boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: SEPTEMBER 2, 2026
title
JUAN ELIAS APARTMENT BUILDING
projectinfo
Request: Minor Site Plan
P&Z# 26-12000015
Owner: Elias, Juan Roberto Elias, Natasa Elizabeth
Project Location: 216 SE 23 Ave
Folio Number: 484236013400
Land Use Designation: East Transit Oriented Corridor (ETOC)
Zoning District: Transit Oriented East Overlay District (TO-EOD)
Commission District: 1 (Audrey Fesik)
Agent: Jordy Sopourn
Project Planner: Pamela Stanton (pamela.stanton@copbfl.com / 954-786-5561)
otherinfo
Summary:
This Minor Site Plan application replaces application PZ#24-12000023, which expired before the project received approval. The proposed project is essentially the same as before, and proposes the redevelopment of a 6,012-square-foot site with a residential development with 7 dwelling units in a 3-story building in the TO/EOD.
The table below is a summary of the DRC review status of this Minor Site Plan.
|
Development Review Committee Member |
Status - 8/19/2026 |
|
BSO |
Resubmittal Required |
|
Building Division |
Pending Development Order |
|
Engineering |
Resubmittal Required |
|
Fire Prevention |
Resubmittal Required |
|
Landscape/Urban Forestry |
Resubmittal Required |
|
Planning |
Pending Development Order |
|
Utilities |
Resubmittal Required |
|
Zoning |
Resubmittal Required |
Staff Conditions:
See the attached DRC Comment Report.
DRC COMMENT REPORT
Project Name: PZ26-12000015
Project Description: MINOR SITE PLAN - JUAN ELIAS APARTMENT BUILDING / ELIAS, JUAN ROBERTO ELIAS, NATASA ELIZABETH
Review Comments List Date: 8/19/2026
BSO
Ref. # 42, BSO, Anthony Russo, 8/18/26 3:08 PM, Cycle 1, Info Only
Comment:
Development Review Committee Date Reviewed: 8-18-2026
Subject: CPTED and Security Strengthening Report: PZ#: 26-120000015
Name: JUAN ELIAS APARTMENT BUILDING
Address / Folio: 216 SE 23rd Avenue, Pompano Beach, FL
Type: Minor Site Plan
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
david_cappellazo@sheriff.org
M-(954) 275-7479 (Send Text & Email, No Voicemail)
Monday Thursday; 8 AM 3 PM
Ref. # 43, BSO, Anthony Russo, 8/18/26 3:10 PM, Cycle 1, Unresolved
Comment:
**CONFIDENTAILITY STATEMENT**
PLEASE STAMP YOUR CPTED NARRATIVE & DIAGRAM "CONFIDENTIAL"
Information contained in CPTED & Security Strengthening Narrative Documents & Diagram Drawings are considered Confidential Pursuant to Florida State Statutes 119.071 (3); 119.15 (6b1); 281.301 & 286.011. Dissemination of security plans should be limited to authorized personnel only. All CPTED & Security Strengthening Plans submitted to the City of Pompano Beach must be conspicuously stamped “CONFIDENTIAL†in red to ensure restricted access.
Ref. # 45, BSO, Anthony Russo, 8/18/26 3:20 PM, Cycle 1, Unresolved
Comment:
A1. Natural Surveillance (Lighting)
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.
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
*** ATTENTION ***
PROPOSED CAMERA AND MONITORING LOCATIONS WILL BE COORDINATED WITH A SECURITY AND ACCESS CONTROL CONSULTANT AND THE BROWARD SHERIFFS OFFICE CPTED REVIEWER *** PRIOR *** TO PERMITTING. PLANNING AND INSTALLATION OF THE SURVEILLANCE MONITORING SYSTEM MUST INCLUDE FIELD INPUT FROM EXPERIENCED CPTED/ SECURITY STRENGTHENING LAW-ENFORCEMENT TO PROVIDE OPTIONS TO CONSIDER TO AID IN ENSURING OPTIMAL RESULTS.
1.) 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.
Ref. # 47, BSO, Anthony Russo, 8/18/26 3:39 PM, Cycle 1, Unresolved
Comment:
B. Access Control Security Strengthening
1.) Enclosed trash rooms must be equipped with either constant lighting &/or a secured motion sensor lighting system that will provide immediate illumination upon entry.
