boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: DECEMBER 17, 2025
title
580 BRINY
projectinfo
Request: Major Site Plan and Building Design
P&Z# 24-12000003
Owner: Claridge Homes Beachboys LP
Project Location: 580 Briny AV
Folio Number: 494306060260
Land Use Designation: MH- Medium-High 16-25 DU/AC
Zoning District: RM-20 (Multiple-Family Residence 20), AOD (Atlantic Overlay District)
Commission District: 1 (Audrey Fesik)
Agent: Andrew Schein
Project Planner: Diego Guevara (954-786-4310 / diego.guevara@copbfl.com)
otherinfo
Summary:
The applicant is requesting approval of a Major Site Plan for the construction of a new ten-story Mixed-Use building. The property is located at the northeast corner of Briny Avenue and SE 6th Street. It comprises 17 apartment units, a commercial area (665 sf.), 43 parking spaces (furnished with mechanical lifts, 1 ADA, and resident amenities.
The property zone designation is Multiple Family Residential 20 (RM-20); it is also within the Atlantic Overlay District (AOD), which modifies some of the requirements and development standards of the residential zone designation.
Staff Review and Conditions:
PLANNING
Max Wemyss | Max.Wemyss@copbfl.com <mailto:Max.Wemyss@copbfl.com>
Status: Authorized with Conditions
ZONING
Diego Guevara | diego.guevara@copbfl.com <mailto:diego.guevara@copbfl.com>
Status: Authorized with Conditions
1. Review the drawings in the submittal package. All plans shall be updated and in accord with the most recent modifications to the project. The 9th floor plan provided is an example of this issue. It does not match the rest of the floor plans. Please revise as needed.
2. The height clearance of the extended canopy has been revised to 14’-10”. However, it will be subject to the review and approval from the Environmental Services Department because the multiple maneuvering required for the proper pick-up service.
URBAN FORESTRY
Wade Collum | wade.collum@copbfl.com <mailto:wade.collum@copbfl.com>
Status: Pending Resubmit
1. The updated VUA exhibit does not accurately depict the required VUA. See requirements below.
2. Show how requirements from 155.5203.D.5 VUA Landscaping are being met. Provide a minimum of 24’ of landscape areas between a vehicular use area and an abutting building. Provide what is required vs. what is going to be proposed as to a superior landscape design.
3. 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.
4. Show how requirements as per 155.5203.E., Building Base Plantings are being met.
5. Remove walkway from required street tree location at NW corner and shift required street tree to be away from property line.
6. Change proposed Pigeon Plum at SW corner to a large canopy species such as SeaGrape.
7. No exterior lighting fixtures shall be located in any landscaped planting areas required in and around vehicular uses areas in accordance with Section 155.5401.C, Vehicular Use Area Landscaping (e.g., perimeter landscaping strips, landscaped islands in parking bays, landscaped areas between parking bays, and landscaping between vehicular use areas and buildings).
8. Provide CT and OA for all palms.
9. Provide a note on sheet that a Notarized Certificate of Variety for the Medjool species for this site, this will be required at time of inspection.
10. Clarify proposed 18-22’ tall AM proposed under 15’ tall canopy on west side of building.
11. Provide evidence of availability for 16’ tall CS2.
12. Change proposed CE to Seagrape trees on south perimeter due to severe exposure to salt and wind, and add back the 4th tree as previously shown.
13. Remove bike rack from required south perimeter landscape buffer.
14. Change proposed 5 CE north side to Seagrape trees due to severe exposure to salt and wind.
15. Provide a detailed narrative of all proposed changes.
16. Provide a detailed comment response sheet as to specifically how comments have been addressed at time of permitting
17. Additional comments may be rendered a time of resubmittal.
Previous comments dated 9/15/25
1. Provide a detailed comments response to the comments dated 9/30/24 and new comments dated 9/15/25.
2. Amended Narrative provided is not accurate as to proposed changes. Note #8 states no civil or landscape changes when changes are proposed to landscaping based on the Site, Photometric, VUA Exhibit plans to name a few. No updated landscape plan was provided. Please note that all plans shall match.
3. Staff is not supportive of the change/reduction to the required VUA landscape areas facing Briny Ave. The reduced VUA proposed is not acceptable as site was previously not meeting the minimum required and are seeking to reduce more. Revert plans to previously proposed and approved.
4. Additional comments may be rendered a time of resubmittal.
FIRE DEPARTMENT
Jim Galloway | jim.galloway@copbfl.com <mailto:jim.galloway@copbfl.com>
Status: Authorized with Conditions
ENGINEERING DEPARTMENT
David McGirr | david.mcgirr@copbfl.com <mailto:david.mcgirr@copbfl.com>
Status: Authorized with Conditions
UTILITIES
Nathaniel Watson | nathaniel.watson@copbfl.com <mailto:nathaniel.watson@copbfl.com>
Status: Authorized with Conditions
BSO
Anthony Russo | anthony.russo@copbfl.com <mailto:anthony.russo@copbfl.com>
Status: Authorized with Conditions
BUILDING DIVISION:
Todd Stricker | todd.stricker@copbfl.com <mailto:todd.stricker@copbfl.com>
Status: Authorized with Conditions