boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: SEPTEMBER 16, 2026
title
POMPANO BEACH TOWNHOMES
projectinfo
Request: Minor Site Plan
P&Z# 26-12000013
Owner: SE 11th Street Pompano PJ LLC
Project Location: 3214 SE 11th Street
Folio Number: 494306120560
Land Use Designation: MEDIUM-HIGH 16-25 DU/AC (MH)
Zoning District: Multiple-Family Residence 20 (RM-20)
Commission District: 1 (Audrey Fesik)
Agent: Andrew J. Schein
Project Planner: Diego Guevara (954-786-4310 / diego.guevara@copbfl.com)
otherinfo
Summary:
The project is seeking Minor Site Plan Approval for the construction of 4 townhouse units within a 13,500 Sf (0.309 Acres) property located in the RM-20 district. The proposed building is three stories with a height of 35 feet. Each unit includes 4 bedrooms, 4 or 4.5 bathrooms, depending on the unit type, two parking spaces, and a pool.
Staff Conditions:
PLANNING
Max Wemyss | max.wemyss@copbfl.com <mailto:max.wemyss@copbfl.com>
Status: Pending Development Order
1. Land use for this parcel is Medium-High (MH, 16-25), the property is located within the RM-20 (Multi-Family) zoning designation, and the lot size is 13,496 square feet (.310 acres) based on the survey. This site plan already demonstrates the required 5-foot dedication, resulting in a net site area of .231 acres. Based on the land use and the zoning entitlements, the proposal for 4 (4-bedroom) townhomes may be permitted.
2. Please correct the titles for the unit sizes on the site plan to read "4 bed / 4.5 bath" rather than "4.5 bed / 4 bath".
3. The property was platted in 1946 (Lakeside- Plat Book: 23 Pg: 38), and there are no plat notes that restrict the property/ use. Based on the plat & the proposed scope, there are no additional platting requirements.
4. Provide a School Capacity Availability Determination (SCAD) Letter from the Broward County School Board prior to building permit approval.
5. The property abuts SE 11 Street. The survey provided indicates the overall width of the right-of-way (40 feet wide). It also provides the Centerline dimension of 20 feet. This does not meet the minimum right-of-way required for a residential street pursuant to Chapter 100.01, where 50 feet is required. An additional 5 foot dedication will be required, as shown on the site plan, prior to building permit issuance.
6. As a courtesy, please coordinate with the neighbor to west prior to removal of excess pavement area that will encroach on your front yard and dedicated ROW space.
7. The property does not front on any roads / streets 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.
1. Revise the step back triangle illustration. The drawing requires to show the actual step of the back triangle, from the starting point of the step back, the height and depth of it. The illustration provided seems to initiate at 23 feet height.
2. Show the step back triangle on the south elevation as needed.
3. All mechanical equipment, including the pool equipment, must be screened as per Section 155.5301.A Screening Mechanical Equipment.
4. All off-street parking and loading areas shall comply with the Standards of Sec. 155.5203.D Vehicular Use Area (VUA) Landscaping.
5. 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.
6. As per Sec. 155.5203.D.3 Perimeter landscaping Strips shall be provided. Illustrate and label them in the site plan/landscaping plan.
7. 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.
8. Mechanical equipment mounted on ground level, or mounted within 3 feet from ground level, shall be screened by dense continuous hedges in accordance with Sec. 155.5203.B.2.f.
9. Revise the note regarding the pool deck level at the north elevation. Show the changes according to the redesign of the pool and steps to the side yards.
Design Standards
10. Review Section 155.5601.C. Multifamily Residential Design Standards Revise the narrative explaining how the project meets the requirements of this provision.
Additional comments may be rendered after resubmittal.
URBAN FORESTRY
Wade Collum | wade.collum@copbfl.com <mailto:wade.collum@copbfl.com>
Status: Resubmittal Required
1. Submit a tree survey prepared, signed, and sealed by a Florida Registered Surveyor showing the locations of all existing trees and palms in accordance with Code Section 155.2411, and Part 5. Copy the survey and label it as a tree survey to meet the requirement.
2. Tree Appraisal prepared by an ISA Certified Arborist . Palm tree values will be based on the Cost Replacement method. Arborist report did not load.
