Zoning explained · Broward County

Middle River (MR) sub-area - Oakland Park Downtown Development District (OP3D) Oakland Park, Florida

MR is a sub-area of the OP3D (not a base zoning district, not a Sec. 24-41 Master Business List column). Purpose (Sec. 24-264(E)(a)): a mixed-use neighborhood of commercial, retail and residential uses oriented toward the Middle River, with buildings fronting bike/ped trails. South of Oakland Park Blvd, east of NE 6th Ave, west of N.

65 permitted business types

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Education › Zoning & land use › Oakland Park — MR

Permitted uses

What you can operate in MR, Oakland Park

The businesses the MR district in Oakland Park allows. The ones on the left are permitted by right; the ones on the right need a special approval first. (Zoning codes are set by each municipality, so MR here means specifically Oakland Park's MR district.)

Allowed by right

Art galleriesArtists' studios, photography studiosAthletic club, health clubs, gyms, indoor sports, fitness studio (up to 5,000 sf ground floor)Auction houses (antiques only)Beauty salon / barberBeverage manufacturing with restaurant (incl. brew pub)Book or magazine publishersBowling alleysCanoe/kayak sales/rental and/or boat docksCity of Oakland Park municipal facilitiesClothing alterations / shoe repairColleges and universitiesCommunity residences (up to ten residents)Community gardenConsignment shopDance or music schoolsDry cleaner retailDwelling units in duplex/triplex/multi-family/mixed-use buildingDwelling units in townhome configurationEducation tutoring centers for school-age childrenFarmers markets, indoorFarmers markets, outdoor (site plan review; max 8 hrs/week)Food caterers and commercial kitchens (delivery to consumers/restaurants)Home occupations (Sec. 24-75)Kitchen incubatorLaboratories - medical, dental, diagnostic, educationalLaboratories - research, development, scientificLibrariesLive-work unitsMassage and health spa, state licensedMedical offices incl. physical therapy, dental, other healthcareMuseumNail groomingOffice - professionalParks and public squares or plazasPrinting, copying, office support, mailing, shipping and packaging (<=2,000 sf)Radio, television, recording, or music practice studios (soundproofed, DRC review)Real estate sales officeRecovery communitiesRestaurant - food halls (DRC site plan review)Restaurant and restaurant barRetail sales - stores up to 5,000 sf ground floorSchools, hobby or personal-interest training (culinary, art, coding, acting, martial arts, wellness)Senior living / assisted livingShopping centers, neighborhood under 5 acresSign makingSkating rinkTrain station

With special approval

Air mobility station incl. vertiports or drone portsAthletic club / gym / fitness studio - 5,000 sf or larger ground floorBanquet facilities (assembly hall)Bar or nightclubBeverage manufacturing with tasting room or barCigar / hookah barCommunity centerDay nurseries, childcare centers, adult day careFish marketHotelsMeat marketPharmaciesPlaces of worshipRetail sales - stores 5,000 sf or larger ground floorSchools, public or non-profit private trade/vocationalTheater and motion picture houses (max 5,000 sf ground floor)Parking garages (general public or accessory)

Build envelope

Development standards

Headline dimensional limits for this district. Confirm exact figures against the current code for your specific parcel.

Heightmax 3 stories/45 ft; with Bonus Provision Program up to 4/5 or 7 stories (95 ft) per MR-# height code

StandardFAR 1.5 base; up to 2.25 with BPP; density 65 du/ac (lots >13,000 sf) / 55 du/ac (<=13,000 sf); min unit 600 net sf

StandardMiddle River frontage setback 37 ft from mean-high-water/seawall; 25 ft stepback above 5 stories fronting the river

Use-list keyP=permitted; C=conditional (Sec. 24-165); A=accessory; X/blank/dash=not permitted; a number after P/C/A = supplemental restriction (Sec. 24-266(D)); '*' = existing-building parking relief

StandardMR EXCLUDES the light-industrial/warehouse uses that WF allows (Light Manufacturing, Warehouses/distribution, Woodworking, Tile supplies, Upholstery, Carting/hauling) - blank in MR

StandardUnlisted uses treated as conditional (Sec. 24-266(B)(6))

Accessory usesArtists' studios, photography studios; Bank - lobby/teller counter only, accessory to a restaurant; Bank - ATM only, in a building wall or vestibule; Clothing alterations / shoe repair; Electric vehicle charging stations; Engravers; Food production & confectionery manufacture; Furniture and cabinet manufacturing, repair, refinishing; Indoor entertainment centers (arcade, mini golf, escape rooms, billiards) <5,000 sf; Kitchen incubator; Meat market; Restaurants - food truck/cart accessory to a restaurant/brewpub/tasting room/bar; Vending - indoor machines

StandardRead from Ch. 24 Art. XX Sec. 24-264(E) + Sec. 24-266 (OP3D Use List, Middle River District column). Ord. O-2021-007, amended through O-2025-005; permitted = by right, conditional = needs conditional-use/special approval

StandardBroward County district — confirm the parcel is inside City of Oakland Park limits

The fine print

In plain English

BY RIGHT No hearing needed

If your business is on the by-right list, you can occupy a space in this district and open — no zoning hearing. Building permits and licensing still apply, but the use itself is already allowed.

SPECIAL Approval first

Special-approval uses can work here too, but they go through a public review before opening. Plan for extra time and possible conditions — we'll tell you which path a space needs.

Looking for space zoned MR in Oakland Park?

Tell us what you'll run in it — we'll match you to the right building in Oakland Park and flag anything that needs approval.

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Sourced from the Oakland Park Code of Ordinances. View the official code ↗