% |
| B-2 | Community-scale commercial, 55-ft height. Auto-oriented uses allowed. Live Local Act target. | 55 ft | 50% |
| B-3 | Heavy commercial, light industrial mix. Auto repair, warehousing, outdoor storage. | 55 ft | 50% |
| CB | Downtown core. 150 ft by right, no density cap. The most permissive commercial zoning. | 150 ft | 80% |
| RAC-CC | Downtown high-rise. 150 ft base, unlimited with approval. Fort Lauderdale's densest zoning. | 150 ft (increases with DRC approval) | 80% |
| RAC-UV | Mixed-use urban village with required ground-floor retail on main streets. Supporting downtown density. | 150 ft (conditional use for more) | 80% |
| RAC-RPO | Lower-intensity RAC. Residential + professional office. Transition zone around downtown. | 55 ft | 60% |
| RO | Residential + office flex. 55 ft height, 33 ft near stricter zones. Corridor transition sites. | 55 ft (33 ft near residential) | 40% |
| CF | Government, institutional, and civic uses. Schools, churches, parks, utilities. | 35 ft (varies by use and approval) | 40% |
| I | Manufacturing, warehousing, distribution. Live Local Act makes these sites multifamily candidates. | 55 ft | 50% |
Residential — Single Family
2 districts in Fort Lauderdale
RS-4.4
Residential Single Family / Low DensityFort Lauderdale's most restrictive residential district. Large-lot single-family on 4,400+ SF parcels. Found in established neighborhoods like Rio Vista, Coral Ridge, and Victoria Park edges.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes, townhouses, or multifamily
- ✗Commercial or retail
- ✗Short-term rentals (under 30 days)
Key numbers
- Height
- 35 ft
- Lot min
- 4,400 SF
- Width
- 40 ft
- Coverage
- 40%
- Front
- 25 ft
- Side
- 5 ft (10% of lot width, 5 ft min)
- Rear
- 10 ft
What this means in practice
40% coverage on 4,400 SF = 1,760 SF footprint. Two stories gets you ~3,200 SF of living space. These lots are tight — if you're building new, maximize the footprint and go vertical. ADUs allowed under Florida's statewide ADU preemption. On waterfront RS-4.4 lots, the real value is the dock, not the zoning.
RS-8
Residential Single Family / Medium DensityThe workhorse single-family district. 75-ft wide lots, 7,500 SF minimum — standard Fort Lauderdale residential. Covers most of the city's established single-family neighborhoods.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
- ✗Lot splits below 7,500 SF
Key numbers
- Height
- 35 ft
- Lot min
- 7,500 SF
- Width
- 75 ft
- Coverage
- 35%
- Front
- 25 ft
- Side
- 7.5 ft
- Rear
- 10 ft
What this means in practice
35% of 7,500 SF = 2,625 SF footprint. Two stories gives you ~4,800 SF of living space — the sweet spot for Fort Lauderdale spec homes. Waterfront RS-8 lots east of US-1 trade at a massive premium. If you have an oversized RS-8 lot (15,000+ SF), check whether it can be split into two conforming lots.
Residential — Duplex
1 district in Fort Lauderdale
RD-15
Residential Duplex / Medium DensityThe entry point for multifamily. Duplexes permitted by right at 15 units per acre. Found in transitional areas between single-family neighborhoods and commercial corridors.
What you can build
- ✓Single-family home
- ✓Duplex (side-by-side or stacked)
- ✓ADU
- ✓Home occupation
- ✗Triplexes or larger multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 5,000 SF (duplex)
- Width
- 50 ft
- Coverage
- 40%
- Front
- 25 ft
- Side
- 5 ft
- Rear
- 10 ft
What this means in practice
At 15 units/acre, a 5,000 SF lot supports one duplex. The math: 40% of 5,000 = 2,000 SF footprint, two stories = 3,600 SF gross for two units, so ~1,800 SF each. That pencils well for rental — two 2BR/2BA units at Fort Lauderdale rents. RD-15 sites near commercial corridors are Live Local Act candidates.
