Business
boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: MARCH 18, 2026
title
POMPANO BEACH MARINE CENTER
projectinfo
Request: Major Site Plan
P&Z# 24-12000020
Owner: Four Js Invest Group LLC & Pompano Bch Marine Center INC
Project Location: 701 South Federal Hwy
Folio Number: 494306020080
Land Use Designation: C (Commercial)
Zoning District: M-1 (Marine Business)
Commission District: 3 (Alison Fournier)
Agent: Matthew Sharpe
Project Planner: Diego Guevara (954-786-4310 / diego.guevara@copbfl.com)
otherinfo
Summary:
The applicant is requesting a Major Site Plan approval for the construction of a Marine Business project consisting of a two-story building with offices, showroom, repair facilities, 25 parking spaces, and landscaping, on 74,656 sf. (1.71 acres approximately) lot.
Staff Conditions:
PLANNING
Max Wemyss | max.wemyss@copbfl.com <mailto:max.wemyss@copbfl.com>
Status:
1. Provide a copy of the Plat, obtain a new Plat, or provide a Plat Note Determination Letter (stating exemption for this Site Plan) obtained by the Broward County Planning Council.
2. Should Platting be required, obtain approval from FDOT for curb cuts, provide non-vehicular access lines. Reduce curb cuts or provide a one-way pair.
3. Property is Zoned M-1 and Land Use is Commercial. Both of which permit marina related activity.
4. No additional dedications are required for Federal hwy.
5. The City has sufficient water/wastewater treatment capacity to support the proposal (existing/improvement).
ZONING
Diego Guevara | diego.guevara@copbfl.com <mailto:diego.guevara@copbfl.com>
Status: Pending Resubmit
Provide a written response to all comments.
1. The Circulation Plan illustrating the movement of different vehicles within the property shall illustrate all the required movements to perform the garbage pick-up, boat deliveries, emergency vehicles, including fire truck, operations, etc.
2. Provide a clear designated location for the staging area required for the garbage pick-up operation.
3. All parking and loading areas shall comply with the standards of Sec. 155.5203.D Vehicular Use Area Landscaping. Provide the VUA area calculation. The VUA square footage calculated must be revised. 10,464 Sf. calculated does not include the VUA at the back area, which is also part of the total VUA due to the proposed use of the property.
4. Sec. 155.5602.7.a. Fenestration/Transparency. At least 30% of the street facing façade area of the ground-level floor of buildings shall be occupied by windows or doorways. Provide a drawing and calculation demonstrating compliance with this provision of the Code. Provide the square footage calculation demonstrating compliance with this provision of the Code.
5. Sec. 155.5203.D.4 Interior Landscaping Standards requires at least 15% of the total area of vehicular use area shall be provide and maintained within the interior of a vehicular use area. Illustrate where the additional 15% of landscaping area required by this provision of the Code is located, and provide the calculation needed to demonstrate compliance.
The VUA square footage calculated for the property is approximately 17,342 Sf. The cited Code provision requires the furnishing of additional 15% of VUA landscaping area.
Revise as per VUA comment issued above.
Provide the additional landscaping square footage adjacent to the proposed VUA areas as required. Show the subject additional landscape with a different color or hatch. The landscaping plan where the VUA was illustrated, is too busy and the additional landscaping area is not shown clearly.
6. The Site Plan drawing (002 AS-101 Site Plan) has two free-hand red markings that must be removed.
7. A variance approval for the removal of the curbing at the parking area must be obtain.
8. The active access to the building shall not be count as parking spaces.
9. A landscaping island must be provided at the south end of the parking area (EV charger).
10. Provide a drawing showing the VUA area, and the required VUA landscaping and provide the updated calculation of the square footage required. Show also, in other color or hatch, the required VUA foundation landscaping.
11. The proposed building rear frontage is located along the waterway. Therefore it is an important elevation not only because it is very visible from the residential properties across the waterway, it is similar to a through lot. Revise the proposed west elevation to make it more appealing and reduce the industrial look. Consider a different finishing material for the southern section of the building,
12. Provide a Type B buffer all around the property as required by the Code due to the Use of the property (Sec. 155.4215 Commercial Boat and Marine Uses).
Provide the maximum extent practicable the specified Type B perimeter buffer along all property lines, regardless of the zoning district of the abutting property.
13. The proposed parking is below the minimum parking required. A variance approval for the provision of a reduced number of parking spaces is required. Revise the square footage of the combined uses and update the parking calculation as need to confirm the parking requirement for the project.
Additional comments may be rendered after resubmittal.
URBAN FORESTRY
Wade Collum | wade.collum@copbfl.com <mailto:wade.collum@copbfl.com>
Status: Pending Resubmit
1. L-211 not provided as indicated on note #5 on sheet L-210. Provide sheet or remove note.
2. Provide evidence and note on plans and in narrative that all overhead utilities will be buried for this project as per 155.5509.