3. Provide methodology for tree/ palm values as some numbers appear low.
4. Provide the dollar value for specimen trees, height on palms, and DBH of all non specimen trees removed vs. the dollar value, palm height, and caliper of trees replaced.
5. As per 155.5204.E.1.b.i-iv; Mitigation is to be replacement trees above and beyond required plantings. The mitigation table as presented is not completely clear. Discuss with staff.
6. Show how requirements from 155.5203.D.5 VUA Landscaping are being met. Provide a minimum of 18’ of landscape areas between a vehicular use area and an abutting building. It is unclear that this approach is approvable and relief may need to be secured.
7. 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.
8. Show all suspended pavement on the Civil / PGD Plans.
9. 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.
10. Yard drains and SD connections are bisecting all required planting areas. Relocate or provide documentation that these will not be a conflict.
11. Please provide a detailed comment response sheet as to specifically how comments have been addressed at time of resubmittal.
12. Additional comments may be rendered a time of resubmittal.
FIRE DEPARTMENT
Jim Galloway | jim.galloway@copbfl.com <mailto:jim.galloway@copbfl.com>
Status: Resubmittal Required
( ) 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.
( ) 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.
( ) 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 builders 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.
( ) 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).
Provide location of proposed FDC for required fire sprinkler system.
Provide location of proposed fire alarm control panel. Must be accessible from exterior of building and located within a climate-controlled space.
ENGINEERING DEPARTMENT
John Parlante | John.Parlante@copbfl.com <mailto:John.Parlante@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. Civil plan C-10 proposes three 2-inch water services with 2-inch corporation stops at the main. Please show the services with 2-inch resilient seated gate valves per the City Engineering standard detail 107-2 Typical 2" Water Service. Please correct.
3. Please show a 3" drainage swale within the driveway apron in the city right of way on the site plan.
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. Submit a (BCEPMGD) Broward County Environmental Protection and Growth Management Division Surface Water Management permit or exemption for the proposed on and off-site drainage shown on civil engineering drawings for Paving, Grading & Drainage. Required during bldg. e-plan submittal.
3. Civil plan C-10 proposes three 2-inch water services with 2-inch corporation stops at the main. Please show the services with 2-inch resilient seated gate valves per the City Engineering standard detail 107-2 Typical 2" Water Service. Please correct.
4. Civil plan C-10 proposes a 2-inch water service with two 2-inch water metered services and an unmetered 4-inch water on a single 2-inch service line, which does not comply with any City Engineering Standard detail. All services must be shown as individual service connections to the water main and metered. All services must be placed just behind the recorded property line. Please correct.
5. Please note that proposed water metered services three inches and larger are not stock items and are subject to an order lead time. Regarding the construction schedule, please order the subject meters promptly to ensure timely installation. Order lead times can be up to 8 months.
6. Several of the attached City Engineering Standard details uploaded are dated 2022. Please apply the current 2025 City Engineering Standard details. Please correct.
BSO
Anthony Russo | anthony_russo@sheriff.org <mailto:anthony_russo@sheriff.org>
Status: Resubmittal Required
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
**CONFIDENTAILITY STATEMENT**
PLEASE STAMP YOUR CPTED NARRATIVE & DIAGRAM "CONFIDENTIAL"
**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.
1.) Stamp your CPTED diagram "confidential". (Your narrative is stamped but not your diagram.)
2.) ***THE CPTED & SECURITY STRENGTHENING CONDITIONS IN THE APPLICANT'S RESPONSE LETTER TO THE PRE-APPLICATION COMMENTS MUST BE INCORPORATED INTO THE CPTED NARRATIVE PLAN & ONTO THE CPTED DRAWING DIAGRAM FOR APPROVAL. THE PURPOSE IS TO 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. ***
(The CPTED security and strengthening conditions you submitted and the conditions we asked that you add to your CPTED plan, are to be shown on both the narrative and diagram. The conditions were added to the diagram but were not added to the narrative.)
BUILDING DIVISION:
Todd Stricker | tod.stricker@copbfl.com <mailto:tod.stricker@copbfl.com>
Status: Pending Development Order
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 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.
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 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.
3.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.
4.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.
5.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.
6.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.
7.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.
8.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.
9.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).
10.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.
11.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.
12.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.
13.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.
14.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.
15.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.
16.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.
17.1804.4 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.
18.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.
19.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.
20.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.