boardname
PLANNING AND ZONING BOARD
Meeting Date: JUNE 25, 2025
title
ATLANTIC ONE
projectinfo
Request: Major Site Plan
P&Z# 24-12000011
Owner: Collier Atlantic Blvd LLC
Project Location: 1800 E Atlantic Blvd. / 1801 SE 2nd Street / 1736 E Atlantic Blvd.
Folio Number: 484236012900, 484236012970, 484236012990
Land Use Designation: ETOC (East Transit Oriented Corridor)
Zoning District: TO (Transit Oriented)
Commission District: 3 (Alison Fournier)
Agent: Shane Zalonis
Project Planner: Pamela Stanton (954-786-5561 / pamela.stanton@copbfl.com)
otherinfo
Summary:
This Major Site Plan application is for a new development that is similar to the previously-approved Site Plan (PZ#18-12000015) for a mixed-use development in the TO/EOD, in the Center and Edge Sub-Areas. The proposed development is for 303 dwelling units and approximately 5,700 square feet of nonresidential space facing East Atlantic Blvd, on 4.97 acres. The applicant is applying Density Bonus #2 (Public Open Space) for an additional 60 units in the Center Sub-Area. The changes from the previous Site Plan include a reduction in the nonresidential square footage, an increase in the amount of public and private open space, and a shifting of buildings on Parcels 1 and 3. Affordable housing in-lieu fees of $706,899 were paid on the previously-approved Site Plan and are vested for this Site Plan.
The Major Site Plan application was reviewed by the Development Review Committee (DRC) on July 17, 2024, January 15 and April 16, 2025, and was approved by the Architectural Appearance Committee (AAC) on May 6, 2025.
The property is located on the south side of East Atlantic Boulevard and west of North Federal Highway.
SITE PLAN REVIEW STANDARDS
An application for a Major Site Plan or Minor Site Plan shall be approved only on a finding that there is competent, substantial evidence in the record that the development, as proposed:
1. Is consistent with the land use designation in the comprehensive plan;
The land use designation for this property is TO (Transit Oriented). The proposal is for a mixed-use development. The Development is consistent with the City of Pompano Beach Comprehensive Plan, and the Future Land Use Element Goals, Objectives and Policies contained therein:
Objective 01.02.00. Right-of-Way Protection and Accessibility. Protect the existing and future building encroachments and ensure proper accessibility with the roadway and transit network.
Policy 01.05.01. Continue to require all substantial improvement, new development and redevelopment to be consistent with the minimum finished floor elevations as specified in the Federal Emergency Management Agency Flood Insurance requirements, the South Florida Building Code, Chapter 152 of the City’s Code of Ordinances and future maps being prepared to determine appropriate finished floor elevations and crown of road elevations based on adopted sea level rise projections.
Policy 01.14.07. All site plans will be reviewed for Crime Prevention Through Environmental Design (CPTED) design principles such as lighting, street design, natural surveillance, natural access control, and territorial reinforcement. CPTED infrastructure such as security lighting, security cameras, bollards and other access control methods will be required based on the specific needs of the project.
Section 3.02.N.2.a.iv. Affordable Housing: The ETOC land use plan amendment created 2,399 new residential units and a minimum of 15% of those units (360 units) are required to be affordable or to contribute to the implementation of the City's policies, methods and programs to achieve and/or maintain a sufficient supply of affordable housing in the City.
2. Complies with the applicable district, use, and intensity and dimensional standards of this Code (Articles 3, 4, and 5);
Article 3: Zoning Districts
The project complies with the Intensity and Dimensional Standards of the TO/EOD Zoning District in Article 3. The applicant submitted a memo summarizing the findings of the Traffic Analysis that was approved with site plan PZ#18-12000015. The memo concludes that the previously approved traffic impact study remains valid and that no further traffic analyses are needed.
Article 4: Use Standards
The proposed mixed-use development is allowed in the TO/EOD Zoning District.
Article 5: Development Standards
See Section 3 below.
2. Complies with the applicable development standards of this Code (Article 5);
The development complies with the requirements of Article 5, including Access, Parking and Loading; and Sustainable Development Standards. Staff conditions included in this staff report include provisions that the project must comply with the requirements for landscaping.
