boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: DECEMBER 17, 2025
title
ECO TOWNHOMES
projectinfo
Request: Minor Site Plan
P&Z# 24-12000008
Owner: Vivenza INC
Project Location: 3223 NE 5 St
Folio Number: 484331080280, 484331080282, 484331080283, 484331080284, 484331080285
Land Use Designation: H- High 25-46 DU/AC
Zoning District: RM-45 (Multiple-Family Residence 45)
Commission District: 1 (Audrey Fesik)
Agent: Moira Dadone
Project Planner: Jonathan Cady (954-786-5578 / jonathan.cady@copbfl.com)
otherinfo
Summary:
This Minor Site Plan application is for a new five-unit two-story townhouse development in a 11,400 square foot lot (0.2617 acre) located on NE 5th Street and east of N Ocean Blvd. The proposed project features 3- bedroom and 3- bathroom units. For your reference, the staff comments report is enclosed.
Staff Conditions:
Development Review Committee Member
|
Development Review Committee Member |
Status (as of 12/04/2025) |
|
Engineering |
Pending Development Order |
|
Zoning |
Resubmittal Required |
|
Fire |
Resubmittal Required |
|
BSO |
Resubmittal Required |
|
Planning |
Pending Development Order |
|
Landscape |
Pending Development Order |
|
Utilities |
Resubmittal Required |
|
Building |
Pending Development Order |
Staff Conditions:
PLANNING
Max Wemyss | max.wemyss@copbfl.com
Status: Pending Development Order
1. Land use for this parcel is Residential (H- High Residential 46 DU/AC). Total lot area is 11,400 (or 0.262 acres) and allows for up to 12 multifamily units. The 5 townhouse units proposed are permitted by the Land Use. (Info Only)
2. Provide a Preliminary School Capacity Availability Determination (SCAD) Letter from the Broward County School Board prior to the issuance of a development order (Note: a "final" SCAD letter will be required, prior to building permit approval). (Condition)
3. Prior to building permit issuance, provide a recorded Unity of Control (or equivalent instrument/agreement) for the unified development site, transferable to any future owners. (Condition)
4. The property is Platted as lots 31 and 32 of the Silver Beach Plat (Book 22 Page 32). The plat does not contain any restrictions affecting the proposal. (Info Only)
5. The property abuts NE 5 St. The survey indicates that there is an existing 25 feet of right-of-way measured to the centerline. No additional dedications are required for this roadway. Chapter 100.01 requires a minimum of 50 feet for these roads. The property does not front on any road identified on the Broward County Trafficways Plan. (Info Only)
6. Note: Park Impact Fees to be assessed at the time of building permit approval. (Info Only)
7. 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
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. (Condition).
2. Prior to the approval of the City Engineering Division, the Citys Planning and Zoning Division must approve these plans. (Info Only).
3. Prior to the approval of the City Engineering Division, the Citys Utilities Division must approve these plans. (Info Only).
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 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.
Previous comments from fire prevention have not been met.
BUILDING DIVISION
Todd Stricker | todd.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 2020 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, chutes…etc), 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 architect’s or engineer’s 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.
BSO
Anthony Russo | Anthony_Russo@sheriff.org
Status: Resubmittal Required
Development Review Committee Date Reviewed: 11-19-2025
Subject: CPTED and Security Strengthening Report: PZ#: 24-12000008
Name: ECO TOWNHOMES / VIVENZA INC
Address / Folio: 3223 NE 5th St., 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 complete the Affidavit for CPTED Compliance & upload it into the DRC Documents Folder for review.
A.**CONFIDENTAILITY STATEMENT**
PLEASE STAMP YOUR CPTED NARRATIVE & DIAGRAM "CONFIDENTIAL" in red ink at the top of the page.
