boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: NOVEMBER 4, 2026
title
RESIDENCES AT POMPANO BEACH
projectinfo
Request: Major Site Plan
P&Z# 26-12000020
Owner: Aviara Corporate Park LLC
Project Location: 1350 NW 31 Ave
Folio Number: 484233680030
Land Use Designation: Commercial (C)
Zoning District: General Business (B-3) Heavy Business (B-4)
Commission District: 5 (Darlene Smith)
Agent: Shane Zalonis
Project Planner: Pamela Stanton (pamela.stanton@copbfl.com / 954-786-5561)
otherinfo
Summary:
This is a Minor Site Plan application for a mixed-use development under the Live Local Act, with 2 8-story residential buildings totaling 244 1-, 2-, and 3-bedroom dwelling units and one 1-story, 4,200-square-foot commercial building on a 5.4-acre property. The project proposes 234 units for residents with income at or below 60% of AMI and 10 units for residents with income at or below 120% of AMI. The applicant describes the project as 100% elderly/senior housing.
The table below summarizes the DRC review of this Minor Site Plan.
|
Development Review Committee Member |
Status as of 10/22/2026 |
|
BSO |
Resubmittal Required |
|
Building Division |
Pending Development Order |
|
Engineering |
Resubmittal Required |
|
Fire Prevention |
Resubmittal Required |
|
Landscape/Urban Forestry |
Resubmittal Required |
|
Planning |
Resubmittal Required |
|
Utilities |
Comments not available as of 10/22/2026 |
|
Zoning |
Resubmittal Required |
Staff Conditions:
See the attached DRC Comment Report.
DRC COMMENT REPORT
Project Name: PZ26-12000020
Project Description: MAJOR SITE PLAN - RESIDENCES AT POMPANO BEACH / AVIARA CORPORATE PARK LLC
Review Comments List Date: 10/22/2026
BSO
Ref. # 3, BSO, Anthony Russo, 10/14/26 10:26 AM, Cycle 1, Info Only
Comment:
Development Review Committee Date Reviewed: 10-14-2026
Subject: CPTED and Security Strengthening Report: PZ#: 26-1200020
Name: RESIDENCES AT POMPANO BEACH / AVIARA CORPORATE PARK LLC
Address / Folio: 1350 NW 31st Avenue, 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
Ref. # 4, BSO, Anthony Russo, 10/14/26 10:28 AM, Cycle 1, Condition
Comment: ***THE CPTED & SECURITY STRENGTHENING CONDITIONS STATED BELOW MUST BE INCORPORATED INTO YOUR CPTED NARRATIVE PLAN & ONTO YOUR CPTED DRAWING DIAGRAM FOR APPROVAL. THE PURPOSE IS ESTABLISH CONSISTENCY BETWEEN THE NARRATIVE DOCUMENT & DRAWING DIAGRAM THIS WILL ALSO AID IN EXPEDITING THE CPTED INSPECTION PROCESS BY ENSURING THAT THE ON-SITE PROJECT MANAGERS HAVE ALL THE NECESSARY INFORMATION TO MEET EXPECTATIONS. ***
Ref. # 5, BSO, Anthony Russo, 10/14/26 10:33 AM, Cycle 1, Unresolved
Comment:
A. Natural Surveillance – Security Strengthening
1.) Solid Residential Unit Doors must have a see-through reinforced security window or a vision panel opposite the from the door locking hardware, or at the minimum a wide-angle door viewer (door scope / peephole).
2.) All metal interior emergency stairwell doors must have a security widow or vision panel to facilitate Natural Surveillance.
Ref. # 6, BSO, Anthony Russo, 10/14/26 10:35 AM, Cycle 1, Unresolved
Comment:
A1. Electronic Surveillance – Security Strengthening
1.) All designated common use elevator waiting / queuing, lobby areas on each floor must be equipped with Electronic Surveillance monitoring.
Ref. # 7, BSO, Anthony Russo, 10/14/26 10:42 AM, Cycle 1, Unresolved
Comment:
B. Access Control - Security Strengthening
1.) Any pedestrian doors & pedestrian gates that exit to publicly accessible sidewalks / right-of-way are to be installed with a robust door closer to reinforce access control to areas considered private or semi-private.
C. Activity Support Security Strengthening
1.) Exterior bench seating (if any) for public use should be CPTED orientated to include spacers / dividers / arm rests or preferably use a single seat design.
