boardname
ARCHITECTURAL APPEARANCE COMMITTEE
Meeting Date: APRIL 7, 2026
title
951 SOUTH ANDREWS AVENUE
projectinfo
Request: Building Design
P&Z# 25-12000039
Owner: 951 SW 12TH LLC
Project Location: 951 SW 12 Ave
Folio Number: 494202000751 & 494202000754
Land Use Designation: I (Industrial)
Zoning District: I-1 (General Industrial)
Commission District: 5 (Darlene Smith)
Agent: Mike Amodio
Project Planner: Saul Umaña (954-786-5578 / saul.umana@copbfl.com)
otherinfo
Summary:
The applicant is requesting Building Design approval and Vernacular or Superior Design Alternative approval to construct two new free-standing one-story warehouse buildings, each with approximately 6,630 SF of warehouse space and 1,482 SF of accessory office space, with parking provided near each building. The site currently has an 8,000-square-foot one-story warehouse. The site will also include approximately 69,480 square feet of outdoor storage.
As required by Code, the project must provide perimeter landscaping and screening of the outdoor storage. A Type C buffer, which includes an 8-foot masonry wall, is required along South Andrews Avenue (the front property line), and a Type A buffer is required along all other sides. While a wall is not required along the remaining perimeters, the outdoor storage material must be screened. The applicant has proposed chain-link fencing with screening slats along those sides. The site meets the minimum parking, pervious area, and VUA landscaping requirements of the Zoning Code. According to the design narrative, the project "introduces a recognizable front elevation with a central office and lobby volumes, framed entry element, balanced side masses, and a consistent architectural palette of complementary materials and colors." The narrative further states that "the north elevation incorporates a clearly defined primary entrance, storefront glazing at the office component, a covered entry condition, and vertical wall framing that breaks the facade into orderly and coherent design elements."
The applicant is requesting approval for a Vernacular or Superior Design Alternative to modify the following Industrial Design Standard related to the roll-up doors facing South Andrews Avenue:
Section 155.5603.F.2 Entrance: Facades of the ground level floor facing an arterial street or collector street shall not include overhead doors, sliding glass doors, removable panels, or similar type of doors.
The east-facing facade of Building "A" features four overhead doors facing South Andrews Avenue. The applicant has selected Option 1 of the Vernacular or Superior Design Alternative criteria to address this requirement. Option 1 states that the proposed feature or element contributes to the overall design and helps the project achieve excellence by creating a project of distinction, thereby exceeding the deviation from the Code requirement in terms of aesthetic quality.
The applicant's Superior Design narrative states that "the requested design alternative is justified because the east elevation overhead doors do not exist as isolated code deviations. They are incorporated into a broader composition that includes meaningful setback, projecting metal canopies, consistent wall materials, controlled color contrast, parapet and wall-plane articulation, integrated landscape design, and substantial site screening from the public corridor. Collectively, these elements elevate the building above a conventional industrial prototype and create a project of distinction in terms of aesthetic quality. In practical terms, the design transforms what could otherwise be perceived as a long utilitarian side elevation into a deliberately composed facade with rhythm, depth, and visual order. The doors are read within a structured sequence of bays, while adjacent office elements and the primary north-facing entry elevation establish a stronger architectural identity for the building as a whole. This integrated treatment satisfies the intent of Option 1 because the overall design quality exceeds the narrow effect of the requested deviation."
Pursuant to Section 155.2205 of the Code of Ordinances, the Architectural Appearance Committee may require changes in plans and specifications as, in its judgment, are necessary and appropriate to ensure that the exterior appearance of buildings and structures enhances the aesthetic character of the surrounding development by complying with the architectural appearance standards of this Code and approved design guidelines.
Location | Zoning District | Existing Uses
The subject property is located on the west side of South Andrews Ave, South of RaceTrack Road, and north of McNab Road.
A. Subject Property:
I-1 (General Industrial) | Currently Vacant
B. Surrounding Properties:
North: I-1 (General Industrial) | Warehouse, Storage, Distribution Uses
South: I-1 (General Industrial) | Warehouse, Storage, and Distribution Uses
East: I-1 (General Industrial) | Warehouse, Storage, and Distribution Uses
West: I-1 (General Industrial) | Warehouse, Storage, and Distribution Uses
Staff Conditions:
If approved by the Architectural Appearance Committee, staff recommends including the following conditions:
1. Obtain approval from the Architectural Appearance Committee for the Vernacular or Superior Design Alternative request detailed above in the staff report.
2. Successfully satisfy all conditions of approval of the Special Exception Development Order PZ#26-17000002.
3. Provide a continuous curbing around all vehicular use areas to obstruct vehicular encroachment into required landscaping around the entire site.
4. Chain link fence cannot be visible from the public right-of-way, pursuant to Code Section 155.5302.G.1.
5. The east-facing façade of Building "A" shall incorporate a wall finish between the overhead doors similar to the stucco finish provided on the north elevation of Building "A," eliminating the visibility of metal panel material from the right-of-way.
6. Provide architectural details of the proposed fencing and wall prior to building permit approval.
7. Standard Conditions of Approval and/or Specifications required prior to Building Permit / Zoning Compliance Permit issuance:
a) The applicant shall provide evidence of compliance for the 12 points listed in the Sustainability Narrative as submitted to the DRC in accordance with Table 155.5802: Sustainable Development Options and Points.
b) Plans are subject to compliance with all applicable Code requirements, including but not limited to DRC comments issued for this site plan.
c) Landscape and Irrigation Plans must comply with all Zoning Code requirements as verified by the City’s Urban Forestry Division.
d) Provide a photometric plan that complies with Code Section 155.5401: General Exterior Lighting Standards.
e) A copy of the CPTED plan approved by the Broward Sheriff’s Office must be submitted for Zoning Compliance Permit approval.