***THE CPTED & SECURITY STRENGTHENING CONDITIONS STATED BELOW MUST BE INCORPORATED INTO YOUR CPTED NARRATIVE PLAN & ONTO YOUR CPTED DRAWING DIAGRAM FOR APPROVAL. THE PURPOSE IS 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. ***
A1. Natural Surveillance (Lighting)
1.) All Structures: Install vandal proof / resistant motion-sensor security alert lights over all exterior unit doors and overhangs (if any), including main, garage, side door garage egress, storage doors, storage sheds (if any), etc.
2.) To enhance security, use carefully focused bright soft lights with shielded fixtures to eliminate glare and undesirable light pollution trespass. LED lighting is preferred as it provides excellent color rendition for nighttime visibility.
A2. Natural Surveillance - Security Strengthening
1.) For Residential, all solid exterior doors must have a see-through reinforced security window or a vision panel opposite the from the door locking hardware, or at the minimum a wide-angle door viewer (door scope / peephole).
A3. Electronic Surveillance - Security Strengthening
1.) Electronic surveillance cameras must be strategically located for maximum active and passive observation. Show sight “cones” indicating comprehensive coverage.
(For residential single-family homes, townhomes, villas & the like, hard-wired doorbell cameras for front & rear points of entry are also encouraged.)
2.) All cameras will be strategically placed so they will not be obstructed by the growth of existing or installation of future landscaping.
B. Access Control - Security Strengthening
1.) Include anti-pry robust security bar device (i.e. Charlie Bar) on any ground & second level sliding glass doors.
2.) Install hard wired burglar security alarms, or at the minimum prewire each residential unit for burglar alarms as residential units are often targets of thefts, frauds, burglaries, robberies, etc.
3.) Balcony railings on the second level or higher should have a vertical bar or other anti-climbing design. Horizontal bars are discouraged as they can easily facilitate climbing & this is of most concern for unattended young children that may suffer from a fall injury.
C. Maintenance & Management - Security Strengthening
1.) All publicly accessible exterior electrical power outlets have a lockable metal cover AND easily accessible secure internal cutoff switch
2.) All publicly accessible exterior water outlet spigots have a nearby easily accessible secure locking cap.
3.) Costly equipment such as ground floor exterior air conditioning units (if any) must be firmly secured in place to deter theft. Options to consider are Metal Strap Tie Downs, Secured Enclosures &/or Sensor Equipment, etc. Serial numbers & photos of such equipment must be stored & readily available for possible criminal or property damage reports.
4.) The number address signage must be unobstructed by landscaping or external features, provide good color contrast, be visible from the roadway & preferably be reflective for instant recognition by law enforcement & EMS when responding to emergency calls for service.
***Note***
For DRC Comment Responses Letters, Please Issue Responses in the Affirmative such as “Will Comply” or “Will Be Done”. Comment Responses such as “Acknowledged”, “Understood” or “Noted” are ambiguous & do not clarify compliance.
Additionally, the author of your CPTED & Security Strengthening Plan should provide their name & contact information on the CPTED Narrative Document. This would help to expedite any necessary communication for the approval process.
***Important Please Read***
The CPTED Narrative & the CPTED Drawing Diagram should be synonymous. Please incorporate all the above stated CPTED & Security Strengthening measures onto your existing CPTED Drawing Diagram & CPTED Narrative Document when re-submitting into the Pompano E-Plan.
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. (Condition)
3. Civil plan 060 CWS-1 Civil Plan Water & Sewer proposes a public fire hydrant. An existing public fire hydrant is located right across the street from the subject development. Please remove the proposed public hydrant, as an existing one is located close by, or propose the hydrant as a private hydrant with a dedicated fire meter and DDCV. Please correct.
LANDSCAPE REVIEW
Mark Brumet | mark.brumet@copbfl.com
Status: Pending Development Order
This P&Z application meets all the Landscape Department's requirements for Site Plan Review at this time. Additional comments may follow throughout the remainder of the permitting process.
ZONING
Jonathan Cady | Jonathan.Cady@copbfl.com
Status: Resubmittal Required
1. Please provide all required notes and legends on the elevation plan and submit a colored elevation plan as well. Additionally, ensure that all materials and paint colors shown on the plans are consistent across all sheets.
