boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: DECEMBER 3, 2025
title
THE SATORI AT LIGHTHOUSE POINT
projectinfo
Request: Major Site Plan
P&Z# 25-12000016
Owner: 4211 N FED LLC
Project Location: 4211 N Federal HWY
Folio Number: 484318000401; 484318000380; 484318000351
Land Use Designation: C (Commercial)
Zoning District: B-S (General Business)
Commission District: 2 (Rhonda Eaton)
Agent: Yexsy Schomberg
Project Planner: Saul Umana (954-786-4662 / saul.umana@copbfl.com)
otherinfo
Summary: The applicant is seeking Master Site Plan Review approval for a mixed-use project at 4211 N Federal Highway in Pompano Beach. The proposal includes 187 residential units along with about 2,507 square feet of retail space and 1,705 square feet of office space. The 2.71-acre site consists of three parcels (IDs: 484318000401, 484318000380, 484318000351) within the Highlands neighborhood. The property is currently designated Commercial (C) on the Land Use Map and zoned General Business (B-3). The project also intends to use Broward County’s Bonus Density Policy 2.16.4 for mixed-use developments.
DEPARTMENT REVIEW STATUS CONTACT INFO
|
ENGINEERING |
Authorized with Conditions |
David McGirr | david.mcgirr@copbfl.com |
|
FIRE DEPARTMENT |
Authorized |
Jim Galloway | jim.galloway@copbfl.com |
|
URBAN FORESTRY |
Pending Resubmittal |
Wade Collum | wade.collum@copbfl.com |
|
UTILITIES |
Authorized |
Nathaniel Watson Nathaniel.Watson@copbfl.com |
|
ZONING |
Pending Resubmittal |
Saul Umana Saul.Umana@copbfl.com |
|
BSO |
Authorized |
BSO Deputy Anthony Russo |Anthony_Russo@sheriff.org |
|
PLANNING |
Authorized |
Max Wemyss | max.wemyss@copbfl.com |
|
BUILDING |
Authorized |
Todd Stricker Todd.Stricker@copbfl.com |
Staff Conditions:
SCAM ALERT: Please be aware that the Development Services Director, or other Planning and
Zoning staff will never email or text requesting payment for invoices for future planning and
zoning reviews or other services. If you receive any of these requests, do not click to open the
invoice and notify Planning and Zoning immediately by calling 954-786-4679.
ENGINEERING
Plan Reviewer: David McGirr | david.mcgirr@copbfl.com <mailto:david.mcgirr@copbfl.com>
Condition: Submit/upload the (BCEPMGD) Broward County Environmental Protection and Growth Management Division Surface Water Management permit or exemption for the proposed paving and drainage shown on the civil engineering drawings.
Condition: Submit/upload a copy of the (BCOES) Broward County Water and Waste Water Service Utility permit or exemption for the proposed utility work.
Condition: Submit/upload the (FDEP) Florida Department of Environmental Protection NPDES General Permit for the proposed stormwater discharge from the proposed site construction activities.
Condition: Submit/upload the (FDEP) Florida Department of Environmental Protection (NOI) Notice of Intent for the proposed stormwater discharge from the proposed site construction activities.
Condition: Submit/upload a copy of the (FDOT) Florida Department of Transportation driveway connection permit or exemption for the proposed driveway, roadway curb gutter, and sidewalk to be constructed within the road right-of-way of N. Fed. Hy.
Condition: Submit/upload a copy of the (FDOT) Florida Department of Transportation driveway drainage connection permit or exemption for the proposed driveway, roadway curb gutter, and sidewalk to be constructed within the road right-of-way of N. Fed. Hy.
Condition: Submit/upload a copy of the (FDOT) Florida Department of Transportation utility construction permit or exemption for the proposed off-site potable water, reclaimed water, and sewer main or lines to be constructed within the road right-of-way of N. Fed. Hy.
Condition: The City Planning and Zoning Division must approve these plans before the City’s Engineering Division can.
FIRE DEPARTMENT
Plan Reviewer: Jim Galloway | jim.galloway@copbfl.com <mailto:jim.galloway@copbfl.com>
This P&Z application is able to meet all of the Fire Department requirements at this time for Site Plan Review. However, the petitioner shall maintain all proper fire department access and water supply requirements as per chapter 18 of NFPA 1 as amended from time to time.
*Additional comments may follow throughout the remainder of the permitting process. The buildings shall be in compliance with All NFPA Standards prior to receiving Fire Department approval.