Ref. # 48, BSO, Anthony Russo, 8/18/26 3:44 PM, Cycle 1, Unresolved
Comment:
C1. Security Strengthening Parking Lots / Parking Garages / Covered Parking
1.) Parking spaces should be clearly and individually marked and assigned for owners/ authorized guests use only.
2.) Post signage in parking areas forbidding vehicles other than owner's/ authorized guests to park and loiter in private parking lot.
3.) Post towing sign and enforce tow away policy consistently concerning illegally parked or abandoned vehicles.
4.) Vehicle parking lots & garages that exit onto the public roadway must have multiple traffic control indicators strategically placed to advise exiting vehicles to use caution before entering the right-of-way. Examples of such indicators can be, but are not limited to: Stop Signs, Stop Bar Pavement Markings, an Illuminated Stop Sign, Enter & Exit Signage, Flashing Red Light, Rumble Strips, signage indicating to watch for vehicles, bicyclists & pedestrians, etc.
Ref. # 49, BSO, Anthony Russo, 8/18/26 3:59 PM, Cycle 1, Unresolved
Comment:
D. Maintenance & Management – Security Strengthening
1.) Costly equipment such as ground floor exterior air conditioning units (if any) must be firmly secured in place to deter theft. Units must be clearly and permanently marked with serial numbers and images of equipment and serial numbers stored for criminal investigation.
2.) Security / Convex mirrors must be incorporated into areas with limited visibility that are not covered by security surveillance cameras & considered to be potential points of concealment, ambush &/or extreme safety concern.
3.) 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.
E. Activity Support – Security Strengthening
1.) Place bike storage racks (if any) close to the main access doors providing convenience and maximum Natural and Electronic Security Surveillance.
2.) Exterior bench seating (if any) for public use should be CPTED orientated to include spacers / dividers / arm rests or preferably use a single seat design.
3.) For projects with multiple stairwells, each stairwell must be prominently identifiable with wayfinding signage, preferable by number or letter, to help expedite response times for emergency personnel
Ref. # 50, BSO, Anthony Russo, 8/18/26 3:59 PM, Cycle 1, Unresolved
Comment:
***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.
BUILDING DIVISION
Ref. # 19, BUILDING DIVISION, Todd Stricker, 8/6/26 4:46 PM, Cycle 1, Info Only
Comment:
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.
Ref. # 20, BUILDING DIVISION, Todd Stricker, 8/6/26 4:47 PM, Cycle 1, Info Only
Comment:
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.
ENGINEERING DEPARTMENT
Ref. # 1, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:23 AM, Cycle 1, Unresolved
Comment:
Please note on the civil plan sheet 016 PGD 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)
Ref. # 2, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:37 AM, Cycle 1, Unresolved
Comment: MOT plans need to be approved by Broward County Traffic Engineering before permit submittal, plan sheet 026.
Ref. # 3, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:41 AM, Cycle 1, Unresolved
Comment: On plan sheet 029, the proposed Fireline must not have any bends in it before the meter. It needs to be straight.
Ref. # 4, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:43 AM, Cycle 1, Unresolved
Comment: On plan sheet 029, the existing reuse line needs to continue straight, and the meter needs to be set just inside the property line per the city engineering standard detail. Or re-tap the reuse main at the meter's proposed location and remove the old reuse service line at the main.
Ref. # 5, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:47 AM, Cycle 1, Unresolved
Comment: Missing PGD plan sheet.
Ref. # 6, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:51 AM, Cycle 1, Unresolved
Comment: 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.
Ref. # 7, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:51 AM, Cycle 1, Unresolved
Comment: The drainage structure within the city right-of-way will need to be labeled as private, and a revocable license agreement will need to be applied for and approved.
Ref. # 8, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:52 AM, Cycle 1, Unresolved
Comment: Please show on the PGD plan that the grass area in the City Right-Of-Way has a 6-foot drainage swale.
Ref. # 9, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:53 AM, Cycle 1, Unresolved
Comment: Please show a 3" drainage swale on the PGD plan sheet in the center of the proposed paver driveway aprons in the city right of way. Per the city engineering detail.
Ref. # 10, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:57 AM, Cycle 1, Unresolved
Comment:
On plan sheet 029, the proposed 2" meter shows a 6" x 2" tap with a 2" resilient-seated gate wedge valve at the main, per the city detail. 107-2.
