boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: SEPTEMBER 2, 2026
title
MULTIFAMILY 5-UNIT BOUTIQUE APARTMENT BUILDING
projectinfo
Request: Minor Site Plan
P&Z# 25-12000008
Owner: Millan, Sandra L Quinones, Jacobo
Project Location: 3204 NE 5 ST
Folio Number: 484331080170
Land Use Designation: High 25-46 DU/AC (H)
Zoning District: Multiple-Family Residence 45 (RM-45)
Commission District: 1 (Audrey Fesik)
Agent: Tara Patton
Project Planner: Diego Guevara (diego.guevara@copbfl.com / 954-786-4310)
otherinfo
Summary:
The applicant is requesting approval of a Minor Site Plan for the construction of 5-unit residential building within a 5,700 Sf (0.13 Acres) property located in the RM-45 district. The proposed building is six stories with a height of 60 feet. The project includes two one-bedroom units and three two-bedrooms, units, with seven parking spaces and landscaping.
Staff Conditions:
PLANNING
Max Wemyss | max.wemyss@copbfl.com <mailto:max.wemyss@copbfl.com>
Status: Resubmittal Required
1. Land use for this parcel is High Residential (H / 46 Units Per Acre). The size of this property per the site plan is 5700 sf / 0.130854 acres. The zoning for the property is RM-45 (Multi-family Residential) and would restrict the maximum density to 45 units per acre (0.130854acres x 45 units / acre = 5 units). The plans submitted propose 5 multi-family (condo) units on the property. (although rooms are labeled study, still appears as five 2-bedroom units, please advise: adjust site data table as appropriate).
2. It is assumed that the Lot Area and Lot Width (shown as insufficient on the site plan) were authorized by interpretation of the director of development services. This is not an interpretation that the department presently supports. Please provide evidence of this interpretation and acknowledge this in the site plan data table notes.
3. Minor Adjustment PZ24-16000017, signed 10/29/2024 has expired. An administrative adjustment expires within 1 year unless vested by a site plan approval. This application will have to be renewed prior to, or concurrent with, site plan approval.
4. The property is platted SILVER BEACH - PB 22 Pg 32 (1946). The subject property is Lot 18.
5. The property abuts NE 5 Street. The survey indicates that there is an existing 20 feet dedicated for the right-of-way, where 25 feet is required by Chapter 100, Code of Ordinances. Therefore, an additional 5-foot dedication is required for this property. The site plan shows a 25 foot ROW. Please label the 5-foot dedication.
6. Provide a School Capacity Availability Determination (SCAD) Letter from the Broward County School Board before building permit approval.
7. The property does NOT front on a road identified on the Broward County Trafficways Plan.
8. The City has sufficient water and wastewater treatment capacity to accommodate the proposal.
ZONING
Diego Guevara | diego.guevara@copbfl.com <mailto:diego.guevara@copbfl.com>
Status: Resubmittal Required
Provide a written response to all comments.
General Comments:
• A Minor Administrative Adjustment (PZ24-16000017) allowing the reduction of the required side and rear setbacks to 8 feet was granted.
• How will be the operation of the garbage collection?
• Will the garbage be collected in a large shared container or individual containers?
• Show the location of the containers and provide the required staging area for the containers pick up.
• The subject project is already below the minimum parking requirement. The proposed one-bedroom units have open areas labeled as study. These “study” areas can be easily converted into bedrooms; therefore, these bedrooms shall be included in the total parking calculation required for the project.
Review Comments:
1. Copy the Intensity and Dimensional Standards Table for the Multiple-Family Residence 45 (RM-45). Include all the standards listed. Provide the required values of the Code and those reflecting the proposed building design (Required and Proposed). Do not add or remove items.
2. Provide any written relief granted regarding the minimum width and square footage required for a multifamily residence project (75 feet width and 8,800 sf).
3. All mechanical equipment, installed at the ground or roof, must be screened as per Section 155.5301.A Screening - Mechanical Equipment.
4. Table 155.6102.D.I. List the Minimum Number of Off-Street Parking Spaces. Table 155.5102.D.12 requires the provision of one parking space for visitors per five units. Revise and comply. (The proposed project requires the provision of 9 parking spaces including one for visitors, however, the plan includes 7 parking spaces only).
5. Illustrate the location of exterior lighting of the building. As required on Sec. 155.5102.C.7. Exterior Lighting. Coordinate location and specs with the landscaping plan and the photometric plan as required. No wall packs are acceptable.
6. Provide continuous curbing as required as per Sec. 155.5102.C.9. The use of wheel stoppers in parking areas is not permitted.
7. Provide 2.5 feet maximum overhang area. It shall not be credited toward any required sidewalk or landscape area required, as per Sec. 155.5102.C.9. Show the line and width dimension of the overhang area on the site plan.
