Davie is unlike most Broward municipalities. Its Land Development Code preserves large-lot agricultural uses — horse trails, equestrian paths, and rural estate lots — alongside conventional suburban residential and commercial development. That dual character is not nostalgic; it is regulatory. The Town's agricultural (AG) zoning district carries specific standards that do not appear in standard Broward suburban codes, and projects that underestimate those standards face expensive redesigns.
Davie's Zoning Districts: Where Agricultural and Residential Meet
Davie's Land Development Code creates a layered district structure. The AG district allows single-family residential on large lots (typically one acre or more) plus accessory uses including stables, crop production, and related agricultural operations. Setbacks in AG are measured from property lines and from equestrian paths — a dimension that does not exist in purely urban codes.
Residential districts (R-1 through R-3) coexist with AG in many parts of the town. Transition areas — where AG parcels abut R-1 residential development — often carry additional landscape buffer requirements. These buffers must be shown clearly on the site plan; a missing or inadequately dimensioned buffer is among the most common DRC deficiencies in Davie.
For comparison, Broward County's Land Development Code, Chapter 5, Article IX, sets baseline standards for unincorporated Broward, but Davie operates as a municipality with its own LDC. County concurrency requirements still apply through the county's EPGMD — the Broward County Environmental Protection and Growth Management Department — which reviews development applications for water, sewer, and transportation concurrency even within municipal boundaries.
The Site Plan Committee: What It Reviews and When
Davie's Site Plan Committee (SPC) is the primary technical review body for development applications that exceed administrative thresholds. The SPC includes representatives from Planning, Engineering, Building, Fire, and Utilities. Its role is to issue a consolidated comment letter — rather than four separate department letters — which simplifies the response process for applicants.
The SPC reviews the following elements:
- Architectural design compatibility (scale, massing, materials relative to surrounding development)
- Site access: driveway location, sight-distance triangles, pedestrian circulation
- Landscape buffers: dimensions, species selection, and phasing
- Environmental factors: tree preservation, drainage basin calculations, any wetland setbacks required by SFWMD
Applications submitted under the SPC track require the full coordinated package before review initiates. Under the Town's code framework, submittals that reference Section 12-372 must include documentation of easements, landscape buffers, drive aisle dimensions, and utility service confirmations. An incomplete package triggers a Deficiency Notice rather than a comment letter — the review clock does not start until deficiencies are resolved.
SFWMD and EPGMD Coordination
Most development in Davie involves South Florida Water Management District review. Projects that impact wetlands, alter drainage patterns, or disturb surface water connections require an Environmental Resource Permit (ERP) from SFWMD. SFWMD's ERP process runs parallel to the Town's site plan review — both can move simultaneously, but a final building permit from Davie typically requires the ERP to be in hand first.
Broward County EPGMD concurrency review is a separate parallel track. EPGMD confirms that roads, schools, parks, and water/sewer infrastructure have adequate capacity for the project's demand. The EPGMD review is a prerequisite for a final development order in most Davie projects.
Coordinating SPC, SFWMD, and EPGMD reviews simultaneously — rather than sequentially — is the primary lever for reducing total approval time in Davie.
Before You Submit: The Pre-Application Meeting
Davie's Planning staff schedules pre-application meetings for projects above a de minimis size. A pre-application meeting is the most cost-efficient step in the Davie process. Bring a preliminary site plan, a drainage concept narrative, and your proposed use description. Staff will confirm:
- The applicable zoning district and whether any AG buffer requirements apply
- Whether the project triggers the full SPC track or an administrative approval
- Which concurrent agency reviews (SFWMD, EPGMD) will be required
- Current review queue times
None of this information is binding, but it eliminates the most common first-submittal deficiencies before a dollar of permit fee is spent.
Planning a project in Davie? We coordinate SPC, SFWMD, and EPGMD review tracks simultaneously and prepare submission-ready packages that move through the approval process without deficiency delays. Schedule a free cosultation or call 954-204-5452.
FAQ
Q: Does Davie's agricultural zoning allow commercial development?
A: The AG district in Davie is primarily residential/agricultural and does not permit conventional commercial uses by right. Commercial development typically requires a commercial zoning district (B-1, B-2) or a conditional use permit in mixed-use transition areas. If your site is AG and your program is commercial, a rezoning petition is likely required — confirm with Davie Planning before designing to a commercial use.
Q: What triggers a full Site Plan Committee review in Davie?
A: Projects that exceed an administrative threshold — generally new construction above a specified square footage, changes of use, or subdivisions — go through the full SPC track. Minor modifications to approved site plans may be handled administratively. Davie Planning will confirm the applicable track at a pre-application meeting. The key variable is whether the project's scope, use, or site conditions require multi-department coordination that justifies SPC review.
Q: How does Broward County EPGMD affect my Davie project?
A: Broward County EPGMD manages concurrency for transportation, schools, parks, and utilities for all development within Broward municipalities, including Davie, under an interlocal agreement. A concurrency determination from EPGMD is a prerequisite for a final development order. EPGMD review runs parallel to the Town's SPC review — initiate both at the same time to avoid sequential delays.
Q: Do I need an SFWMD Environmental Resource Permit for a typical commercial project in Davie?
A: Projects that disturb wetlands, alter drainage basin characteristics, or exceed the SFWMD's threshold impervious surface area require an Environmental Resource Permit (ERP). In Davie — where drainage patterns across agricultural and transitional lands are complex — most projects of meaningful scale require at least a formal SFWMD determination, even if a full ERP is ultimately not required. Start SFWMD coordination early.
Q: Are there specific requirements for equestrian/agricultural easements in Davie?
A: Yes. Properties in AG-zoned areas or adjacent to the Town's equestrian trail system may be subject to equestrian path easements, setback requirements from bridle trails, and restrictions on fencing materials. These requirements are recorded in the Town's LDC and may also appear on the recorded plat. A survey that identifies all easements — including equestrian path easements — is essential before designing a site layout. Verify specific municipal provision with Davie Planning.