No two-inch corps.
Ref. # 11, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:58 AM, Cycle 1, Condition
Comment:
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 - the City Engineering Division may issue additional review comments throughout the remainder of the permitting process while the civil engineering plans are finalized for this
Ref. # 12, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:58 AM, Cycle 1, Unresolved
Comment: Before the approval of the City Engineering Division, the City’s Utilities Division must approve these plans.
Ref. # 13, ENGINEERING DEPARTMENT, David McGirr, 8/6/26 9:58 AM, Cycle 1, Condition
Comment: 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.
FIRE PREVENTION
Ref. # 28, FIRE DEPARTMENT, Mark Kane, 8/13/26 8:23 AM, Cycle 1, Unresolved
Comment:
Provide plan showing fire/emergency vehicle access to each parcel within plat from a public right of way. Depending on size and future use of property more than one means of emergency vehicle access may be required.
Additional comments may follow with site plan review for fire department access to property and building. Refer to Florida Fire Prevention Code 8th Edition, NFPA 1 2021 Edition chapter 18.
Ref. # 29, FIRE DEPARTMENT, Mark Kane, 8/13/26 8:24 AM, Cycle 1, Unresolved
Comment:
) 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.
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 Flowâ€. Document located in the E-files folders of e-Plan.
Ref. # 30, FIRE DEPARTMENT, Mark Kane, 8/13/26 8:24 AM, Cycle 1, Unresolved
Comment: Submit a completed City of Pompano Beach Fire Plan Review Application. All sections must be completed including existing/proposed life safety/fire protection systems and the total cost of the project. This application can be found on the City of Pompano Beach’s website in the Building Department Applications and Forms section or the Fire Prevention section of the City of Pompano Website. If you need assistance, please contact your assigned building department plans expediter. Plans will be reviewed and further comments provided, once your completed application has been submitted.
LANDSCAPE/URBAN FORESTRY
Ref. # 53, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:26 PM, Cycle 1, Unresolved
Comment: 1. Provide evidence and note on plans and in the narrative that all overhead utilities will be buried for this project as per 155.5509.
Ref. # 54, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:26 PM, Cycle 1, Unresolved
Comment: 2. As per 155.3501.H.6.c.vi.g. Overhead utilities are not permitted. Existing overhead utilities shall be relocated underground.
Ref. # 55, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:26 PM, Cycle 1, Unresolved
Comment: 3. Label all trees and palms by number on the survey to match the tree disposition sheet.
Ref. # 56, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:27 PM, Cycle 1, Unresolved
Comment: 4. Provide appraisal values per 14-1057 for palms on sheet L-2.1 and add to disposition table totals for palms removed and palms to be protected. In addition, it appears Areca palms are onsite proposed to be removed but not reflected on the tree disposition plan.
Ref. # 57, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:27 PM, Cycle 1, Unresolved
Comment: 5. Indicate how specimen tree value of $8400 will be mitigated (example Zoning Canopy Trust Fund).
Ref. # 58, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:27 PM, Cycle 1, Unresolved
Comment: 6. Tree protection shall be provided for Areca palms along the south perimeter of the proposed project. These are to be shown on the disposition plan and labeled to be protected per COPB tree protection detail throughout construction even if they are offsite.
Ref. # 59, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:27 PM, Cycle 1, Unresolved
Comment: 7. Label by number palms proposed to remain on the landscape plan to match the tree disposition plan.
Ref. # 60, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:27 PM, Cycle 1, Unresolved
Comment: 8. Clearly define the building footprint as proposed on the landscape and site plans.
Ref. # 61, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:27 PM, Cycle 1, Unresolved
Comment: 9. Clearly define the property lines on all sides on the landscape and site plans.
Ref. # 62, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:27 PM, Cycle 1, Unresolved
Comment: 10. Remove landscaping shown on all plans except the landscape plan; example photometric plan.
Ref. # 63, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:28 PM, Cycle 1, Unresolved
Comment: 11. Clearly show overhead and underground utilities on both site and landscape plans.
Ref. # 64, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:28 PM, Cycle 1, Unresolved
Comment: 12. Correct note on irrigation plan IR-1 to reflect all new and relocated trees and palms to receive bubblers.
Ref. # 65, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:28 PM, Cycle 1, Unresolved
Comment: 13. Correct A001.1 Title Sheet Irrigation Notes and Details sheet name from L-2 to IR-2.