Purpose: To deter unintended excessive loitering, trespassing, lying down, sleeping, etc thereby depriving legitimate users to ability to utilize the designated seating.
***Please note that the above condition also applies if the developer is required to install a seating for a designated Broward County Bus Stop***
BUILDING DIVISION
Ref. # 1, BUILDING DIVISION, Todd Stricker, 10/14/26 9:29 AM, Cycle 1, Info Only
Comment:
Advisory Comments
A preliminary examination of the documents has been performed; additional comments may apply when completed plans and/or specifications have been submitted for permitting to the building department.
Buildings shall comply with all local, state and federal codes in effect at time of application, including FEMA Floodplain, NPDES and HVHZ regulations.
FBC_BCA 105.2.3 Public service agencies/other approvals. The building official shall require that the laws, rules and regulations of any other regulatory AHJ, and where such laws, rules and regulations are applicable and are known to the building official, shall be satisfied before a permit shall be issued. The building official shall require such evidence, as in his or her opinion is reasonable, to show such other approvals.
City Ordinance 53.16(A)(1) Construction sites and construction activities. construction sites and operations shall be required to maintain during and after all construction, development excavation or alteration operations, structural and non-structural best management practices with the intent to reduce pollutants and sediment in stormwater runoff.
City Ordinance 152.06(A): If applicable, contractor shall provide temporary screened fence complying with City Ordinance 152.06(B) through 152.06(G).
FBC 3306.1 Pedestrians shall be protected during construction, remodeling and demolition activities as required by this Chapter and Table 3306.1. Signs shall be provided to direct pedestrian traffic.
City Ordinance 152.25(A) Site plans and construction documents, Information for development in areas with base flood elevations. The site plan or construction documents for any development subject to the requirements of the floodplain regulations shall be drawn to scale and shall include, as applicable to the proposed development all sections from: City Ordinance 152.25 (A)(1) thru City Ordinance 152.25 (A)(7). Delineation of flood hazard areas, floodway boundaries and flood zone(s), base flood elevation(s), and ground elevations if necessary for review of the proposed development, etc. residential / non residential buildings shall comply with City Ordinance 152.29(C)(1)(A).
FHA Title VIII of the Civil Rights Act of 1968, commonly known as the Fair Housing Act, prohibits discrimination in the sale, rental, and financing of dwellings based on race, color, religion, sex, and national origin. In 1988, Congress passed the Fair Housing Amendments Act. The Amendments expand coverage of Title VIII to prohibit discriminatory housing practices based on disability and familial status. Now it is unlawful to deny the rental or sale of a dwelling unit to a person because that person has a disability.
FBC A201.1 This code establishes standards for accessibility to places of public accommodation and commercial facilities by individuals with disabilities. All new or altered public buildings and facilities, private buildings and facilities, places of public accommodation and commercial facilities subject to this code shall comply with 2020 FBC Accessibility.
FBC A221.1.1 Florida vertical accessibility. Nothing in this code relieves the owner of any building, structure, or facility governed by this code from the duty to provide vertical accessibility to all levels above and below the occupiable grade level, regardless of whether the ADA standards for accessible design require an elevator to be installed in such building, structure or facility.
FBC A206.2.1 Site arrival points. At least one accessible route shall be provided within the site from accessible parking spaces complying with FBC A502 and accessible passenger loading zones complying with FBC A209; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve.
FBC_BCA 107.3.4.0.6 Compliance with the specific minimum requirements of this code shall not be in itself deemed sufficient to assure that a building or structure complies with all of the requirements of this code. it is the responsibility of the architect and/or engineer of record for the building, structure or facility to determine through rational analysis what design requirements are necessary to comply with 2023 FBC.
Ref. # 2, BUILDING DIVISION, Todd Stricker, 10/14/26 9:29 AM, Cycle 1, Info Only
Comment:
1.FBC_BCA 107.1 As per the building official, separate building applications will be required for erosion control, site work, temporary fences, monumental signage and miscellaneous site structures.
2.FBC [F] 903.2 The enforcing agency will require that all provisions for an approved automatic sprinkler systems in new buildings and structures be provided in the locations described in sections 903.2.1 through 903.2.12 if applicable.
3.FBC 701.1 The enforcing agency will require that the provisions of this chapter, governing the materials, systems and assemblies used for structural fire resistance and fire-resistance-rated construction separation of adjacent spaces to safeguard against the spread of fire and smoke within a building and the spread of fire to or from buildings, comply with this section of the code.