Residential — Cluster
1 district in Fort Lauderdale
RC-15
Residential Cluster / Medium DensityAllows attached cluster dwellings — think townhouse-style units sharing common driveways and open space. Same 15 units/acre density as RD-15 but with more flexible site planning.
What you can build
- ✓Single-family home
- ✓Cluster dwellings (attached)
- ✓Townhouse-style units
- ✓ADU
- ✗Stacked apartments
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 40%
- Front
- 25 ft
- Side
- 5 ft
- Rear
- 10 ft
What this means in practice
RC-15 is the townhouse play. On an assembled half-acre site (21,780 SF), you get ~7 attached units. Common driveway and shared open space reduce per-unit land cost. The 35-ft height limit means 2 stories + bonus loft. If you're comparing RD-15 and RC-15, the cluster option gives you more units on a larger assembled site.
Residential — Multifamily
5 districts in Fort Lauderdale
RM-15
Residential Low Rise Multifamily / Medium DensitySmall apartment buildings and multiplexes at 15 units per acre. Three-story walk-ups without elevator requirements. Common in older neighborhoods transitioning from single-family.
What you can build
- ✓Single-family home
- ✓Duplex, triplex, fourplex
- ✓Walk-up apartment buildings
- ✓ADU
- ✗Mid-rise or high-rise buildings
- ✗Commercial or retail (standalone)
Key numbers
- Height
- 35 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 40%
- Front
- 25 ft
- Side
- 5 ft
- Rear
- 10 ft
What this means in practice
At 15 units/acre, a quarter-acre lot (10,890 SF) = 3 units. Three stories at 40% coverage = ~13,000 SF gross — enough for 3-4 two-bedroom walk-ups. No elevator under 3 stories saves $300K+ in construction. RM-15 sites are the bread-and-butter small multifamily product in Fort Lauderdale.
RML-25
Residential Low Rise Multifamily / Medium High DensityLow-rise multifamily at 25 units per acre — a 67% density increase over RM-15. Still limited to 55 ft height. Found along major corridors and near commercial nodes.
What you can build
- ✓Apartment buildings (low-rise)
- ✓Townhouse complexes
- ✓Duplex through fourplex
- ✓Senior housing
- ✗Mid-rise or high-rise buildings
- ✗Standalone commercial
Key numbers
- Height
- 55 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 45%
- Front
- 25 ft
- Side
- 5 ft (half building height when greater)
- Rear
- 10 ft
What this means in practice
25 units/acre on a half-acre = 12 units. At 55 ft (4 stories wood-frame over podium), 45% coverage on 21,780 SF = ~39,000 SF gross. That's 12 units averaging 1,100 SF net — solid workforce housing product. The side setback increases to half building height when that exceeds 5 ft, so a 55-ft building needs 27.5-ft side yards. Plan your site accordingly.
RMM-25
Residential Mid Rise Multifamily / Medium High DensityMid-rise residential up to 110 ft — roughly 10 stories. Same 25 units/acre as RML-25 but the height unlocks more efficient building types. Concrete construction, elevator-served, structured parking.
What you can build
- ✓Mid-rise apartment buildings
- ✓Condo towers
- ✓Senior housing complexes
- ✓Hotels (conditional use)
- ✗Standalone commercial
- ✗Industrial
Key numbers
- Height
- 110 ft (CUP may allow more)
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- 45%
- Front
- 25 ft
- Side
- 10 ft (half building height when greater)
- Rear
- 10 ft
What this means in practice
110 ft = ~10 stories of concrete construction. At 25 units/acre and 45% coverage, a 1-acre site yields 25 units across 10 floors — low density for the height. The height-to-density mismatch means you'll have large units (2,000+ SF) or fewer floors. This is condo territory, not workforce rental. Side setback = half building height, so a 100-ft building needs 50-ft side yards. Assemble wide sites.
RMH-25
Residential High Rise Multifamily / Medium High DensityHigh-rise residential towers at 25 units per acre. The height limit is 150 ft by right, more with conditional use. The low density-to-height ratio produces a luxury product with large units.
