boardname
ZONING BOARD OF APPEALS
Meeting Date: August 20, 2026
title
VARIANCE - HILLSBORO SHORES EXECUTIVE CLUB
projectinfo
Request: Variance
P&Z# 26-11000017
Owner: Hillsboro Shores Executive Club
Project Location: 2508 Bay Dr
Folio Number: 484329AH0401
Land Use Designation: MH (Medium-High 16-25 DU/AC)
Zoning District: RM-20 (Multiple-Family Residence 20)
Commission District: 1 (Audrey Fesik)
Agent: Monique Harper
Project Planner: Scott Reale
otherinfo
Summary:
The Applicant Landowner is seeking a VARIANCE from Section 151.03(G)(2) of the Pompano Beach Code of Ordinances to allow the replacement of an existing finger pier that extends approximately 46 feet 6 inches from the measurement reference line into the waterway, exceeding the maximum permitted extension of 20 feet, and to allow a finger pier width of 8 feet, exceeding the maximum permitted width of 4 feet as stipulated by the code.
The subject property is located at the Hillsboro Shores Executive Club Condominium, along the east side of Bay Drive, between North Ocean Boulevard and Norfolk Street on the barrier island.
ZONING REGULATIONS
§151.03 STRUCTURES IN WATERWAYS.
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(G) In a canal, river, basin, or waterway which is more than 50 feet in width, mooring structures or any other marine structures must be constructed or installed pursuant to the following conditions.
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(2) Fixed finger piers and floating finger piers may be constructed or erected to extend into any canal, river, basin, or waterway a distance of 20% of the width of the canal, river, basin, or waterway or a distance of 20 feet, whichever is less, as measured from the measurement reference line. A finger pier (floating or stationary) shall not be constructed to a width greater than four feet. The distance between finger piers shall not be less than 25 feet.
PROPERTY INFORMATION AND STAFF ANALYSIS
1. The applicant proposes to replace an existing finger pier within its existing footprint along the shoreline of Wahoo Bay. According to Code Compliance Case No. 25-09000885, the existing structure is in disrepair and requires replacement.
2. Chapter 151 limits finger piers in waterways to a maximum extension of 20 percent of the width of the waterway, or 20 feet, whichever is less.
3. The existing finger pier extends approximately 46 feet 6 inches from the measurement reference line. The requested variance would allow the replacement pier to maintain this existing length, which exceeds the maximum permitted extension by approximately 26 feet 6 inches.
4. Although the finger pier currently exists, the replacement of the structure requires compliance with the current provisions of Chapter 151. Because the existing pier exceeds the maximum permitted length and width established by Section 151.03(G)(2), approval of the requested variance is required prior to replacement.
5. Pursuant to Section 151.09(B)(1), requests for variances from the standards of Chapter 151 must first be reviewed by the Marine Advisory Board (MAB). At its July 18, 2026 meeting, the MAB recommended approval of the requested variance. The MAB recommendation memorandum, including its analysis of the applicable variance review standards, is included in the supporting documents for this application.
6. The MAB recommendation memorandum notes that Chapter 151 does not specifically address the limited number of wider waterways where a longer finger pier may occupy only a relatively small percentage of the waterway width.
7. In 2021, the Zoning Board of Appeals approved a similar variance (PZ #21-11000014) for the City's Wahoo Bay finger pier located at Roy L. Rogers Family Park immediately north of the subject property.
LAND USE PATTERNS
Subject property (Zoning / Existing Use):
• RM-20 | Hillsboro Shores Executive Club Condominium (60-unit multifamily residential)
Surrounding Properties (Zoning District / Existing Use):
• North: B-2 | Roy L. Rogers Family Park & Wahoo Bay Conservation Site
• South: RM-20 | Bayview of Pompano Condominium (9-unit multifamily residential)
• East: W | Wahoo Bay / Hillsboro Inlet
• West: B-2 and RM-20 | retail commercial plaza and multifamily residential
VARIANCE REVIEW STANDARDS
A Variance application shall be approved only on a finding that there is competent substantial evidence in the record that all of the following standards are met:
a) There are extraordinary and exceptional conditions (such as topographic conditions, narrowness, shallowness, or the shape of the parcel of land) pertaining to the particular land or structure for which the Variance is sought, that do not generally apply to other lands or structures in the vicinity;
b) The extraordinary and exceptional conditions referred to in paragraph a., above, are not the result of the actions of the landowner;
c) Because of the extraordinary and exceptional conditions referred to in paragraph a., above, the application of this Code to the land or structure for which the Variance is sought would effectively prohibit or unreasonably restrict the utilization of the land or structure and result in unnecessary and undue hardship;
d) The Variance would not confer any special privilege on the landowner that is denied to other lands or structures that are similarly situated.
e) The extent of the Variance is the minimum necessary to allow a reasonable use of the land or structure;
f) The Variance is in harmony with the general purpose and intent of this Code and preserves its spirit;
g) The Variance would not adversely affect the health or safety of persons residing or working in the neighborhood, be injurious to property or improvements in the neighborhood, or otherwise be detrimental to the public welfare; and
h) The Variance is consistent with the comprehensive plan.
Staff Conditions:
Should the Board determine that the applicant has provided competent substantial evidence to satisfy the eight Variance review standards, staff recommends the Board include the following conditions as a part of the Order:
1. Obtain all necessary governmental permits and approvals including building and zoning compliance permits.
2. Development shall be in substantial compliance with the plans submitted with this application.