URBAN FORESTRY
Plan Reviewer: Mark Brumet | mark.brumet@copbfl.com
Unresolved: 1. Pursuant to Code Section 155.5509: Provide evidence that all overhead utilities will be buried for this project in accordance with the referenced code section. In addition, provide a note on the site and landscape plans and in a narrative stating the following: All overhead utilities shall be buried for this project. Overhead wires still being shown on the plans provide evidence that the wires will be under ground.
Unresolved: 2. Mitigation for trees proposed to be removed is above and beyond minimum site requirements. Provide a mitigation table identifying total specimen tree dollar values, non-specimen tree total DBH inches, and palm tree dollar values per applicable code sections referenced above. Staff to review with Landscape Architect.
Unresolved: 3. Pursuant to Code Section 155.5203.D.3 & 155.5203.D.3.c: Provide 10’ foot wide perimeter landscaping strip requirements along the north property line in accordance with the referenced code sections. *This is to be a clear measurement not to include vehicular overhang or any other hardscape areas such as footers or walkways, etc.
Unresolved: 4. Pursuant to Code Section 155.5203.D.5.a: Show how landscaping requirements between VUA and buildings are being met. Provide 24.0’ of landscape areas in accordance with the referenced code sections. Staff to review with Landscape Architect.
Unresolved: 5. As per 155.5203.D.5 VUA in part, the Development Services Director may grant modifications to the required landscaping between vehicular use areas and buildings for development that provide at least 50% of the required width, subject to providing superior landscape design that includes a minimum of trees or palms as follows within the subject area and must include one or more of the following elements:
i. Palms must be provided in multiples (doubles or triples);
ii. If palms and trees are combined, one row of shrubs can be provided;
iii. If palms or trees are provided, shrubs must be included in layering or height tiering with a minimum of 2 layers or tiers;
iv. If trees are provided, design must include a minimum of 2 species;
v. Trees or palms must be a minimum of 14 feet in height;
vi. Layered or height tiered shrubs are provided in variety with a minimum of two (2) species. vii. Suspended pavements systems are provided for the adjacent vehicular use area.
Unresolved: 6. Provide a cross section detail of the proposed building footers / slab as it appears that it will encroach into the required foundation landscaping soil space at the footers of the building. Provide drawings and verification of the use of monolithic slabs as it relates to these areas. Staff to review with Landscape Architect.
Unresolved: 7. Clarify overhead canopy and balcony layout as it pertains throughout the site. The overhead canopy and balconies appear to encroach into the required landscape areas.
Unresolved: 8. Show all proposed dry retention areas on the landscape plan. Staff to review with Landscape Architect.
Unresolved: 9. Ligustrum trees proposed shall be a minimum of 10’ tall; correct plant list.
Unresolved: 10. Provide a landscape and irrigation plans for the proposed rooftop landscaping on the 5th level.
Unresolved: 11. Provide details and specifications for planters on roof top and amenity decks - waterproofing, soil, bracing, etc. Provide details, cross sections, soil composition, irrigation staking & guying, drainage, etc.
Unresolved: 12. Provide detail for tree and palm guying system for all planter areas on roof top and amenity decks on sheet L-5.
Unresolved: 13. Provide a comment response sheet as to specifically how comments have been addressed at time of resubmittal.
Unresolved: 14. Additional comments may be rendered upon re-submittal.
UTILITIES
Plan Reviewer: Nathaniel Watson | Nathaniel.Watson@copbfl.com <mailto:Nathaniel.Watson@copbfl.com>
No new comments rendered.
Info Only: 1. Additional comments may be forthcoming contingent upon future submittals to the PAM and/or DRC review process.
Condition: 2. Please procure an approved Broward County EPD Surface Water Management permit or exemption for the proposed site and off-site work. Required during official Bldg. E-plan submittal.
Info Only: 3. Please follow best management practices for sedimentation and erosion control of on-site and off-site storm systems.
Condition: 4. Broward County Water and Wastewater Service area. The county must approve any proposed or amended off-site water or sewer utility connections.
ZONING
Plan Reviewer: Saul Umana | saul.umana@copbfl.com <mailto:saul.umana@copbfl.com>
Unresolved: On 002, SP-1 Zoning Data Table: Correct the new Broward County Policy being used - remove the 27 units flex since this is no longer using a flex application.
Unresolved: Provide the driveway entrance length at the property line (Federal)
Unresolved: Parallel Parking Spaces require a width of 9 ft (drive aisles can be 23’ ft in width). Shift the curb to ensure compliance with parking size minimums.
Unresolved: The surface parking spaces show a continuous curb next to a side walk. Raised sidewalk can be used as the continuous curbing - extend the sidewalk length. Measured at 16’ with 2 ft of overhang.