What you can build
- ✓High-rise apartment/condo towers
- ✓Hotels (conditional use)
- ✓Senior housing
- ✗Standalone commercial
- ✗Industrial
- ✗Low-density residential (waste of entitlement)
Key numbers
- Height
- 150 ft (CUP for more)
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- 40%
- Front
- 25 ft
- Side
- 10 ft (half building height when greater)
- Rear
- 10 ft
What this means in practice
150 ft = ~15 stories at 25 units/acre. On a 1-acre site: 25 units in 15 stories = fewer than 2 units per floor. These are 2,500-4,000 SF luxury condos — think Galt Ocean Mile or the barrier island. Construction cost runs $400-600/SF for concrete high-rise. Your buyer needs to support $800+/SF sale prices to make this pencil.
RMH-60
Residential High Rise Multifamily / High DensityFort Lauderdale's highest-density residential district. 60 units per acre, 120 ft by right, expandable to 240 ft with conditional use permit. East of the Intracoastal, density drops to 48 units/acre. This is the zoning behind every beachfront condo tower.
What you can build
- ✓High-rise condo/apartment towers
- ✓Hotels and resort properties
- ✓Senior housing
- ✗Standalone commercial
- ✗Industrial
Key numbers
- Height
- 120 ft (240 ft with CUP)
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- 40%
- Front
- 25 ft
- Side
- 10 ft (half building height when greater)
- Rear
- 25 ft
What this means in practice
At 60 units/acre and 240 ft (CUP), a 1-acre site yields 60 units across ~24 stories — 2-3 units per floor. East of the Intracoastal, density caps at 48 units/acre. The 20-ft landscaped waterway setback (ULDR 47-23.8) applies on Intracoastal-fronting sites — factor this into your buildable area. Side setback = half building height, so a 240-ft tower needs 120-ft side yards. You need a wide, deep site. Minimum practical parcel: 1.5+ acres for a tower project.
Commercial
4 districts in Fort Lauderdale
B-1
Neighborhood BusinessLow-intensity commercial for neighborhood-serving uses — coffee shops, dry cleaners, small offices. 35-ft height cap keeps it compatible with adjacent residential. Residential allowed above ground-floor commercial.
What you can build
- ✓Retail and restaurants (small-scale)
- ✓Personal services
- ✓Office
- ✓Mixed-use (residential above commercial)
- ✓Medical/dental offices
- ✗Drive-throughs
- ✗Auto repair or sales
- ✗Nightclubs or bars (standalone)
- ✗Industrial
Key numbers
- Height
- 35 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 50%
- Front
- 10 ft
- Side
- 0 ft (10 ft abutting residential)
- Rear
- 10 ft
What this means in practice
B-1 is small-ball commercial — the corner shop, the neighborhood cafe. At 35 ft and 50% coverage, a 10,000 SF lot yields ~9,000 SF of mixed-use (retail + 4-6 apartments above). The Live Local Act makes every B-1 parcel a potential multifamily site — qualify with 40% affordable units and you can build to the highest residential density and height allowed anywhere in the city.
B-2
General BusinessMid-intensity commercial district along Fort Lauderdale's major corridors — Federal Highway, Sunrise Boulevard, Oakland Park Boulevard. Wider range of uses than B-1, including auto-oriented. 55-ft height allows 4-story mixed-use.
What you can build
- ✓Retail, restaurants, bars
- ✓Office buildings
- ✓Auto sales and service
- ✓Mixed-use (residential above)
- ✓Hotels
- ✓Drive-throughs (conditional use)
- ✗Heavy industrial
- ✗Warehousing (standalone)
Key numbers
- Height
- 55 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 50%
- Front
- 10 ft
- Side
- 0 ft (10 ft abutting residential)
- Rear
- 10 ft
What this means in practice
B-2 is the most common Live Local Act play in Fort Lauderdale. A 1-acre B-2 site on Federal Highway: without Live Local, you get a 55-ft mixed-use building. With Live Local (40% at 120% AMI), you can match the highest height and density in the city — potentially 150+ ft. Developers are assembling B-2 corridor parcels specifically for Live Local projects. If you're selling a B-2 site, price the Live Local upside.