4.FBC 703.2 Fire-resistance ratings. Where materials, systems or devices that have not been tested as part of a fire-resistance-rated assembly are incorporated into the building element, component or assembly, sufficient data shall be made available to the building official to show that the required fire-resistance rating is not reduced. Materials and methods of construction used to protect joints and penetrations in fire-resistance-rated building elements, components or assemblies shall not reduce the required fire-resistance rating.
5.FBC 1003.1 The enforcing agency will require that all general requirements specified in sections 1003 through 1013, applicable to all three elements of the means of egress system, in addition to those specific requirements for the exit access, the exit and the exit discharge, comply with this section of the code.
6.FBC 1029.1 In addition to the means of egress required by this chapter, provisions shall be made for emergency escape and rescue openings in Group R-2 Occupancies in accordance with Tables 1021.2(1) and 1021.2(2) and Group R-3 Occupancies. Basements and sleeping rooms below the fourth story above grade plane shall have at least one exterior emergency escape and rescue opening in accordance with this section.
7.FBC_BCA 107.1.1 The enforcing agency will require a life safety plan illustrating the floor area with proposed alterations with each room labeled. indicate construction type, fire rated walls, occupancy type: (current and proposed), occupancy load, means of egress, common path/travel distance/dead end corridor limits, accessibility accommodations including areas of refuge if applicable, emergency lighting, exits/exit signage, fire extinguishers, smoke alarms, fire suppression system and pull stations if applicable. Also provide tested design from accepted agency for rated walls and penetration details.
8.FBC_BCA 107.3.5.6 The enforcing agency will require product approvals be reviewed and approved by the building designer prior to submittal to verify that such products comply with the design specifications. Reviewed and approved product approvals shall then become part of the plans and/or specifications. Product approval shall be filed with the building official for review and approval prior to installation.
9.FBC_BCA 107.3.5.2 The enforcing agency will require that all shop drawings, (i.e. components attached to building structure, trusses/joists, window walls, railings, awnings, chutesetc), necessary to show compliance with applicable codes; shall be approved by the architect or professional engineer and submitted to the building official prior to installation.
10.F.S. 481.221(2) The enforcing agency will require digital signature panel to be active on all documents submitted for review to authenticate the serial number matches the submitted ESA. F.A.C. 61g1-16.005 Each sheet is required to be digitally or electronically signed, and bear the impress seal of, an architect or engineer (FBC_BCA 107.3.4.0.1).
11.FBC_BCA 107.3.4.0.8 All plans and/or specifications prepared by an architect or an engineer pursuant to the requirements of this code shall be hand signed, dated and sealed.
12.FBC_BCA 110.10.1 The enforcing agency will require a special inspector for various components of the building as determined by the building official. Building dept. will require special inspector form be completed and submitted for approval.
13.FBC_BCA 110.7 For threshold buildings, shoring and associated formwork or false work shall be designed and inspected by an engineer, employed by the permit holder or subcontractor, prior to any required mandatory inspections by the threshold building inspector.
14.FBC_BCA 110.8.1 The enforcing agency shall require a special inspector to perform structural inspections on a threshold building pursuant to a structural inspection plan prepared by the engineer or architect of record. The structural inspection plan must be submitted to the enforcing agency prior to the issuance of a building permit for the construction of a threshold building.
15.FBC 1512.3.1 The enforcing agency will require that all new roofing construction, including recovering and reroofing, repair or maintenance shall have A HVHZ uniform roofing permit application, as established by the authority having jurisdiction, completed and executed by a licensed contractor.
Fbc 1512.3.2 The uniform roofing permit shall include calculations in accordance With Chapter 16 (High-Velocity Hurricane Zones) of this code, unless the roofing assembly is less than the height/pressure threshold allowed in the applicable protocols herein.
16.FBC A208.2.3.3 Parking for guests, employees, and other non-residents. Where parking spaces are provided for persons other than residents, parking shall be provided in accordance with table 208.2.
17.FBC A502.6 The enforcing agency will require parking space identification comply with the following code: signs shall include the international symbol of accessibility complying with FBC A703.7.2.1. Signs identifying van parking spaces when required By FBC A502.2 shall contain the designation Van Accessible. Reference Engineering Standard 300-5.
18.If Applicable, FBC R802.1.7.1 [IRC R802.10.1] Truss design drawings, prepared in conformance with section R802.1.7.1, shall be provided to the building official and approved prior to installation.