Unresolved: On the Archtectural Elevations, correct the distance from the property line. What is the tall structure at the level 6 top off? Can it be blended in more architrecurallY/
Unresolved: All elevations must contain a legend key with material legends and color callouts
Info: Ensure all light above 900 lumens is shielded.
Unresolved: On the site plan zoning data - Add an item for how many parking spaces are compact. Maximum 20% can be compact spaces.
Where is the parking for the parking for the retail spaces?
Unresolved: On all floor plans, provide the parking spaces dimensions
Unresolved: On all elevations provide a legend with material and color call outs.
Unresolved: Now that the team is converting to a mixed use building, the following design standards apply: As part of the AAC submittal, the design narrative needs to address the following:
4. Base, Middle, and Top
Buildings of three or more stories shall include a clearly recognizable base, middle, and top configured in accordance with the following standards:
a. Building bases shall incorporate one or more of the following:
i. Thicker walls, ledges, or sills;
Figure 155.5602.C.4: Building base, middle, and top
ii. Integrally-textured materials such as stone or other masonry;
iii. Integrally-colored and patterned materials such as smooth-finished stone or tile; or
iv. Lighter or darker colored materials, mullions, or panels.
b. Building tops shall include two or more of the following features:
i. Three-dimensional cornice treatments with integrally-textured materials such as stone or other masonry or differently colored materials;
ii. Sloping roofs with overhangs and brackets;
iii. Stepped parapets; or
iv. Aligned openings and articulations.
a. Offsets Required
Street-facing front building facades that are greater than 60 feet wide shall be articulated with wall offsets (e.g., projections or recesses in the facade plane) that are at least one foot deep, at least ten feet wide, and spaced no more than 40 feet apart. (See Figure 155.5602.C.5.a <https://codelibrary.amlegal.com/codes/pompanobeach/latest/pompanofl_zone/0-0-0-39355> Example of front facade offsets.)
b. Offset Alternatives
The following alternatives can be used alone or in combination as an alternative to the required front facade offsets:
i. Changes in facade color or material that follow the same dimensional standards as the offset requirements;
ii. Columns or pilasters that are at least eight inches deep and at least eight inches wide, and have a height equal to at least 80 percent of the facade's height;
iii. Roofline changes that vertically align with a corresponding wall offset or change in facade color or material, including changes in roof planes and changes in the height of a parapet wall (such as extending the top of pilasters above the top of the parapet wall); or
iv. Awnings or other shading devices over doors and windows that follow the same dimensional standards as the offset requirements.
7. Fenestration/Transparency
a. At least 30 percent of the street-facing facade area of the ground-level floor of buildings (as measured from the grade to the underside of the eave , top of the parapet, or the story line denoting the second floor) shall be occupied by windows or doorways. This figure may be reduced to 20 percent of the first-floor front facade of a structure housing a large retail sales establishment.
b. All ground-level windows on street-facing facades shall be transparent. Mirrored or heavily-tinted glass that prevents views into the building is prohibited on street-facing front building facades. This provision does not apply to a building facade enclosing a sexually oriented business use.
c. Street-facing facades of the ground level floor for uses involving repair, servicing and/or maintenance shall not include service bay entrances, overhead doors, sliding glass doors, removable panels, or similar type of doors.
d. Street-facing facades of the ground level floor for all commercial, institutional, industrial uses in commercial zoning districts and mixed use developments shall not include roll up doors.
8. Roofs
a. Flat roofs on principal buildings shall be concealed by parapet walls that extend at least three feet above the roof level.
b. Alternative roof forms or pitches may be allowed for small roof sections over porches, entryways, or similar features.
c. All roof-based mechanical equipment, as well as vents, pipes, antennas, satellite dishes, and other roof penetrations (except chimneys), shall be located on the rear elevations or otherwise be configured, to the maximum extent practicable, to have a minimal visual impact as seen from the street.
Question: Can the stairs be refined or massed differently so it does not appear so tall?
Unresolved: Please provide architectural elevations showing compliance with the garage design standards.
C. General Parking Deck or Garage Design Standards
Multi-level parking deck or garage structures, whether stand-alone or part of a larger development, shall comply with the following standards:
1. All levels of the parking deck or garage structure shall comply with the standards below:
a. All building facades of the parking deck or garage that are facing a street; within 100 feet of a street or an open space; or are visible from a street shall be harmonious and complement the principal structure and contain all of the following architectural treatments:
i. Facade articulation (i.e. wall offsets); and
ii. Horizontal and vertical projections; and
iii. Material and color variation; and
iv. Varied proportions of openings.
b. No vehicles parked within or on the roof of the deck or garage shall be visible from the street. All openings shall be treated with decorative screening or in a manner that creates the appearance of an active use area and conceals all internal elements such as plumbing pipes, fans, ducts and lighting, and;
c. No deck or garage ramp areas shall be visible from the street and shall be internal to the building.
d. The exposed top level of a parking structure shall be covered a minimum of 60% with a shade producing structure such as, but not limited to, a vined pergola or retractable canvas shade structure.