B-3
Heavy BusinessThe heaviest commercial district. Auto repair, light manufacturing, warehousing, outdoor storage. Found along industrial corridors and near the port. Residential not typically permitted.
What you can build
- ✓Auto repair and body shops
- ✓Light manufacturing
- ✓Warehousing and distribution
- ✓Outdoor storage
- ✓Retail and office
- ✗Standalone residential
- ✗Heavy manufacturing
- ✗Uses generating hazardous waste
Key numbers
- Height
- 55 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 50%
- Front
- 10 ft
- Side
- 0 ft (10 ft abutting residential)
- Rear
- 10 ft
What this means in practice
B-3 sites are the sleeper Live Local Act play. Industrial-zoned parcels qualify for the residential preemption. A B-3 site near downtown or the beach that's currently an auto body shop could become a 150+ ft residential tower if you hit the 40% affordability threshold. Land basis on B-3 is dramatically lower than B-2 — the spread is the opportunity.
CB
Central BusinessFort Lauderdale's downtown core — Las Olas corridor, Flagler Village, Andrews Avenue. Highest intensity commercial zoning in the city outside the RAC districts. No residential density cap. Mixed-use encouraged.
What you can build
- ✓High-rise mixed-use
- ✓Office towers
- ✓Hotels
- ✓Residential towers
- ✓Entertainment and cultural venues
- ✓Retail and restaurants
- ✗Auto-oriented uses
- ✗Industrial
- ✗Outdoor storage
Key numbers
- Height
- 150 ft
- Lot min
- None
- Width
- None
- Coverage
- 80%
- Front
- 0 ft (build-to-line on Las Olas)
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
CB is build-to-line downtown zoning. 80% coverage, zero setbacks on most sides, 150-ft height. On a quarter-acre lot: 80% coverage x 15 floors = ~130,000 SF of mixed-use. Structured or below-grade parking mandatory. CB land on Las Olas trades at $200+/SF — the entitlement premium is real. If you're adjacent to a RAC district, check whether the RAC height (which can exceed 150 ft) applies within one mile for Live Local purposes.
Regional Activity Center
3 districts in Fort Lauderdale
RAC-CC
Regional Activity Center — City CenterThe city's most intense zoning district — the downtown core around Las Olas, Broward Boulevard, and the New River. 150-ft base height with increases available through the Downtown DRC review process. No residential density cap. This is where Fort Lauderdale's skyline is being built.
What you can build
- ✓High-rise mixed-use towers
- ✓Office towers
- ✓Hotels and convention facilities
- ✓Residential towers (no density cap)
- ✓Cultural and entertainment venues
- ✗Auto-oriented commercial
- ✗Industrial or warehousing
- ✗Uses incompatible with urban core
Key numbers
- Height
- 150 ft (increases with DRC approval)
- Lot min
- None
- Width
- None
- Coverage
- 80%
- Front
- 10 ft (75% of frontage as build-to)
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
RAC-CC is Fort Lauderdale's most valuable zoning. Height above 150 ft requires Downtown DRC review — plan for 3-4 months. The 75% frontage build-to requirement means your ground floor activates the street. On the New River, a 60-ft setback from the seawall applies. RAC-CC height sets the Live Local Act benchmark for the entire city — any qualifying project within one mile can match RAC-CC height.
RAC-UV
Regional Activity Center — Urban VillageSupports the downtown core with a mix of residential, commercial, office, and institutional uses. Ground-floor retail required on designated pedestrian streets. Transitional density between downtown towers and surrounding neighborhoods.