8. Provide the VUA area calculation as needed to provide at least 15% of the total VUA area for interior landscaping. See table 155.5203.C. Minimum Development Site Landscaping.
9. Provide landscaping as requested by Sec. 155.5203.D.5 Landscaping Between Vehicular Use Area and Buildings. Include foundation planting, calculation, and dimension showing compliance with this provision.
10. Are you installing any privacy or security fence? If you are, provide information, details, and the height of the proposed fence. Review Sec. 155.5302.D.
Design Standards
11. Review Section 155.5601.C. Multifamily Residential Design Standards - Revise the narrative explaining how the project meets the requirements of this provision.
12. Revise Sections 155.5601.C.3.a/b/c Building Facades and comply. Provide a narrative explaining what are the combined architectural elements used, and how they were incorporated in to the design. A combination of minimum three elements is required by this provision.
13. Parapet walls shall incorporate cornice treatments. See Sec. 155.5601.C.5.b Roofs.
14. Revise Sec. 1555.5601.C.6. Materials and provide a narrative describing how the project meets these requirements.
Additional comments may be rendered after resubmittal.
URBAN FORESTRY
Wade Collum | wade.collum@copbfl.com <mailto:wade.collum@copbfl.com>
Status: Resubmittal Required
1. No comment response sheet was provided and it appear that a few comments were addressed.
2. As per 155.5204.E.1.b.i-iv; Mitigation is to be replacement trees above and beyond required plantings.
3. Provide a data table showing how the site is meeting the requirements of 155.5203. C Minimum Site Development Landscaping, i.e 2 trees are required.
4. As per 155.5203.B.2.ii.Based on the height of the building half of all required canopy trees are to be 16’ tall and palms to be 22’ OA, please adjust.
5. As per 155.5203.B.2.g No more than 50 percent of the total number of required trees shall be palm trees.
6. Provide 5’ perimeter landscaping strip requirements around entire property as per 155.5203.D. This is to be a clear measurement not to include vehicular overhang.
7. Show how requirements from 155.5203.D.5 VUA Landscaping are being met. Provide a minimum of 24’ of landscape areas between a vehicular use area and an abutting building on the north side.
8. 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.
9. Show how requirements as per 155.5203.E., Building Base Plantings are being met.
10. 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 / eccentric footings as it relates to these areas.
11. 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 and contain trees, sod and irrigation.
12. As per 155.5203.B.2.g.i.B. a minimum area for planting a tree shall be 120 square feet, with a minimum dimension of eight feet. Palms do not qualify.
13. Provide (2) large canopy Street Trees at 1:40’ as per 155.5203.G.2.c Palms do not qualify. If utilities are present, we can adjust to understory trees at a higher count to oblige.
14. Bubblers are shown on the plan, but it does not appear to have a callout. Please boldy note on the plans as well.
15. Adjust planting details to only show sisal or other biodegradable material attached to trunk of tree.
16. Adjust details and notes to show root flare above or equal to surrounding grade and note that mulch not be placed against trunk.
17. Correct planting detail to reflect the planting hole be 2 ½ - 3 times the size of the root ball to more closely mirror industry best management practices.
18. If trees are to be containerized specify that the root ball will be shaved at the periphery to remove all circling roots.
19. Provide a note stating; All trees designated as single trunk shall have a single, relatively straight, dominant leader, proper structural branching and even branch distribution. Trees with bark inclusion, tipped branches, and co-dominant trunks will not be accepted. Trees with girdling, intact leader circling and/or plunging roots will be rejected.
20. Provide a note on plan that a Pre Construction meeting with Urban Forestry is required before any work is performed onsite.
21. As per 155.5203.B.2.b; Provide a note that all road rock, concrete, asphalt and other non natural material be removed from all planting areas prior to landscape installation and be replaced with planting soil prior to landscape installation and be replaced with planting soil prior to landscape installation.
22. Provide soil specifications in percentage form, i.e. 70/30.
23. Please provide a detailed comment response sheet as to specifically how comments have been addressed at time of resubmittal.
24. Additional comments may be rendered a time of resubmittal.
25. Clearly delineate retaining walls and continuous curbs on the landscape plan.
FIRE DEPARTMENT
Jim Galloway | jim.galloway@copbfl.com <mailto:jim.galloway@copbfl.com>
Status: Resubmittal Required
( ) 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.
( ) 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.
ENGINEERING DEPARTMENT
David McGirr | david.mcgirr@copbfl.com <mailto:david.mcgirr@copbfl.com>
Status: Resubmittal Required
1. 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.954-519-1483 (On-site and off-site).
2. Submit/upload the (FDEP) Florida Department of Environmental Protection NPDES General Permit for the proposed stormwater discharge from the proposed site construction activities.
