As residents fear high rises, what does Coral Springs’ zoning proposal really say?

As high rises sprout in downtown Coral Springs, residents say they’re afraid more could be coming to their backyards as the city proposes rezoning measures.

City staff say updating the zoning around the downtown area will provide property owners more flexibility and create a cohesive vision. The 58 acres of land that are slated to be rezoned are currently fragmented into several different zoning types, which the city wants to consolidate under a single category: downtown mixed-use district.

“The whole idea is to have one zoning district for this area, for cohesiveness, for connectivity, and we’ll talk a little bit about the design for the roadways as well, just trying to make a cohesive development for downtown Coral Springs,” said Jim Hickey, a city consultant with Calvin, Giordano & Associates.

The 58 acres fall within the Community Redevelopment Area centered around the intersection of University Drive and Sample Road, also called the Four Corners. The rezoning is a continuation of a process that began in 2017, when half of the 138-acre CRA was reclassified as downtown mixed-use, including the Four Corners area.

But after seeing the Modera high rises that have been built and others that are proposed around that intersection, residents are wary of what zoning amendments could bring.

“And even with the Four Corners, you know, there were a lot of things proposed, and then a lot of things ended up happening that were different,” Coral Springs resident Schneur Teitelbaum said.

The amendments were brought before the Planning and Zoning Board during a June 8 meeting, where some residents who live adjacent to the zoning boundaries said they lacked clarity on what could be built under the new regulations.

Coral Springs resident Menachem Hecht asked city staff about a provision in the proposal that allows developers to request a conditional exemption from the code to build “density above 20 units per acre for multi-family and residential uses” west of Coral Hills Drive.

City staff said any potential new building’s height, another concern raised by residents, depends on what’s being proposed.

“It seems like there’s an effort that needs to be made with explaining what’s going on to the community, so they understand and feel like they can get a handle on what’s being proposed,” Hecht said.

“The Four Corners, the effect on the people who live near them is massive, and if they don’t understand what’s happening right next to them, it’s hard for them as residents to control what’s going on in their lives.”

Zoning Manager Elizabeth Chang said the maximum height they had discussed with residents in Hecht’s “edge” subdistrict was four stories. Staff hasn’t finalized the language of the ordinance that would go before the City Commission.

Teitelbaum expressed lack of clarity, saying he didn’t feel like he had a solid answer on what would be allowed.

“I think this is very confusing as well, you know, they say four stories, but no one really knows what’s exactly happening,” he said.

He said he felt the downtown development was happening without a clear direction.

“I don’t see what the benefits for developers are to put open space, because they don’t get anything out of it, you know what I mean?” he added. “So to me, it’s just more high rises and stuff like that.”

The zoning proposal also says “research and development, small scale manufacturing and assembly, e-commerce, microwarehouses, and scientific technology” under 2,500 square feet will be allowed throughout the whole downtown mixed-use district.

The categories of new buildings that will be allowed closest to residential areas, other than what could be approved under conditional use, are Townhome, Multi-Plex Large, Commercial/Mixed Use Small, Commercial Mixed Use Medium and Mid-Rise.

Board member Melissa Donnahoe said she understood the concerns that residents had about rezoning, particularly with the construction of Cornerstone on the southwest corner of the Sample and University intersection, consisting of a pair of eight-story Modera apartment buildings with businesses on the first level.

“I understand the Four Corners is stressful for a lot of people. They thought they were going to get something, and they got something else,” Donnahoe said. “That, I feel, is why there’s probably a lot of anxiety right now for what’s happening here.”

But she also clarified that the city doesn’t have complete control over what’s built in Coral Springs. She brought up Florida’s Live Local Act, which allows developers to override city regulations and zoning restrictions if they’re building affordable housing units.

“Owners still have the ability to go ahead and remodel and do whatever they want under the current zoning codes,” she added.

Tina Jou, Director of Development Services, said the city’s hands are tied in part by a temporary state statute passed after recent hurricanes that prohibits cities from enacting more restrictive zoning laws until October 2027.

“Once Senate Bill 180 expires, we’re working on an amendment to allow for those reductions in heights to implement the feedback that we’ve received,” Jou said.

The majority of the board ultimately voted to pass the two amendments along to the City Commission for a vote at the Aug. 19 meeting.

City staff said in the meantime, they could continue to meet with residents and answer questions. They have previously hosted public meetings with residents and business owners who would be affected by the change.