What you can build
- ✓Mixed-use buildings
- ✓Residential (mid-rise to high-rise)
- ✓Ground-floor retail (required on main streets)
- ✓Office and institutional
- ✓Hotels
- ✗Auto-oriented uses
- ✗Heavy commercial
- ✗Industrial
Key numbers
- Height
- 150 ft (conditional use for more)
- Lot min
- None
- Width
- None
- Coverage
- 80%
- Front
- 10 ft
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
RAC-UV requires ground-floor retail on designated streets — budget for commercial-grade buildout (14-ft ceilings, storefront glazing). The retail requirement adds $25-45/SF to construction but creates a better long-term asset. RAC-UV sites in Flagler Village have seen massive appreciation as the neighborhood densifies. The Brightline station proximity is the growth driver.
RAC-RPO
Regional Activity Center — Residential Professional OfficeThe lower-intensity RAC district serving as a transition between downtown towers and residential neighborhoods. Professional offices, residential, and limited retail. More neighborhood-compatible scale.
What you can build
- ✓Residential (multifamily)
- ✓Professional offices
- ✓Medical offices
- ✓Limited retail
- ✓Mixed-use
- ✗Heavy commercial
- ✗Industrial
- ✗Bars and nightclubs
Key numbers
- Height
- 55 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 60%
- Front
- 10 ft
- Side
- 0 ft (10 ft abutting residential)
- Rear
- 10 ft
What this means in practice
RAC-RPO is the transition play — lower height than RAC-CC/UV but still strong density. At 55 ft and 60% coverage on a half-acre: ~57,000 SF of mixed-use. Professional office rents in the downtown RAC run $30-45/SF gross. The proximity to higher-intensity RAC districts means Live Local Act projects can reference RAC-CC height for qualifying developments.
Residential Office
1 district in Fort Lauderdale
RO
Residential OfficeFlexible district allowing both residential and professional office uses. Found along corridors transitioning from residential to commercial. Height steps down to 33 ft adjacent to stricter residential zones.
What you can build
- ✓Multifamily residential
- ✓Professional and medical offices
- ✓Mixed residential-office buildings
- ✓ADU
- ✗Retail (standalone)
- ✗Restaurants or bars
- ✗Auto-oriented uses
- ✗Industrial
Key numbers
- Height
- 55 ft (33 ft near residential)
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 40%
- Front
- 25 ft
- Side
- 10 ft
- Rear
- 10 ft
What this means in practice
RO is the quiet flex play — you can do apartments, offices, or a mix without rezoning. The height step-down to 33 ft near residential zones is the constraint — check adjacencies before buying. At 55 ft and 40% coverage on a half-acre: ~38,000 SF gross. Medical office is the highest-and-best commercial use in RO districts near hospitals.
Community Facility
1 district in Fort Lauderdale
CF
Community FacilityReserved for public and institutional uses — government buildings, schools, houses of worship, parks, hospitals, and utilities. Dimensional standards vary by specific use. Some CF parcels are Live Local Act eligible.
What you can build
- ✓Government offices and facilities
- ✓Schools and educational institutions
- ✓Houses of worship
- ✓Hospitals and medical centers
- ✓Parks and recreation facilities
- ✗Standalone commercial
- ✗Standalone residential
- ✗Industrial
Key numbers
- Height
- 35 ft (varies by use and approval)
- Lot min
- Varies by use
- Width
- Varies by use
- Coverage
- 40%
- Front
- 25 ft
- Side
- 10 ft
- Rear
- 10 ft
What this means in practice
CF land rarely trades, but when it does — surplus school sites, decommissioned fire stations — the rezoning potential is significant. Adjacent zoning and the comprehensive plan land use designation determine what you can rezone to. CF parcels may qualify for Live Local if classified as mixed-use on the future land use map. Do your due diligence on the FLUM before making an offer.
Industrial
1 district in Fort Lauderdale
I
IndustrialFort Lauderdale's industrial district. Manufacturing, warehousing, distribution, and marine-related industrial along the port and FEC corridor. The Live Local Act has transformed how developers evaluate these sites.
