boardname
ARCHITECTURAL APPEARANCE COMMITTEE
Meeting Date: SEPTEMBER 1, 2026
title
MODERA
projectinfo
Request: Building Design
P&Z# 25-12000028
Owner: Pompano Real Estate Investments LLC
Project Location: 855 S Federal Highway
Folio Number: 494306490010
Land Use Designation: C (Commercial)
Zoning District: B-3 (General Business)
Commission District: 1 (Audrey Fesik)
Agent: Christina Bilenki
Project Planner: Lauren Gratzer (954-545-7792 / lauren.gratzer@copbfl.com)
otherinfo
Summary
The applicant is requesting Building Design approval for a new 8-story mixed-use project with 347 residential units and 10,400 square feet of commercial space, with associated parking and landscaping. This site plan application is for the northern 4.07-acre portion of the overall 6.5-acre site. The subject project area is proposed to be subdivided from the overall parcel. Concurrently, the applicant is submitting a Rezoning application (PZ 25-13000002) to rezone the northern 4.07 portion from B-3 (General Business) to a PDI (Planned Development-Infill) Zoning designation.
The total footprint of all proposed buildings on site is 79,082 square feet on a 177,141 square foot (4.07-acre) site, a total lot coverage of 44.6%. The site plan was reviewed by the Development Review Committee four times (in October of 2025, and in January, March, and June of 2026).
Code Section 155.5602.C.7.b requires that 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. The applicant's plans do not include product details for the proposed glass; however, the applicant will bring a sample of the glass to the AAC meeting for the board to review and determine whether the proposed material meets this Code requirement for both the commercial and residential ground-floor windows.
The property is located south of SE 5 Court and north of SE 10 Court, on the west side of South Federal Highway.
Pursuant to Section 155.2205, Code of Ordinances, the Architectural Appearance Committee may require such changes in plans and specifications as, in its judgment, may be requisite 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.
Zoning | Existing Uses
A. Subject property (Zoning | Existing Use): B-3, proposed to be PDI (General Business / Planned Development-Infill) | Gunther Volkswagen Car Dealership
B. Surrounding Properties (Zoning District | Existing Use):
a. North - RM-30 (Multi-Family Residence 30) | A 10-story condo development (Waterford Point)
b. South - B-3 (General Business) | Accardi Car Dealership
c. East - B-3 (General Business) | A gas station and Brendan's Sports Pub
d. West - RS-2 (Single-Family Residence 2) | The Nancy Waterway Canal and single-family homes
STAFF CONDITIONS:
If approved by the Architectural Appearance Committee, staff recommends including the following conditions:
1. The City Commission must approve the requested Rezoning application to PDI, PZ #25-13000002, prior to building permit approvals.
2. The survey shows an FPL easement running from the east property line to the center of the parcel. This easement must be abandoned prior to building permit approval.
3. The subject property must be formally subdivided with Broward County to reflect the proposed PDI and be in accordance with the site plan by establishing two separate parcels.
4. Any construction required for the southern parcel in relation to this project must obtain separate building permits from the subject parcel.
5. The existing access easement shown on the survey must be revised or abandoned to correlate with the access points of the new southern parcel. If the existing easement is abandoned rather than revised, a new shared access agreement must be provided for the new north and south parcels at the time of building permit approval.
6. The current Plat is restricted to 30,000 SF of commercial development. The proposed Plat Note Amendment to include residential use must be approved prior to building permit approval.
7. The standard utility easement form must be provided at the time of building permit for the construction of the sidewalk within the east 15-foot utility easement.
8. A shared landscape agreement must be provided to ensure maintenance and responsibility between the subject site ownership and the southern property owner for the trees proposed on the southern property as part of the VUA buffer along the south property line.
9. Provide the details of the rooftop canopy on all relevant floor plans and cross sections (footings, structure, etc.) by the time of building permit. Additionally, provide the canopy product detail at the time of permitting.
10. Pursuant to Section 155.5102.L, provide a minimum of 18 exterior bicycle parking spaces based on the 45 vehicle parking spaces serving the ground-floor commercial uses. Locate the bicycle parking in close proximity to the commercial tenant spaces or revise the PDI in the Rezoning application to address this as a requested deviation.
11. The western landscape buffer along the canal is required to be 10' in width abutting the vehicular use area in the southwestern part of the site. Provide the dimensions of the new landscape area for this buffer on the site plan.
12. In accordance with Section 155.5602.C.7.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 building facades. On the elevations, provide the product detail for the proposed glass material for the ground floor, as approved by the AAC.
13. Standard Conditions of Approval and/or Specifications required prior to Building Permit / Zoning Compliance Permit issuance:
a. All signage shall obtain its own individual building permits.
b. The applicant shall provide evidence of compliance for the points used for the Sustainability Narrative as submitted to the DRC by the time of building permit approval in accordance with Table 155.5802: Sustainable Development Options and Points.
c. Plans are subject to compliance with all applicable Code requirements, including but not limited to DRC comments issued for this site plan.
d. Landscape and Irrigation Plans must comply with all Zoning Code requirements as verified by the City's Urban Forestry Division.
e. A copy of the CPTED plan approved by the Broward Sheriff's Office must be submitted for Zoning Compliance Permit approval.