3. 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. Label as Tree Survey and number trees to match tree disposition and tree assessment.
4. Tree Assessment and Appraisal table is incomplete. Provide values for all palms, identify offsite trees/palms as offsite, add canopy tree located on east side right of way swale to the tree list.
5. Provide Minimum Development Site Landscaping in accordance with the referenced code sections. In addition, clarify where this is being met and provide this information in a data table format on the landscape plan; correct data table and apply corrections to the plan.
6. Provide Street Trees at 1:40’ as per 155.5203.G.2.c. Trees to be evenly spaced throughout the swale areas.
7. Provide VUA requirements as per 155.5203.D on east and west sides of the building.
8. As per 155.5203.provide understory trees spaced a maximum average of 20 feet on center may be substituted for canopy trees in areas beneath overhead utility lines.
9. Show how requirements from 155.5203.D.5 VUA Landscaping are being met. Provide a minimum of 9.65’ and up to 19.3’ 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.
10. 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: *front and back.
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.
11. Light pole locations cannot be within 15’ of required tree locations. Clearly label all light fixtures on plans with radii; where conflicts exist, move the light fixtures. Coordinate light pole locations on photometric plan to match landscape plan.
12. 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).
13. Provide interior landscape requirements equal to 15% of the total vehicular use area, this shall be provided and maintained within the interior of a vehicular use area as per 155.5203.D.4., provide this information in a data table format on the landscape plans.
14. As per 155.5203.D.4., a landscaped island shall be provided at each end of every row of parking spaces and per every 10 spaces. Landscape parking islands are to be a minimum 8’ wide and contain trees, sod and irrigation, front and back, palms do not qualify.
15. 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.
16. Show on the plans and provide a dumpster detail including hedges in accordance with 155.5301.C.
17. Please provide a staggered grouping of palms at the street facing corners to soften the building and create sense of scale as it pertains to the public realm.
18. Provide a note on the plans specifying that all shrubs abutting City Rights of way are maintained at a height no greater than 24”. It is staff’s recommendation that all VUA perimeter trees be 14’ OA to create a CPTED clear line of sight from the roadway.
19. Provide a note stating; All trees designated as single trunk shall have a single, relatively straight, dominant leader, proper structural branching and even branch distribution. Trees with bark inclusion, tipped branches, and co-dominant trunks will not be accepted. Trees with girdling, intact leader circling and/or plunging roots will be rejected.
20. Provide a note on plan that a Pre-Construction meeting with Urban Forestry is required before any work is performed onsite. where there is tree protection and/or plant material is installed on site.
21. As per 155.5203.B.2.b; Provide a note that all road rock, concrete, asphalt and other non natural material be removed from all planting areas prior to landscape installation and be replaced with planting soil prior to landscape installation.
22. Provide soil specifications in percentage form, i.e. 70/30.
23. All tree work will require permitting by a registered Broward County Tree Trimmer.
24. Please provide a detailed comment response sheet as to specifically how comments have been addressed at time of resubmittal.
25. Additional comments may be rendered a time of resubmittal.
FIRE DEPARTMENT
Jim Galloway | jim.galloway@copbfl.com <mailto:jim.galloway@copbfl.com>
Status: Pending Resubmit
( ) 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 2018ed chapter 18). This information must be provided at DRC to evaluate current water supply conditions.
( ) Please include on all landscaping pages: Visibility and unobstructed working space must be maintained from fire apparatus access routes to fire protection and life safety appliances/equipment. The only landscaping should be grass or mulch no plants or shrubs. These include but not limited to: Fire hydrants, fire department connections (FDC), post indicating valves (PIV), fire sprinkler risers, fire alarm control panels and electrical room locations require a minimum 36-inch clearance path to and on all sides. Fire hydrants require 36-inch clear space each side and rear with a 60-inch wide clear access from the fire apparatus access to fire hydrant. (NFPA 1-2021 Ch. 18 Sec. 18.5.7)
Provide on site plan/landscaping plans location of fire hydrants, FDC, Fire hose stations for boat dock areas along water, and fire dept access from right of way to the rear of building.
( ) Fire department access roads shall be provided such that any portion of the facility or any portion of an exterior wall of the first story of the building is located not more than 150ft from fire department access roads as measured by an approved route around the exterior of the building or facility. If the building is protected with an approved automatic fire sprinkler system permitted to be increased to 450 ft. (NFPA 1 20121ed chapter 18 sections 18.2.3.2.2 and 18.2.2.2.1)
ENGINEERING DEPARTMENT
David McGirr | david.mcgirr@copbfl.com <mailto: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.
2. Submit/upload the (FDEP) Florida Department of Environmental Protection NPDES General Permit for the proposed stormwater discharge from the proposed site construction activities.