2. Comment not addressed. It is still unclear what material is proposed for the driveway. Using green shading is misleading, as green is typically used to represent landscape or pervious areas. Please clearly indicate the driveway material on the site plan to ensure compliance with applicable regulations. Per Section 155.5102.C.2., all off‐street parking and loading areas shall be surfaced with asphalt, concrete, brick, stone, pavers, or an equivalent hard, dustless, and bonded surface material. Use of surfacing that includes recycled materials (e.g., glass, rubber, used asphalt, brick, block, and concrete) is encouraged. These surfaces shall be maintained in a smooth, well‐graded, clean, orderly, and dust‐free condition. Therefore, the guest parking as currently proposed is not in compliance. Additionally, please note that turf block designed to support the weight of a vehicle must be treated as impervious surface, not pervious. Because the turf block must be structurally capable of bearing vehicle loads, it does not allow for proper infiltration and should be counted as impervious in the site’s calculations.
3. Please update Sheet A-102.1 (Architectural Second Floor Plan). The upper portion of the proposed structure along the north side appears to be shown as slanted on this sheet, while other plans show this area as straight. Revise the plans as needed to ensure consistency across all drawings. Add dimensions to the opposite side of the proposed building to verify that the proposal complies with the required rear setback regulations.
4. Please note that if this project proposes a security wall that includes lights, Wall packs on buildings may be used at entrances to a building to light unsafe areas, pursuant to Section 155.5401.I. They are not intended to draw attention to the building or provide general building or site lighting. Wall packs on the exterior of the building shall be fully shielded (e.g., with true cut-off type bulb or light source not visible from off-site) to direct the light vertically downward and have a light output of 900 lumens or less. Provide a detailed sheet that is fully shielded. (Info Only).
5. Continuous curbing is required for guest parking. Per Section 155.5102.C.9.a.b., Except for off-street parking areas serving single-family dwellings, or off-street parking provided within a Parking Deck or Garage, each off-street parking space shall include a continuous curb. The vehicular overhang area shall be no more than 2 feet wide and shall not be credited toward any required sidewalk or landscape areas.
6. Please update the CPTED Plan, CS-1 and CS-2 to ensure they are consistent with all current drawings. The plan submitted appears to reflect a previous site layout and does not match the latest proposal. Revise and resubmit the CPTED, CS-1 and CS-2 Plan to align with the updated plan set.
7. Please provide a comment response sheet with a narrative response addressing all comments received in this DRC review. The response should be organized in a point-by-point format, referencing each comment and explaining how it has been addressed or revised in the resubmittal. Within your response, reference which plans were revised to resolve a comment (Info Only).
8. Provide the dimensions of the proposed driveways, including their length and width. Per Section 155.5101.G.7.a.i., One-way driveways shall be at least 12 feet wide, as measured between the edges of paving.
9. In addition to the pervious area calculation provided for the entire parcel, please provide a separate impervious/pervious calculation for each individual lot corresponding to each unit. This will help verify compliance on a lot-by-lot basis.
10. Due to the shared roof and potentially other ongoing maintenance responsibilities, a homeowners association (HOA) will be required to maintain the site. Please ensure the establishment of an HOA is incorporated into the project plans and documentation. (Condition).
11. Please note that if this project proposes a security wall that includes lights, Wall packs on buildings may be used at entrances to a building to light unsafe areas, pursuant to Section 155.5401.I. They are not intended to draw attention to the building or provide general building or site lighting. Wall packs on the exterior of the building shall be fully shielded (e.g., with true cut-off type bulb or light source not visible from off-site) to direct the light vertically downward and have a light output of 900 lumens or less. Provide a detailed sheet that is fully shielded. (Info Only).
12. Please note that additional comments may be provided based on your next submittal, especially if revisions reveal items that were not previously reviewed or addressed. (Info Only).
13. Please provide a fence/wall detail sheet that clearly illustrates the height, material, and design of the proposed fencing and walls. Also, call out on the plans the location of the fence.
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).