What you can build
- ✓Manufacturing and assembly
- ✓Warehousing and distribution
- ✓Marine-related industrial
- ✓Auto repair and service
- ✓Office (accessory)
- ✗Standalone residential (without Live Local)
- ✗Retail (standalone)
- ✗Hotels
Key numbers
- Height
- 55 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 50%
- Front
- 25 ft
- Side
- 10 ft
- Rear
- 10 ft
What this means in practice
Industrial zoning is the Live Local Act's biggest wildcard in Fort Lauderdale. A warehouse site zoned I near downtown: current value $60-80/SF as industrial. With Live Local qualification (40% at 120% AMI), you can build residential at the city's highest density and match the tallest building within one mile. Some developers are acquiring industrial sites at $100+/SF betting on Live Local entitlements. The risk: qualifying projects must remain affordable for 30 years, and the 2024 amendments let municipalities opt out of the height preemption in certain areas.
Development Bonus Program
Florida's Live Local Act (SB 102, effective July 2023, amended 2024) is the dominant bonus program affecting Fort Lauderdale development. Qualifying projects (40% of units at 120% AMI or less, 30-year affordability period) on commercial, industrial, or mixed-use parcels receive: height matching the tallest building within one mile, density matching the highest in the jurisdiction, FAR at 150% of the highest allowed, a 20% parking reduction near transit, and mandatory administrative approval with no public hearing. The city cannot deny a qualifying project. Fort Lauderdale also has its own Affordable Housing Density Bonus (ULDR 47-24.2) allowing up to a 25% density increase for projects providing affordable units — but the Live Local Act preemption is far more powerful and has largely superseded local incentives for qualifying projects.
Overlay Districts
Live Local Act Preemption (Statewide)
Florida SB 102 (2023, amended 2024) preempts local zoning for qualifying multifamily projects on commercial, industrial, and mixed-use parcels. Requirements: 40% of units affordable at 120% AMI for 30 years. Benefits: height matches tallest building within one mile of the site, density matches highest allowed in the jurisdiction, FAR at 150% of highest allowed, mandatory 20% parking reduction near transit, and administrative approval (no public hearing). The 2024 amendments clarified that height/density benchmarks exclude other Live Local projects and bonus approvals. This overlay fundamentally changes the development math on every non-residential parcel in Fort Lauderdale.
Downtown DRC Review Area
Development Review Committee review required for major projects in the Downtown RAC districts. Covers height increases above 150 ft, building massing, pedestrian-level design, and parking structures. Expect 3-4 months for DRC review. Engage staff early for a pre-application conference — it significantly reduces surprises at formal review.
Beach CRA (Community Redevelopment Area)
Covers Fort Lauderdale Beach from Sunrise Boulevard to SE 5th Street. Tax increment financing district with design guidelines for beachfront development. Additional architectural and streetscape standards apply. The CRA plan encourages mixed-use and hotel development while preserving ocean view corridors.
Northwest-Progresso-Flagler Heights CRA
Covers Flagler Village and Sistrunk Boulevard areas north of downtown. The CRA plan encourages higher-density mixed-use development, especially along NE 2nd Avenue (Flagler Village) and Sistrunk Boulevard. This area has seen the most Live Local Act activity in the city — proximity to RAC-CC height benchmarks makes qualifying projects extremely attractive.
Central City CRA
Major rezoning initiative converting older commercial zoning to transit-oriented mixed-use. Covers Federal Highway and Broward Boulevard corridors. The Central City CRA rezoning project is creating new mixed-use zoning categories designed to work with — not against — Live Local Act development.
Waterway Setback Requirements (ULDR 47-23.8)
20-ft landscaped setback from the Intracoastal Waterway bulkhead line, cannot be used for anything except landscaping and essential walkways/driveways. On the New River in the RAC districts, minimum 60-ft setback from seawall (45 ft absolute minimum). These waterway setbacks reduce buildable area significantly — factor them into your site analysis before any waterfront acquisition.