19.FBC 3303.5 Water Accumulation. The enforcing agency will require provisions be made to prevent the accumulation of water or damage to any foundations on the premises or the adjoining property.
20.1804.4 Site Grading. The ground immediately adjacent to the foundation shall be sloped away from the building at a slope of not less than one unit vertical in 20 units horizontal (5-percent slope) for a minimum distance of 10 feet measured perpendicular to the face of the wall. If physical obstructions or lot lines prohibit 10 feet of horizontal distance, a 5-percent slope shall be provided to an approved alternative method of diverting water away from the foundation. Swales used for this purpose shall be sloped a minimum of 2 percent where located within 10 feet of the building foundation. Impervious surfaces within 10 feet of the building foundation shall be sloped a minimum of 2 percent away from the building.
21.FBC_BCA 110.13.2.1 It shall be the joint responsibility of any owner of real property upon which construction is occurring, and any contractor responsible for said construction, to ensure that all road rights-of-way remain free at all times of all construction waste and trash resulting from such construction, and that all waste and trash resulting from the construction are contained on the real property upon which the construction occurs.
22.FBC_BCA 109.3 Building Permit Valuations. The applicant for a permit shall provide an estimated permit value at a time of application. Permit valuations, shall include total value of work, including materials and labor, for which the permit is being issued, such as electrical, gas, mechanical, plumbing equipment and permanent systems.
23.FBC_BCA 110.8.5.4 All plans for the building which are required to be signed and sealed by the architect or engineer of record contain a statement that, to the best of the architects or engineers knowledge, the plans and specifications comply with the applicable minimum building codes and the applicable fire-safety standards as determined by the local authority in accordance with this section and chapter 633, Florida Statutes.
ENGINEERING
Ref. # 10, ENGINEERING DEPARTMENT, David McGirr, 10/14/26 3:40 PM, Cycle 1, Condition
Comment: 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
Ref. # 11, ENGINEERING DEPARTMENT, David McGirr, 10/14/26 3:40 PM, Cycle 1, Condition
Comment: 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
Ref. # 12, ENGINEERING DEPARTMENT, David McGirr, 10/14/26 3:40 PM, Cycle 1, Condition
Comment: 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
Ref. # 13, ENGINEERING DEPARTMENT, David McGirr, 10/14/26 3:41 PM, Cycle 1, Condition
Comment:
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
Ref. # 14, ENGINEERING DEPARTMENT, David McGirr, 10/14/26 3:41 PM, Cycle 1, Condition
Comment:
Submit/upload a copy of the (BCEPGMD) Broward County Environmental Protection and Growth Management Division wastewater collection system license/permit or written exemption from this agency for the proposed construction of the lift station and sewer force mains shown on the civil engineering plans.
Ref. # 15, ENGINEERING DEPARTMENT, David McGirr, 10/14/26 3:41 PM, Cycle 1, Condition
Comment:
Submit/upload a copy of the (FDEP) Florida Department of Environmental Protection permit or written exemption from this agency for the proposed construction of the sewer lift station sewer force mains shown on the civil engineering plans.
Ref. # 16, ENGINEERING DEPARTMENT, David McGirr, 10/14/26 3:48 PM, Cycle 1, Unresolved
Comment:
On plan sheet 044 C-06, show a tapping valve, then a plug valve, at the proposed force main.
Missing tapping valve.
Ref. # 17, ENGINEERING DEPARTMENT, David McGirr, 10/14/26 4:03 PM, Cycle 1, Unresolved
Comment: On plan sheet 044 C-06, the proposed re-location of the fire hydrant needs to be re-tapped, so the hydrant leg is straight off the watermain.
Ref. # 18, ENGINEERING DEPARTMENT, David McGirr, 10/14/26 4:05 PM, Cycle 1, Unresolved
Comment: The two proposed 8" master meters appear to be in a vault. We do not allow meters in vaults. They also need to be set just inside the property line.
Ref. # 19, ENGINEERING DEPARTMENT, David McGirr, 10/14/26 4:08 PM, Cycle 1, Unresolved
Comment: Point out or cloud the plan sheet 044-C-06, the two existing forcemains being cut and capped at the main.