3. Submit/upload the (FDEP) Florida Department of Environmental Protection (NOI) Notice of Intent for the proposed stormwater discharge from the proposed site construction activities.
4. A 5' right-of-way dedication will be required.
5. PGD plan only shows a 4" deco drain, but the PGD detail page has no details for it. It has other details that don't show on the plan sheet.
6. Submit water and sewer plans. Plan sheet 018 C-2 has no water or sewer information.
7. Please note on the civil plan sheet that any existing water and/or sewer connection to the subject lots not utilized must be cut and capped at the water main if a water service and cut out and sleeved if a sewer lateral. Sewer Laterals that are cut and capped must be as-built per our engineering as-built standards.
How to retire old laterals:
• If the existing main is clay pipe and a CIPP liner is installed. (Install a sectional liner in the main over the old lateral, thus eliminating the lateral).
• If the existing main is a clay pipe. (Dig down cut old clay pipe, sleeve back in with PVC and city-approved couplings).
• If the existing main is clay pipe, you must retire multiple laterals for a project. (It may be cheaper for the contractor to install a city-approved CIPP liner from manhole to manhole and not cut out the laterals that they are retiring).
• If the existing main is PVC pipe. (Remove the lateral pipe from the PVC Wye fitting and install a plug into the Wye. Install a green locating marking ball at the lateral locating, no deeper than 4 ft. below grade).
8. Please note on the PGD plans that the existing roadway within the project limits and possibly beyond will be inspected by the City Engineer, the Public Works Director, or a designated representative for damage caused by construction before final acceptance. A partial or complete milling and overlay of the roadways may be required.
9. On the PGD plan, note the dimensions of the proposed driveway apron.
10. 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. **** ****
UTILITIES
Nathaniel Watson | nathaniel.watson@copbfl.com <mailto: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.
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.
3. Please follow best management practices for sedimentation and erosion control of on-site and off-site storm systems.
4. Please submit a sedimentation and erosion control plan. Please correct.
5. Please note on the 022 L-1 Landscape Plan, Plant Schedule, Code Chart as per City Ordinance(s) 50.02(A) (4) and 100.35(G), street trees shall not be placed on top of or 5” of 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.
6. Please note on Civil plan 011 C1-1 that 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.
7. Please indicate on the on-site civil plan 011 C1-1 the total site water consumption in gallons per day (GPD).
8. Please indicate on the on-site civil plan 011 C1-1 the total site wastewater discharge in gallons per day (GPD).
9. Please attach City Engineering Standard details as they apply.
10. City Engineering Standard details can be obtained from the following link: Standard Details | City of Pompano Beach
11. Civil plan 011 C1-1 fails to show any off-site water or sewer connections for the proposed development. Please clarify if services shall be new or if existing service connections shall be utilized.
12. Where is the civil plan 011 C1-1 detailing the proposed water and sewer connections? Please correct.
BSO
Anthony Russo | david_cappellazo@sheriff.org <mailto:david_cappellazo@sheriff.org>
Status: Resubmittal Required
Reviewer: BSO Deputy T. Russo for the City of Pompano Beach, anthony_russo@sheriff.org <mailto:anthony_russo@sheriff.org>
M-(561) 917-4556 (Send Text & Email, No Voicemail
Reviewer: BSO Deputy D. Cappellazo for the City of Pompano Beach, david_cappellazo@sheriff.org
M-(954) 275-7479 (Send Text & Email, No Voicemail)
PLEASE STAMP YOUR CPTED NARRATIVE & DIAGRAM "CONFIDENTIAL"
THE CPTED & SECURITY STRENGTHENING CONDITIONS STATED BELOW MUST BE INCORPORATED INTO YOUR CPTED NARRATIVE PLAN & ONTO YOUR CPTED DRAWING DIAGRAM FOR APPROVAL.
1.) Shared use storage rooms designated for condo / co-op unit owners, apartment building tenants, etc. must be equipped with constant lighting or at minimum have a secured motion sensor lighting system that will provide immediate illumination upon entry.
2.) For Residential, all solid exterior doors and interior stairwell doors, must have a see-through reinforced security window or a vision panel opposite from the door locking hardware. (This applies to the stairwell doors to all levels, and any exterior exit fire door).
3.) Reflective paint for the garage ceiling.
4.) Any internal &/or external U.S. Mail Kiosks / Post Office Box Stations must be captured by video surveillance. This includes secured areas designated for package deliveries & storage.
5.) Camera and panic button inside the elevator.
6.) Constant or sensor lighting in the trash room.
7.) For Residential, install hard wired burglar security alarms, or at the minimum prewire each residential unit for burglar alarms.
8.) Install peep holes for addition security measures the solid entry doors.