Ref. # 66, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:28 PM, Cycle 1, Unresolved
Comment: 14. Clarify stabilized turf for egress on east side pervious area. Provide a cross-section detail for staff review.
Ref. # 67, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:28 PM, Cycle 1, Unresolved
Comment: 15. As per 155.3501.J.3.a. Suspended pavement systems must be specified for trees in landscape areas directly abutting paved areas. Change proposed structural soil area to suspended pavement cells such as Silva Cell systems. In addition, provide a suspended pavement plan with cell layout, cross section details, and soil volume calculations per tree to be in line with industry standards.
Ref. # 68, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:28 PM, Cycle 1, Unresolved
Comment: 16. As per 155.3501.J.3.d. Native trees shall be preserved where feasible. Building setback should be adjusted to preserve tree canopy. A native tree as a focal point in a courtyard or expanded sidewalk area is encouraged.
Ref. # 69, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:28 PM, Cycle 1, Unresolved
Comment: 17. As per 155.3501.K.5.d correct street tree size to be at the time of planting, the shade tree shall be a minimum of 24 feet in height with 8 feet clear trunk.
Ref. # 70, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:29 PM, Cycle 1, Unresolved
Comment: 18. Sheet L-3 Structural Soil Detail - correct detail by removing proposed compacted sub-grade below landscape area.
Ref. # 71, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:29 PM, Cycle 1, Unresolved
Comment: 19. Correct all details and notes in landscape plans to state 70/30 soil mix.
Ref. # 72, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:29 PM, Cycle 1, Unresolved
Comment: 20. Pervious area calculations shown on landscape plan state 817 sqft or 13.6%, on the site plan show 1096 sqft or 18.2%. Correct all plans to provide matching accurate calculations for site pervious and impervious calculations.
Ref. # 73, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:29 PM, Cycle 1, Unresolved
Comment: 21. Correct landscape data table on sheet L-1 to show a minimum required 3 site trees based on overall sqft.
Ref. # 74, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:29 PM, Cycle 1, Unresolved
Comment: 22. Clearly define mitigation vs. required site trees on the plan and plant list on sheet L-1.
Ref. # 75, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:29 PM, Cycle 1, Unresolved
Comment: 23. Add Sabal palms to plant list shown as existing to remain as with the relocated Crape Myrtle on sheet L-1.
Ref. # 76, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:30 PM, Cycle 1, Unresolved
Comment: 24. Provide evidence of Florida Grade #1 Tabebuia bahamensis at 16’ tall, 8’ spread with 3.5” caliper.
Ref. # 77, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:30 PM, Cycle 1, Unresolved
Comment: 25. Provide evidence of Florida Grade #1 Conocarpus erectus ‘serecius’ standard at 14’ tall, 6’ spread with 2.5” caliper.
Ref. # 78, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:30 PM, Cycle 1, Unresolved
Comment: 26. Proposed Gumbo Limbo is below overhead powerlines. Show evidence that the powerlines will be buried for this project or propose appropriate understory species.
Ref. # 79, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:30 PM, Cycle 1, Unresolved
Comment: 27. Replace outdated tree protection barrier detail with the update COPB detail on sheet L-1.
Ref. # 80, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:31 PM, Cycle 1, Unresolved
Comment: 28. Proposed trees along north side of property shall be planted a minimum of 5’ from the property line adjust on sheet L-1.
Ref. # 81, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:31 PM, Cycle 1, Unresolved
Comment: 29. As per 155.5203.B.2.g.ii. a minimum area for planting a tree shall be 120 square feet, with a minimum dimension of eight feet.
Ref. # 82, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:31 PM, Cycle 1, Unresolved
Comment: 30. As per 155.5102.C.9; provide continuous curbing around all VUA area to prohibit vehicular encroachment into required landscaping.
Ref. # 83, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:31 PM, Cycle 1, Unresolved
Comment: 31. 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 slabs as it relates to these areas.
Ref. # 84, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:31 PM, Cycle 1, Unresolved
Comment: 32.Provide a note stating: If trees are to be containerized specify that the root ball will be shaved at the periphery to remove all circling roots.
Ref. # 85, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:32 PM, Cycle 1, Unresolved
Comment: 33. Provide Root Barrier specifications on the plan. Staff strongly recommends a hard physical root barrier, such as Deep Root hard plastic at least 24” in depth in all area bordering hardscapes or utilities.