3. Complies with all other applicable standards in this Code;
The proposed site plan complies with the applicable standards in the Code.
4. Complies with all requirements or conditions of any prior applicable Development Orders;
The project will supersede prior Development Order PZ#18-12000015.
6. The concurrency review has been completed in accordance with Chapter 154 (Planning) of the Code of Ordinances;
Based on the estimated demand calculated below, the proposed project complies with concurrency requirements.
|
Wastewater Treatment Demand |
76,320.00 gallons per day * |
|
Water Treatment Demand |
90,515.52 gallons per day * |
|
Raw Water Demand |
97,756.76 gallons per day * |
|
Park Acreage Required |
2.06 |
|
School Impacts |
Final Broward County School Capacity Availability Determination (SCAD) must be provided. |
|
Transportation |
Transit fees are paid to Broward County to meet concurrency. |
|
Solid Waste Generation |
2,924.70 lbs. per day (City has a contract with Waste Management for disposal of all solid waste through 2027) |
* The City has adequate capacity to serve the proposed project.
7. Is designed to provide safe, adequate, paved vehicular access between buildings within the development and streets as identified on the Broward County Trafficways Plan;
The project was designed to provide safe and adequate paved vehicular access between the proposed buildings and the adjacent streets as identified on the Broward County Trafficways Plan.
8. Complies with any applicable hazardous material licensing requirements in the Broward County Wellfield Protection Ordinance;
The Property is not located within a wellfield protection area. The Development does not anticipate requiring any hazardous material licensing.
9. Complies with crime prevention, security strengthening, and CPTED standards for natural surveillance, natural access control, territorial reinforcement, maintenance, and activity support.
As part of the Major Site Plan and Building Design application, the applicant’s team has developed a separate CPTED security plan which addresses the CPTED standards for natural surveillance, natural access control, territorial reinforcement, maintenance and activity support.
10. Complies with the adopted Fire Codes and Standards pursuant to City Code Section 95.02;
The proposed site plan was reviewed by Fire Plans Examiner during DRC.
11. Considers and mitigates any potential adverse impacts on environmentally sensitive lands identified by the City Comprehensive Plan or Broward County Land Use Plan;
Not applicable.
12. Complies with the approved Transportation Corridor Study, unless in direct conflict with another Zoning Code provision.
The Atlantic Boulevard Corridor Study from the City’s “Transformation Plan” encourages mixed-use development. The Study recognizes that the corridor is appropriate for mixed-use development.
Staff Conditions:
Pursuant to §155.2304.C, Applications Subject to Staff Recommendation, the Development Services Director has compiled the department reports from the Development Review Committee (DRC) meeting, which are recorded on file with the Department of Development Services. The Development Services Department recommends approval of the Major Site Plan subject to the following conditions:
1. Obtain approval for a Minor Administrative Adjustment for up to a 10% reduction in active use required on secondary streets in the Center Sub-Area for the active use for Parcel 1 and Parcel 2 on SE 18 Avenue.
2. To mitigate potential spill-over parking along the west side of SE 17 Ave between SE 2 St and East Atlantic Blvd, the developer, at their own expense, will design, permit, and install either curbing or landscape, or a combination of both, as determined by City Engineering and Urban Forestry.
3. The required Right-of-Way has previously been dedicated. While full buildout of the Atlantic Blvd Right-of-Way as designed in the East Overlay District Street Regulating Diagram may be a City project at a later date, provide the space and applicable elements that can occur on the development side of the curb, such as the conjoined sidewalk and bike lane. Additionally, show and label the location of any bus stop or shelter.
4. Obtain Master Sign Program approval prior to permit application for building, free-standing, or tenant signage.
5. A Unity of Title is required prior to permit approval.
6. Standard Conditions of Approval and/or Specifications required prior to Building Permit / Zoning Compliance Permit issuance:
a) In all new development, all overhead utilities located on the development site and/or along the public right-of-way fronting the development site must be placed underground to the maximum extent practicable, provided that the Development Services Director can waive this requirement where the relevant utility company demonstrates that undergrounding will be detrimental to the overall safety and/or reliability of the circuit, pursuant to Section 155.5509.
b) Provide a final School Capacity Availability Determination (SCAD) letter from the Broward County School Board.
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.