boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: MAY 21, 2025
title
1602 N Riverside Project
projectinfo
Request: Minor Site Plan
P&Z# 25-12000003
Owner: 1602 Riverside LLC
Project Location: 1602 N Riverside Dr
Folio Number: 484330030350
Land Use Designation: Medium-High 16-25 DU/AC (MH)
Zoning District: Multiple-Family Residence 20 (RM-20)
Commission District: 1 (Audrey Fesik)
Agent: Maria Rodriguez
Project Planner: Jonathan Cady (jonathan.cady@copbfl.com / 954-786-5578)
otherinfo
Summary:
The applicant is requesting MINOR SITE PLAN approval in order to construct 3 new 3-story Luxury townhomes on a 8,334 sq. ft. lot. Each unit is proposed as 4-bedroom units.
Staff Conditions:
PLANNING
Max Wemyss | max.wemyss@copbfl.com
Status: Pending Development Order
1. Land use for this parcel is Medium-High Residential (MH). The size of this property per sheet SP-1 is 8,415 square feet / 0.19 acres. The zoning for the property is RM-20 (Multi-family Residential) and would restrict the maximum density to 20 units per acre (.19 acres x 20 units / acre = 3.86 units). The plans submitted propose 3 multi-family (townhouse) units on the property. (three 4-bedroom units) (Info Only).
2. The property has been platted (Wahoo No. 2 - PB 7 Pg 49, Portion of Lots 42 and 43). Based on the Broward County Administrative Code (policy 4.3. Exemptions) the proposal should not require a replat or amendment. (Info Only).
3. The property abuts Riverside Drive and NE 16th Street. The survey indicates that there is an existing 25 feet dedicated for the right-of-way, where 25 feet is required by Plat and Chapter 100, Code of Ordinances. Therefore, it appears that no additional dedications are required for this property. (Info Only).
Note: The property does NOT front on a road identified on the Broward County Trafficways Plan.
4. Provide a School Capacity Availability Determination (SCAD) Letter from the Broward County School Board prior to building permit approval. (Condition).
5. Provide recorded association documentation, providing responsibilities of any shared areas or elements, stating that the property is unified for development purposes, prior to building permit approval. (Condition).
6. The City has sufficient water and wastewater treatment capacity to accommodate the proposal. (Info Only).
ENGINEERING DEPARTMENT
David McGirr | david.mcgirr@copbfl.com
Status: Pending Development Order
No New Comments have been rendered at this time.
**** Please note - additional review comments may be issued by the City Engineering Division throughout the remainder of the permitting process while the civil engineering plans are being finalized for this project. ****
FIRE DEPARTMENT
Jim Galloway | jim.galloway@copbfl.com
Status: Resubmittal Required
1. Submit site/civil plans showing location of existing or proposed water mains (including size) and fire hydrants in area. Refer to NFPA 1 2018ed Chapter 18 for required fire flow, minimum number of hydrants and spacing.
2. 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.
City of Pompano requires a minimum of 2 fire hydrants. Maximum distance to secondary fire hydrant is 400ft of any future building. Distance is measured by fire apparatus travel on access roadways. (COPFL ORD. 95.09(C)) Complete attached form “Water Supply Fire Flow”. Document located in the E-files folders of e-Plan.
3. 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.
4. Documentation of purchase for fire service backflow and meter assemblies must be provided to City of Pompano Utilities and Fire Prevention before underground inspections of water mains.
Installation of assembly as per backflow/meter specifications and following standards:
NFPA 13 Standards of Installation of Fire Sprinklers,
NFPA 25 Standards for Inspection, Testing, and Maintenance of Water Based Fire Protection Systems.
All control valves on backflow and meter assemblies, total of four (4), for fire protection systems must have fire alarm supervision (tamper switches).
5. Florida Building Code 903.2.11.3.1 NFPA 101 as adopted by the Florida Fire Prevention Code, as regarding the requirements for fire protection sprinklers, is applicable to all multiple-family residential buildings, whether designated as townhouses, condominiums, apartment houses, tenements, garden apartments or by any other name. The attorney general has determined that for the purpose of the fire protection sprinkler requirements in Section 553.895(2), Florida Statutes, townhouses that are three or more stories tall and consist of three or more units together are multiple-family dwellings. Therefore, these types of townhouses are not exempt from being considered for the requirements to provide fire protection sprinklers (even if there are any other definitions that define a townhouse as a single-family residence). When determining whether townhouses require fire protection sprinkler systems, the building official must consider in parallel: (a) the attorney general's opinion defining the statutory language for townhouses; (b) the building code requirements, including all life-safety chapters, that provide additional determining criteria, such as construction types, fire-resistance, fire protection systems and egress; and (c) the NFPA 101 as adopted by the Florida Fire Prevention Code, egress and protection determining criteria. The more restrictive criteria are then applied.
6. All fire sprinkler systems must be supervised by a fire alarm system. (FBC ch 9 sec 903.4)
BUILDING DIVISION
Todd Stricker | todd.stricker@copbfl.com
Status: Pending Development Order
No New Comments have been rendered at this time.
BSO
Anthony Russo | Anthony_Russo@sheriff.org
Status: Pending Development Order
Development Review Committee Date Reviewed: 02-21-2025
Subject: CPTED and Security Strengthening Report: PZ#: 25-1200003
Name: 1602 N. Riverside Project
Address / Folio: 1602 N. Riverside Drive, Pompano Beach, FL
Type: Minor Site Plan
Reviewer: BSO Deputy T. Russo 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
*** ATTENTION ***
Please Thoroughly Read & Initial All The Following Important Statements To Attest That The Security Plan Preparer/ Owners Agent Understands & Will Comply With All The Following Conditions:
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.