Ref. # 86, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:32 PM, Cycle 1, Unresolved
Comment: 34. Provide a Pervious plan with proposed sqft for each proposed pervious area.
Ref. # 87, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:32 PM, Cycle 1, Unresolved
Comment: 35. Provide a detailed comments response at the time of re-submittal.
Ref. # 88, LANDSCAPE REVIEW, Mark Brumet, 8/19/26 2:32 PM, Cycle 1, Unresolved
Comment: 36. Additional comments may be rendered upon re-submittal.
PLANNING
Ref. # 14, PLANNING, Max Wemyss, 8/6/26 1:35 PM, Cycle 1, Info Only
Comment: Land use for this parcel is ETOC. An application requesting to construct 7 1-bedroom multifamily residential units (Apartments). Site area is 6,012 square feet (0.14 acres). Zoning Permits Minimum 36 units per acre / Maximum 90 units per acre OR Minimum 4 units / Maximum 12 units. The proposal is entitled.
Ref. # 15, PLANNING, Max Wemyss, 8/6/26 1:37 PM, Cycle 1, Condition
Comment: Prior to building permit approval, a School Capacity Availability Determination (SCAD) letter from the Broward County School Board must be provided to confirm that student capacity is available.
Ref. # 16, PLANNING, Max Wemyss, 8/6/26 1:37 PM, Cycle 1, Info Only
Comment: The city has sufficient water and wastewater treatment capacity to accommodate the proposal.
Ref. # 17, PLANNING, Max Wemyss, 8/6/26 1:39 PM, Cycle 1, Condition
Comment:
The city has adopted a policy requiring the use of the County's mixed-income housing density bonus policies 2.16.3 for a residential project in the ETOC with seven or more units. Affordable housing is to be provided in accordance with the ETOC land use regulations at a minimum of 15% (1 unit). No buyout is allowed if using County Policy 2.16.3.
At the time of Building Permit approval, a recorded declaration will be required specifying the terms of affordability for at least 1 unit. A template can be provided upon request.
Ref. # 18, PLANNING, Max Wemyss, 8/6/26 1:39 PM, Cycle 1, Info Only
Comment: According to the Survey, 30 feet to the Center Line of the road is provided, for an ultimate Right-Of-Way of 60 feet, which is sufficient for SE 23rd Ave. Therefore, no additional dedication is required.
UTILITIES
Ref. # 21, UTILITIES, Nathaniel Watson, 8/7/26 1:32 PM, Cycle 1, Info Only
Comment: 1. Additional comments may be forthcoming contingent upon future submittals to the PAM and/or DRC review process.
Ref. # 22, UTILITIES, Nathaniel Watson, 8/7/26 1:32 PM, Cycle 1, Condition
Comment: 2. Please procure an approved Broward County EPD Surface Water Management permit or exemption for the proposed site and off-site work. Required during the official Bldg. E-plan submittal.
Ref. # 23, UTILITIES, Nathaniel Watson, 8/7/26 1:33 PM, Cycle 1, Unresolved
Comment: 3. Please note on 010 L-1.1 Landscape Plan that, as per City Ordinance(s) 50.02(A) (4) and 100.35(G), street trees shall not be placed on top of or within 5 feet of either side of any City-owned utility infrastructure. Also, please note that no trees, shrubbery, or obstruction shall be placed within a 3-foot radius of a City-owned sewer lateral cleanout or water &/or reuse meter.
Ref. # 24, UTILITIES, Nathaniel Watson, 8/7/26 1:33 PM, Cycle 1, Unresolved
Comment: 4. Civil plan 029 WS-2.1 Water & Sewer and 017 PGD-3.1 Traffic Marking & Signage Plans proposes two public fire hydrants. An existing fire hydrant is located less than 200 feet to the north of the subject property. Remove these hydrants. Provided the lot requires a hydrant, show the hydrant as private by placing a 6-inch meter, followed by a DDCV backflow, before the hydrant. Please correct.
Ref. # 25, UTILITIES, Nathaniel Watson, 8/7/26 1:33 PM, Cycle 1, Unresolved
Comment: 5. Civil plan 029 WS-2.1 Water & Sewer Plan proposes to offset an existing reuse connection south of its current location. Service connections are to be perpendicular to the main connection. Either terminate the service at its original location and propose a new tap at the desired connection, or use the existing connection as is. Please correct.