FEMA Flood Zones
Most of Fort Lauderdale east of I-95 is in FEMA flood zones AE or VE. Base flood elevation plus freeboard determines your first-floor height — typically 7-9 ft NAVD88 depending on location. VE zones (velocity, beachfront) require open foundations below BFE. Flood insurance costs and foundation requirements dramatically affect project feasibility. Check the FIRM before making an offer.
Frequently Asked Questions
How do I check zoning for a specific property in Fort Lauderdale?
Use the City's interactive zoning map at map.gridics.com/us/fl/fld — enter an address to see the zoning district, overlays, and dimensional requirements. The City also maintains a PDF zoning map. For official zoning verification, request a Zoning Verification Letter from the Development Services department at 954-828-6520.
What is the Live Local Act and how does it affect Fort Lauderdale?
The Live Local Act (Florida SB 102, 2023) preempts local zoning for qualifying affordable housing projects. If you dedicate 40% of units at 120% AMI for 30 years on a commercial, industrial, or mixed-use parcel, the city must approve your project at the highest height within one mile, the highest density in the jurisdiction, and 150% of the highest FAR. In Fort Lauderdale, this means a qualifying project on a B-2 site near downtown could potentially build to RAC-CC height (150+ ft). The act requires administrative approval — no public hearing, no commission vote. This has fundamentally changed how developers evaluate every non-residential parcel in the city.
What's the difference between the residential multifamily districts (RM-15, RML-25, RMM-25, RMH-25, RMH-60)?
The number tells you the density cap in units per acre. The letters tell you building form: RM = low-rise (35 ft), RML = low-rise (55 ft), RMM = mid-rise (110 ft), RMH = high-rise (150+ ft). RM-15 and RML-25 are wood-frame walk-ups. RMM-25 and up are concrete construction with elevators and structured parking. The higher the district, the more the side setback matters — it equals half the building height, which can consume your site on narrow parcels.
Can I build multifamily on a commercially zoned parcel?
Yes, in two ways. First, most business districts (B-1, B-2, CB) allow residential above ground-floor commercial as mixed-use. Second, the Live Local Act allows standalone multifamily on any commercial or industrial parcel if you meet the 40% affordability requirement. Without Live Local, you're limited to the commercial district's height and dimensional standards. With Live Local, you can potentially match the tallest building within one mile.
What are the setback rules for waterfront properties?
ULDR Section 47-23.8 requires a 20-ft landscaped yard from the Intracoastal Waterway bulkhead line — no buildings, parking, or structures except essential walkways. In the Downtown RAC districts along the New River, minimum 60-ft setback from the seawall (45 ft absolute minimum). These waterway setbacks are in addition to standard district setbacks and significantly reduce buildable area on waterfront parcels.
How does the side setback work for tall buildings?
In multifamily districts (RML-25, RMM-25, RMH-25, RMH-60), side setbacks must be at least half the building height when that exceeds the base minimum. A 110-ft building in RMM-25 needs 55-ft side setbacks. A 240-ft tower in RMH-60 needs 120-ft side setbacks. This height-proportional rule is the primary constraint on narrow sites — you need a wide parcel to build tall. Assemble accordingly.
What is the RAC district and how does it work?
RAC (Regional Activity Center) is Fort Lauderdale's highest-intensity zoning, covering downtown and surrounding areas. Sub-districts include RAC-CC (City Center, highest intensity), RAC-AS (Arts and Science), RAC-UV (Urban Village, required ground-floor retail), RAC-RPO (Residential Professional Office, transitional), and RAC-TMU (Transitional Mixed Use). RAC-CC has 150-ft base height with increases through DRC review, no density cap, and 80% coverage. RAC height sets the Live Local Act benchmark for projects within one mile.
Do I need a conditional use permit for height increases?
Depends on the district. In RMH-60, heights above 120 ft (up to 240 ft) require a CUP. In RAC districts, heights above 150 ft go through the Downtown DRC process. In business districts, certain height increases require conditional use approval. Live Local Act projects bypass conditional use requirements entirely — qualifying projects get administrative approval regardless of height. CUP processing typically takes 3-6 months including Planning and Zoning Board review.
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