Coconut Creek, FL Zoning Overlays & Bonuses: Downtown Design Guide (2026)
Key Facts
- Standards name
- MainStreet Project Area Design Standards, now RAC Design Standards
- Consultant and dates
- Zyscovich, Inc., December 9, 2004, amended November 13, 2008
- Where held
- City clerk department
- Cost to the public
- Actual cost of reproduction, written or electronic
- Residential school fee
- Greater of student station cost fees or school impact fees
- Governing section
- Coconut Creek Code § 13-361
Summary
In the City of Coconut Creek, Florida, the MainStreet Project Area Design Standards, now called the RAC Design Standards, are the basis of review for any new development in the MainStreet area and for any modification or reconstruction of existing buildings or uses. The city clerk holds the standards, and the public pays only the actual cost of reproduction.
(a)Generally. The City of Coconut Creek adopted "MainStreet Project Area Design Standards," now known as "RAC Design Standards" created by the city's consultant, Zyscovich, Inc., dated December 9, 2004, and amended November 13, 2008, which are available in the city clerk department. These standards are to be the basis of review for any new development in the area and for any modification to, or reconstruction of, existing buildings or uses.(b)Form of purchases; cost. The public may purchase the MainStreet RAC Design Standards, either in written or electronic form. The cost of such purchase shall be the actual cost of reproduction.(c)Educational mitigation requirement for residential development. Any application for a building permit for new residential development in the RAC is subject to an educational mitigation requirement.
Full Breakdown
Section 13-361 adopts the MainStreet Project Area Design Standards, now known as the RAC Design Standards, created for the City of Coconut Creek by its consultant Zyscovich, Inc., dated December 9, 2004 and amended November 13, 2008. Subsection (a) makes the standards the basis of review for any new development in the area and for any modification to, or reconstruction of, existing buildings or uses. The standards are available in the city clerk department, and the editor's note to the section confirms the standards and their amending ordinances are not printed in the Code but are on file with the city clerk. Subsection (b) lets the public purchase the standards in written or electronic form at the actual cost of reproduction.
Subsection (c) adds an educational mitigation requirement for residential development in the RAC. It follows from Broward County's approvals of the RAC, policy 1161 of the School Board of Broward County and an interlocal agreement with the county and school board. Any building permit application for new residential development in the RAC is subject to it. The applicant is assessed the greater of student station cost factor fees or school impact fees, and must monitor that development is built as specified for residential type and mix. The obligation can also be met by dedicating land for school facilities, credited at fair market value against the required fees.
The student station cost follows the State of Florida's cost per student station schedule in effect when the building permit application is filed. Before submitting that application, the applicant presents documentation of the payment or land dedication and notice to the city. The city issues no building permit or certificate of occupancy for residential development in the RAC without proof that Broward County has determined the cost was paid or dedicated as required and adequate. Under subsection (d), the city notifies the school board superintendent of every site plan or plat approval for residential development in the RAC, stating the location and the number and type of dwelling units. The section's last amendment is Ord. No. 2024-012, adopted April 11, 2024.
Violations & Fines
Section 13-361 does not print its own fine schedule. The enforcement lever is the permit: the city issues no building permit or certificate of occupancy for residential development within the RAC until Broward County has confirmed the student station cost was paid or land dedicated and the payment was adequate. Design review against the standards applies to new development and to any modification or reconstruction of existing buildings.
Frequently Asked Questions
Where can I get the MainStreet design standards in Coconut Creek?
What projects does the RAC Design Standards review cover?
What school fee applies to new housing in the RAC?
Who is told when a MainStreet residential project is approved?
Sources & Official References
Other rules in Coconut Creek
Florida rules heatmap·Compare Coconut Creek to another location·View the Florida zoning overlays & bonuses overview
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