C. **BROWARD SHERIFFS OFFICE NO TRESPASSING PROGRAM**
Please note that participation in the BSO No Trespassing Program is required. If this site is already on the program, then additional signage may be necessary along with an updated affidavit signed by authorized personnel. Please contact the BSO Pompano Beach C.P.T.E.D Advisor regarding placement of the No Trespass Signs.
UTILITIES
Nathaniel Watson | Nathaniel.Watson@copbfl.com
Status: Resubmittal Required
1. Additional comments may be forthcoming contingent upon future submittals to the PAM and/or DRC review process. (Info Only).
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 as also indicated on C-006.5 construction details. (Info Only).
4. City utility plat maps indicate an existing water service is available along N Riverside Drive. Please show whether the service will be utilized for the final development or terminated at the City water main on 040 C-003.1 Water & Sewer Plan. Please correct.
a. Comment not addressed.
5. Overlay C-003.1 Water & Sewer plan onto L-1 Landscape Plan showing existing water and sewer mains and proposed water and sewer point of service connections for the development. As per City Ordinance(s) 50.02(A) (4) and 100.35(E), street trees shall not be placed on top of or 5of either side of any City-owned utility infrastructure. No street trees, shrubbery, or obstruction shall be placed within a 3 radius of a City-owned sewer lateral cleanout or water &/or reuse meter. Please show the separation as mentioned earlier.
a. Comment not addressed.
6. Please correct the 040 C-003.1 Water & Sewer Plan note to state, any existing water and/or sewer connection to the subject lot not utilized for the final development must be terminated at the main per City specification. Please correct.
a. Comment not addressed.
7. Civil plan 040 C-003.1 Water & Sewer Plan proposes two water services along NE 16th Street, as shown on the public sidewalk. Show the meters just behind the recorded property line and out of the public sidewalk per City Engineering Standard detail 107-1 Typical 1” Water Service. Please correct.
8. Civil plan 040 C-003.1 Water & Sewer Plan proposes connecting to an existing sewer lateral along NE 16th Street, as shown within the public sidewalk. Show the City accessible sewer cleanout just behind the recorded property line per City Engineering Standard detail 200-1 Service Laterals. Please correct.
9. Please indicate on-site civil plan 038 WS Plan the total site water consumption in gallons per day (GPD).
10. Please indicate on-site civil plan 038 WS Plan the total site wastewater discharge in gallons per day (GPD).
LANDSCAPE REVIEW
Wade Collum | wade.collum@copbfl.com
Pending Development Order
1. No comment response sheet was returned to staff for re -review. A detailed comment response sheet is required at time of permitting.
2. Show Elaeocarpus to be tree form no shaping is allowed, plant list states 2 trees plan only shows one, correct, clarify
3. Change CES in Plant Material Schedule to CE, Green Buttonwood to match the plan.
4. Irrigation plan does not reflect 100% coverage w 50% overlap and staff could not locate bubblers on the plan.
5. Pursuant to Code Section 155.2411.C.3: All tree work will be qualified by a Broward County Registered Tree Trimmer at the time of permitting in accordance with the referenced code section.
6. Pursuant to Code Section 155.2411.B: A Tree Permit Application for all proposed tree work will be required at the time of permitting in accordance with the referenced code section.
7. A detailed comment response sheet is required at time of permitting.
8. Additional comments may be rendered upon re-submittal.
ZONING
Jonathan Cady | Jonathan.Cady@copbfl.com
Resubmittal Required
1. Per Section 155.5301.A.1.a.I, mechanical equipment mounted on the roof of a building shall be screened by a parapet wall, roof screen, or similar device of a height equal to or exceeding the height of the mechanical equipment being screened. Demonstrate this on plans.
a. On 007 A-8 Floor Plan Sections, the A/C units appear not to be fully screened by a parapet wall equal to or exceeding the height of the mechanical equipment being screened. Update the plan to comply with this regulation and ensure all other plans reflect the same.
2. Per Section 155.9401.(G), The height of a structure shall be determined by measuring the vertical distance from the average elevation of the existing finished grade at the front of the structure to the top of the roof for a flat roof, to the deck line for a mansard roof, or to the mean height between eaves and ridge for a gable, hip, cone, gambrel, or shed roof. Provide property line on the Elevation plans. Show the front steps along with its dimensions on the Elevation plans.
a. The measurement is incorrect, and the average grade should be from the front of the property. Please note that by updating the plan to comply with city regulations, you may be able to get additional height, which may aid in your proposal.
3. Per Section 155.5601.C.5.a, flat roofs on principal buildings shall be concealed by parapet walls that extend at least three feet above the roof level.
a. Although the parapet wall on the flat roof is labeled, its measurement is not shown. Update the plan to call this out and ensure that it is at least 3 feet above the roof level.
4. Per Section 155.5509., In all new development, as well as redevelopment that increases gross floor area by 50 percent or more, all overhead utilities located on the development site and/or along the public right-of-way fronting the development site shall be placed underground to the maximum extent practicable-provided that the Development Services Director shall waive this requirement where the relevant utility company demonstrates that undergrounding will be detrimental to the overall safety and/or reliability of the circuit. Your proposal conflicts with this regulation. Update plan to ensure compliance with this code section. (Conditions).
5. Demonstrate on site plan where the dumpster bin will be placed. Space should be provided for the dumpster bin for each unit, typically within the garage.
6. Please note that you may be subject to additional comments depending on the revisions provided with your next submittal. (Info Only).
PLEASE NOTE: Applications that require resubmission to the DRC have 45 days from the time of original DRC meeting in which to resubmit. Applications that fail to be resubmitted before the completion of these 45 days, or fail to receive a time extension from the Development Services Director, shall be considered withdrawn (§155.2304.B).