Ref. # 20, ENGINEERING DEPARTMENT, David McGirr, 10/14/26 4:12 PM, Cycle 1, Condition
Comment:
PLEASE PROVIDE A NARRATIVE RESPONSE TO THESE REVIEW COMMENTS (IF APPLICABLE), SEE MARKUPS (IF REFERENCED), AND CLEARLY SHOW CHANGES ON PLANS USING CLOUDED DETAILS AND DELTA REVISION MARKS AS NECESSARY.
**** Please note that the City Engineering Division may issue additional review comments throughout the remainder of the permitting process as the civil engineering plans for this project are finalized. **** ****
FIRE PREVENTION
Ref. # 8, FIRE DEPARTMENT, Mark Kane, 10/14/26 12:57 PM, Cycle 1, Unresolved
Comment: Current Fire flow report exceeds one year expiration limit. Provide Required Fire Flow Data for each proposed structure (this flow will either be the total flow required for a non-fire sprinklered building or the fire sprinkler/standpipe demands): Fire flow calculations are determined from square footage and construction type of structure. Refer to NFPA 1 chapter 18 for required fire flow, number/spacing of fire hydrants. Depending on the hydrant flow test results additional fire protection systems or change in construction type maybe required for project (NFPA 1 2021 ed chapter 18). This information must be provided at DRC to evaluate current water supply conditions.
Ref. # 9, FIRE DEPARTMENT, Mark Kane, 10/14/26 12:59 PM, Cycle 1, Unresolved
Comment: Please provide a new fire hydrant flow test as current test exceeds one year expiration. Provide a Hydrant Flow Test to determine the available water supply to this project. This test must be performed by a qualified company of the builder’s choice. In addition, the static pressure at the water main shall be determined by a recorded method (ie. water wheel) for a minimum twenty-four (24) hour period. The actual flow test must be witnessed by, and recorded data sent to City of Pompano Beach Fire Prevention.
LANDSCAPE/URBAN FORESTRY
Ref. # 21, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:44 PM, Cycle 1, Unresolved
Comment: 1. Provide evidence that all overhead utilities will be buried for this project as per 155.5509.
Ref. # 22, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:44 PM, Cycle 1, Unresolved
Comment: 2. Provide appraised values prepared by an ISA Certified Arborist in accordance with FS Rule 14-10.057 of the Florida Administrative Code as amended, for all palm trees.
Ref. # 23, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:45 PM, Cycle 1, Unresolved
Comment: 3. Clearly define mitigation trees proposed in the plant list on sheet LP-1 and update tree labels to reflect which trees are proposed as mitigation trees. Example label QV-M (Quercus virginiana- mitigation tree). Note, mitigation is above and beyond minimum tree requirements for the site.
Ref. # 24, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:45 PM, Cycle 1, Unresolved
Comment: 4. As per 155.5203.B.2.ii.Based on the height of the building half of all required canopy trees are to be 14 / 16’ tall and palms to be 18’ / 22’ OA, please adjust. Provide breakdown and totals in data table on OLP plan.
Ref. # 25, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:45 PM, Cycle 1, Unresolved
Comment: 5. Show how requirements from 155.5203.D.5 VUA Landscaping are being met. Provide a minimum of 8’ and up to 24’ of landscape areas between a vehicular use area and an abutting building. Provide what is required vs. what is going to be proposed as to a superior landscape design. Provide dimensions on the plan showing what is being provided or provide a separate VUA exhibit plan.
Ref. # 26, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:45 PM, Cycle 1, Unresolved
Comment:
6. 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.
Ref. # 27, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:45 PM, Cycle 1, Unresolved
Comment: 7. 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. Please provide sheet numbers and details specifically addressing the above. Example: correct detail #13 on sheet LP-2 to reflect no footer in the required landscape area.
Ref. # 28, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:45 PM, Cycle 1, Unresolved
Comment: 8. Provide foundation VUA on south and east sides of the proposed commercial building; north, east and south sides of the residential buildings; and north side of the clubhouse.
Ref. # 29, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:46 PM, Cycle 1, Unresolved
Comment: 9. Show how requirements as per 155.5203.E., Building Base Plantings are being met. Provide this for the west side of the north residential building to match the southern residential building. Continue the row of shrubs along the west side of the walkway.
Ref. # 30, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:46 PM, Cycle 1, Unresolved
Comment: 10. Provide 10’ perimeter landscaping strip requirements around entire property as per 155.5203.D. This is to be a clear measurement not to include vehicular overhang. Comment resolution pending Admin. Adjust. approval and submittal into documents folder.