2. Openings off any street shall not exceed two lanes in width or 30' maximum per entrance/exit. Entrances/exits on alleys/service roads are exempt from this requirement.
3. If the deck or garage is accessed from a street, there shall be only one point of access to the garage area from that street.
4. Pedestrian entrances to the deck or garage shall be directly from a frontage line through an exterior or interior pedestrian passage or a combination thereof running from the rear to the front of the lot. Parking spaces serving residential units are exempt from these requirements.
5. Non-active facades along an interior property line and visible from neighboring active facades, shall provide either a. or b. below:
a. A landscape buffer at least 10 feet wide including:
i. One canopy tree per 30 linear feet; and
ii. A continuous hedge at least four feet high along the facade; and
iii. One shrub per 10 linear feet; or
b. The architectural treatments required by Section 155.5605.C.1.a <https://codelibrary.amlegal.com/codes/pompanobeach/latest/pompanofl_zone/0-0-0-43084>.
Unresolved: Prior to AAC, provide details of the proposed monument sign.
Unresolved: All applications for approval of a Major Site Plan for multifamily residential, nonresidential, and mixed-use development shall incorporate a sufficient number of sustainable design options from Table 155.5802 <https://codelibrary.amlegal.com/codes/pompanobeach/latest/pompanofl_zone/0-0-0-39612>, Sustainable Development Options and Points, to demonstrate achievement of the minimum number of points required below for the specific type of development.
1. Multifamily residential development shall achieve at least ten points.
BSO
Development Review Committee Date Reviewed: 11-14-2025
Subject: CPTED and Security Strengthening Report: PZ#: PZ25-12000016
Name: THE SATORI AT LIGHTHOUSE POINT / 4211 N FED LLC
Address / Folio: 4211 N. Federal Hwy., Pompano Beach, FL
Type: Major Site Plan
Reviewer: BSO Deputy T. Russo for the City of Pompano Beach
Reviewer: BSO Deputy D. Cappellazo for the City of Pompano Beach
anthony_russo@sheriff.org
M-(561) 917-4556 (Send Text & Email, No Voicemail)
Tuesday - Friday; 8 AM 3 PM
david_cappellazo@sheriff.org
M-(954) 275-7479 (Send Text & Email, No Voicemail)
Monday - Thursday; 8 AM 3 PM
A. **DISCLAIMER**
SAFETY & SECURITY REVIEWS do not guarantee a crime will never occur; it is an effort to mitigate opportunities for crime & to help avoid any present & future security deficiencies, conflicts, threats, breaches, or liabilities that might occur without any review.
B. **PLEASE NOTE**
When a Broward Sheriffs Office CPTED Practitioner is required to assist in an inspection of the project during the Certificate of Completion &/or Certificate of Occupancy Application Phase, Security Strengthening & CPTED measures that have not been adequately addressed will still be required to ensure the safety & well-being of the employees, residents, tenants, visitors & all legitimate users of the site.
PLANNING
Plan Reviewer: Max Wemyss | max.wemyss@copbfl.com
Condition: Application is for site plan approval of multifamily development on the property located at 4211 N Federal Hwy. The combined property has a Commercial Land Use and is a B-3 (General Business) Zoning District. Site Plan proposes a total of 187 multifamily units on a site that is 2.72 acres.
B-3 / Commercial properties that utilize Broward County Policy 2.16.3 or 2.16.4 shall receive up to a 50% zoning density bonus or up to 69 dwelling units per acre. For the subject site that equates to a maximum of 187.57 units - permitting the 187 units proposed. Development must meet all applicable standards of 155.4202.A.
Condition: Per the Plat Determination Letter, platting of the subject combined property is required. Plat approval shall be recorded prior to building permit approval.
Condition: A Unity of Title shall be processed and recorded prior to building permit approval.
Question: The property does abut Federal Highway, identified on the Broward County Trafficways Plan as requiring 120 feet of overall right-of-way. This is consistent with the width requirement of Chapter 100, code of ordinances. The existing overall ROW per the survey is 120 feet but it isn't clear that the property line is 60' to the center line of the road. Please clarify.
Condition: The Applicant must provide a Final School Capacity Availability Determination (SCAD) letter from the Broward County School Board prior to Building Permit approval.
Info Only: The city has sufficient water and waste water treatment capacity to accommodate the proposal.