Ref. # 26, UTILITIES, Nathaniel Watson, 8/7/26 1:33 PM, Cycle 1, Unresolved
Comment: 6. The uploaded civil plans do not include PGD-3 Paving, Grading & Drainage Plan as noted on 015 PGD-1.1 Paving, Grading, & Drainage Title Sheet. Please correct.
Ref. # 27, UTILITIES, Nathaniel Watson, 8/7/26 1:34 PM, Cycle 1, Unresolved
Comment: 7. Please note that the proposed off-site drainage infrastructure is private and shall be owned and maintained by the adjacent property on PGD-3 Paving, Grading & Drainage Plan. Please correct.
Reviewer Response: Nathaniel Watson - 8/7/26 1:35 PM
ZONING
Ref. # 31, ZONING, Pamela Stanton, 8/17/26 10:58 AM, Cycle 1, Unresolved
Comment: Provide written responses to all comments.
Ref. # 32, ZONING, Pamela Stanton, 8/17/26 10:58 AM, Cycle 1, Unresolved
Comment: On the Site Plan, label all property lines and the right-of-way line.
Ref. # 33, ZONING, Pamela Stanton, 8/17/26 10:59 AM, Cycle 1, Unresolved
Comment: Provide color elevations of all facades, identifying the proposed colors and materials (by manufacturer and name/number), as required by the Development Application Checklist.
Ref. # 34, ZONING, Pamela Stanton, 8/17/26 10:59 AM, Cycle 1, Unresolved
Comment: The Demolition Plan shows overhead utilities “to be removed and buried along the property line within the existing easement.” No easement is shown on the survey. Verify that an easement exists for the utilities.
Ref. # 35, ZONING, Pamela Stanton, 8/17/26 10:59 AM, Cycle 1, Unresolved
Comment: A Reciprocal Easement Agreement was submitted. The easement appears to run through the middle of the property. Clarify the purpose and status of the easement, as it does not appear to have been recorded.
Ref. # 36, ZONING, Pamela Stanton, 8/17/26 10:59 AM, Cycle 1, Unresolved
Comment: On the Site Plan, a label indicates a stop sign, but the sign is not shown. Show the proposed location of the stop sign
Ref. # 37, ZONING, Pamela Stanton, 8/17/26 10:59 AM, Cycle 1, Unresolved
Comment: Ten percent of the site must be reserved as common private open space, pursuant to the Building Typology and Placement Regulating Diagrams Open Space Standards. Show the location and limits of the required common private open space.
Ref. # 38, ZONING, Pamela Stanton, 8/17/26 10:59 AM, Cycle 1, Unresolved
Comment: Show the extent of the proposed suspended pavement system on the Paving, Grading, and Drainage plan.
Ref. # 39, ZONING, Pamela Stanton, 8/17/26 11:00 AM, Cycle 1, Unresolved
Comment: The following will be a condition of a Development Order: Section 155.5509: 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.
Ref. # 40, ZONING, Pamela Stanton, 8/17/26 11:00 AM, Cycle 1, Unresolved
Comment: The following will be a condition of the Development Order: Building footers and/or foundation cannot diminish or reduce the landscape area to below 10% plantable area of the overall site area.
Ref. # 41, ZONING, Pamela Stanton, 8/17/26 11:00 AM, Cycle 1, Unresolved
Comment: The following will be a condition of a Development Order: Pursuant to Section 155.3709.K, each residential development is required to set aside a minimum of 15% of their proposed units as affordable housing or contribute in-lieu-of fees of at least $10,000 per unit in accordance with Chapter 154. Recently, the City adopted a policy to require the use of the County’s mixed income housing density bonus policies 2.16.3 or 2.16.4 for any project in the ETOC with 7 or more units. NOTE: Reducing the number of dwelling units from 7 to 6 will eliminate the need to satisfy the affordable housing requirement.
Ref. # 51, ZONING, Pamela Stanton, 8/19/26 10:48 AM, Cycle 1, Unresolved
Comment: Verify the pervious area. NOTE: Areas under the building are impervious, not impervious.
Ref. # 52, ZONING, Pamela Stanton, 8/19/26 10:48 AM, Cycle 1, Unresolved
Comment: Provide a pervious area diagram.