Ref. # 31, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:46 PM, Cycle 1, Unresolved
Comment: 11. As per 155.5401.C. Adjust all light poles to be a minimum of 15’ from any tree.
Ref. # 32, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:46 PM, Cycle 1, Unresolved
Comment: 12. As per 155.5203.D.4., a landscaped island shall be provided at each end of every row of parking spaces and per every 10 spaces. Landscape parking islands are to be a minimum 8’ wide (inside dimension) and contain trees, sod and irrigation.
Ref. # 33, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:46 PM, Cycle 1, Unresolved
Comment: 13. As per 155.5203.D.4. VUA provide an 8’ wide landscape area with a continuous hedge and 1 large canopy tree per 40’ between abutting parking rows.
Ref. # 34, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:46 PM, Cycle 1, Unresolved
Comment: 14. As per 155.5203.B.2.g.ii. a minimum area for planting a tree shall be 120 square feet, with a minimum dimension of eight feet. Extend all parking lot islands to be the length of the stall.
Ref. # 35, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:47 PM, Cycle 1, Unresolved
Comment: 15. Correct foundation VUA data on sheet OLP Overall Landscape Plan.
Ref. # 36, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:47 PM, Cycle 1, Unresolved
Comment: 16. Provide OA in addition to specifications provided for all palms proposed.
Ref. # 37, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:47 PM, Cycle 1, Unresolved
Comment: 17. Remove height ranges from plant list and provide specific heights and quantities in each height for all trees and palms.
Ref. # 38, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:47 PM, Cycle 1, Unresolved
Comment: 18. Provide a note on both irrigation and landscape plans stating a rain-sensing cutoff device, and irrigation system coverage required is 100% coverage with 50% overlap.
Ref. # 39, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:47 PM, Cycle 1, Unresolved
Comment: 19. Provide a bubbler required for all new and relocated trees note on both landscape and irrigation plans.
Ref. # 40, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:47 PM, Cycle 1, Unresolved
Comment: 20. Correct note #28 to state that utilities shall be adjusted to avoid conflicts with required tree locations; in addition, provide root barrier specifications for all trees in proximity to proposed utilities and/or adjacent to paved areas and structures. Add this note to the civil and site plans.
Ref. # 41, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:47 PM, Cycle 1, Unresolved
Comment: 21. Ensure and provide evidence that all required tree locations remain completely free of overhead obstructions such as utility lines, structures, balconies, awnings, etc away from planting spaces to allow healthy canopy growth. Revise the site plan to guarantee vertical clearance above every required tree. Provide exhibits that show a cross section with measured heights.
Ref. # 42, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:47 PM, Cycle 1, Unresolved
Comment: 22. Provide a comment response sheet as to specifically how comments have been addressed at time of resubmittal.
Ref. # 43, LANDSCAPE REVIEW, Mark Brumet, 10/21/26 1:48 PM, Cycle 1, Unresolved
Comment: 23. Additional comments may be rendered a time of resubmittal.
PLANNING
Ref. # 55, PLANNING, Max Wemyss, 10/22/26 11:09 AM, Cycle 1, Info Only
Comment:
-Applicant proposes an 8-story senior affordable housing project containing 244 units. A one-story "retail" building containing 4,2099 square feet.
-Project to utilize the Live Local Act to obtain residential entitlements on Commercial Land Use. Permits up to 90 units per acre.
- Section 155.4202 provides modified development standards for Live Local Act Projects.
-The city has sufficient water and wastewater treatment capacity to accommodate the proposal.
Ref. # 56, PLANNING, Max Wemyss, 10/22/26 11:09 AM, Cycle 1, Condition
Comment: -100% of units to be restricted to affordable: 234 at 60% AMI and 10 units at 120% AMI. A declaration, in City format, for the number of restricted units and the distribution of unit types will be required prior to building permit approval.
Ref. # 57, PLANNING, Max Wemyss, 10/22/26 11:09 AM, Cycle 1, Unresolved
Comment:
-Please provide the project description that was used to obtain the subsidy from Broward County for this project and explain any differences between the project description provided for this Site Plan Application and the project description that qualified for the County subsidy.
Ref. # 58, PLANNING, Max Wemyss, 10/22/26 11:09 AM, Cycle 1, Unresolved
Comment:
-A plat "Lanier Plat," is recorded in the Broward County Records (Plat Book 180 Page 182; Instrument #:
111595492). The plat is restricted to 10,000 square feet of commercial use on Parcel A, 10,000 square feet of commercial use on Parcel B, and 75,000
square feet of commercial use on Parcel C. The Plat also provides NVALs and Openings that are inconsistent with the proposed openings. Additionally, the plat requires the undergrounding of all utilities. These plat restrictions may need to be modified with a Plat Note Amendment. Provide the recorded copy of the PNA.
Ref. # 59, PLANNING, Max Wemyss, 10/22/26 11:09 AM, Cycle 1, Condition
Comment:
-Applicant must provide a copy of Broward County School District approval reviewing school capacity availability determination (SCAD), prior to building
permit approval.
Ref. # 60, PLANNING, Max Wemyss, 10/22/26 11:09 AM, Cycle 1, Unresolved
Comment: -Provide DOT Approval/Conditions for the modifications to access off of 31st Ave. Staff recommends coordination of openings with the Development Application for Residential at 1201 NW 31st Ave.
ZONING
Ref. # 44, ZONING, Pamela Stanton, 10/21/26 4:21 PM, Cycle 1, Condition
Comment: CONDITION: The Plat currently includes Notes restrictions for Commercial Use. The Plat Notes will need to be amended to address this issue for the Residential Use.
Ref. # 45, ZONING, Pamela Stanton, 10/21/26 4:22 PM, Cycle 1, Condition
Comment: CONDITION: The NVAL must be amended to accommodate the proposed driveways.
Ref. # 46, ZONING, Pamela Stanton, 10/21/26 4:22 PM, Cycle 1, Unresolved
Comment: The response to the pre-application comment Ref #53 appears to be insufficient. The comment was: “Clarify how the project includes elements that facilitate senior living, such as but not limited to safety and security, emergency generators, additional ADA parking, accessibility, etc.” The response stated, “The project will be gated throughout; each of the residential buildings will have emergency generators.” However, these two project elements are typical for a non-senior living development as well. Numerous elements and features available for exterior use that are specific to age-friendly housing developments include, but are not limited to, no-step entries, covered entryways, wide circulation, and near-door parcel space, mid-route resting pods, wider sidewalks for wheelchairs, additional ADA parking, etc. As depicted on the project application and submittal, the project does not appear to align with the generally accepted vision and intent of a senior living development.
Ref. # 47, ZONING, Pamela Stanton, 10/21/26 4:22 PM, Cycle 1, Unresolved
Comment: The Site Data Table on sheet OSP-1 indicates a total of 342 parking spaces required in accordance with the Live Local regulations of Section 155.4202, and 284 spaces proposed. Clarify how the parking was further reduced, as shown in the Table. Add information to the Parking Data table for any parking reductions that have been applied.
Ref. # 48, ZONING, Pamela Stanton, 10/21/26 4:22 PM, Cycle 1, Unresolved
Comment: Provide evidence that the drawings comply with all pertinent requirements of Section 155.5602.C.4, Base, Middle, and Top requirements, where the building elevation drawings do not appear to have the required a clearly recognizable base, middle, and top.
Ref. # 49, ZONING, Pamela Stanton, 10/21/26 4:22 PM, Cycle 1, Unresolved
Comment: The residential buildings do not appear to have the façade articulation offset or offset alternative depicted on the first and second floor plans, as required in Section 155.5602.C.5.a and b.
Ref. # 50, ZONING, Pamela Stanton, 10/21/26 4:23 PM, Cycle 1, Unresolved
Comment: The site plan calls out a 9’x 20’ bus shelter easement, where a 12’x40’ easement for transit stop improvements is warranted.
Ref. # 51, ZONING, Pamela Stanton, 10/21/26 4:23 PM, Cycle 1, Unresolved
Comment: Provide clarification on the site plan call-out for the existing R.O.W. to be reclaimed through separate application.
Ref. # 52, ZONING, Pamela Stanton, 10/21/26 4:23 PM, Cycle 1, Unresolved
Comment: Provide information regarding the cross-hatched area along the south side of the proposed commercial building shown on the site plan, and what the cross-hatch pattern represents.
Ref. # 53, ZONING, Pamela Stanton, 10/21/26 4:24 PM, Cycle 1, Unresolved
Comment: Verify the directions of the maintenance building and clubhouse elevation drawings.
Ref. # 54, ZONING, Pamela Stanton, 10/21/26 4:24 PM, Cycle 1, Unresolved
Comment: Clarify how the location of the proposed private lift station was determined, as it is directly in front of the residential building adjacent to the frontage.