3. Submit/upload a copy of the (FDOT) Florida Department of Transportation driveway drainage connection permit or exemption for the proposed driveway, roadway curb gutter, and sidewalk to be constructed within the road right-of-way of S. Fed. Hy
4. Submit/upload a copy of the (FDOT) Florida Department of Transportation utility construction permit or exemption for the proposed off-site potable water, reclaimed water, and sewer main or lines to be constructed within the road right-of-way of S. Fed. Hy.
5. Submit/upload a copy of the (FDOT) Florida Department of Transportation utility construction permit or exemption for the proposed off-site potable water, reclaimed water, and sewer main or lines to be constructed within the road right-of-way of S. Fed. Hy.
6. Place note on landscape plans as per City Ordinance(s) §50.02(A) (3) and §100.35(G), that landscaping materials other than sod are not allowed within (5') five feet of any portion of City-owned utilities within the public street right-of-way including meters, hydrants, service lines, etc. Also, please note that no trees, shrubbery, or obstruction shall be placed within a 3’ radius of a City-owned sewer lateral cleanout or water &/or reuse meter. Show the location of all existing city-owned and maintained potable water mains and services, sanitary sewer mains or laterals, and storm drainage lines on the proposed landscape plans. Contact Tracy Wynn, GIS Coordinator Engineering Div., for Utility information. 954-545-7007 tracy.wynn@copbfl.com Engineering Standard street tree detail 316-1 and 315-1.
7. Submit/upload the 2025 City Engineering standard details for the proposed off-site water, sewer connections, road restoration, paving, curbing, and sidewalks. These detailed drawings may be obtained from the City's website in pdf format. <https://www.pompanobeachfl.gov/government/engineering/standard-details>.
8. On plan sheet 004, C-4 needs to show a fire-only meter before the DDCV per city Eng. detail.
9. On plan sheet 004, C-4 needs to show a 6” sewer cleanout at the property line per city Eng. detail.
Please note on the civil plan sheet (Note the plan sheet number) 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).
10. PLEASE PROVIDE A NARRATIVE RESPONSE TO THESE REVIEW COMMENTS (IF APPLICABLE) TO DEMONSTRATE UNDERSTANDING AND INTENT TO ADDRESS THEM, 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 project. ****
UTILITIES
Nathaniel Watson | nathaniel.watson@copbfl.com <mailto:nathaniel.watson@copbfl.com>
Status: Pending Resubmit
1. Additional comments may be forthcoming contingent upon future submittals to the PAM and/or DRC review process.
2. Please procure an approved Broward County EPD Surface Water Management permit or exemption for the proposed site and off-site work. Required during official Bldg. E-plan submittal.
3. Please note that any proposed metered service 3 or larger is not a stock item. These meters are subject to an order lead time of 6 to 8 months. Please order these items promptly to ensure the services are available for installation.
4. Civil plan 015 C-2 Water & Sewer a sewer lateral. Please show a city-accessible sewer cleanout box at grade, just behind the recorded property line. Please correct.
5. Please indicate on 015 C-2 Water & Sewer that any existing water or sewer service connections are available to the lot that will not be utilized must be retired at the main ass per City specification.
6. 015 C-2 Water & Sewer proposes a fire service without a required dedicated fire meter as per City Ordinance § 50.02 WATER DISTRIBUTION; GENERAL. (B)(7) All new dedicated fire line connections to private property shall be provided with an approved type fire line meter that has been tested in accordance with AWWA standards. The meter shall be capable of accurately recording flow. The customer shall pay all costs involved in the installation of the fire line and meter. The meter shall be installed by the city. Please correct.
7. Please indicate on 015 C-2 Water & Sewer the estimated total water consumption in (GPD) gallons per day for the subject site.
8. Please indicate on Civil plan 015 C-2 Water & Sewer the estimated total wastewater discharge in (GPD) gallons per day for the subject site.
9. Please note on 017 L-210 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 5’of either side of any City-owned utility infrastructure. Also, please note that no trees, shrubbery, or obstruction shall be placed within a 3’ radius of a City-owned sewer lateral cleanout or water &/or reuse meter.
10. Please attach the following City Engineering details as they apply: 102-1 Valve Box Settings, 103-1 Gate or Valve Plug Settings, 106-1 Backflow Preventer, 106-3 Fire Meter and Backflow Device, 106-4 Meter Install Dimensions List, 107-2 Typical 2" Water Service, 115-1 Underground Valve Identification Marker, 201-1 Gravity Sewer Laterals, 201-2 WYE Gravity Sewer Saddle, 202-1 Adjustable Repair Coupling Notes, 210-3 Sewer Box and Cover Heavy Traffic, 315-1 Typical Screen For Utilities, 316-1 Required Tree Locations.
BSO
Anthony Russo | anthony_russo@sheriff.org <mailto:anthony_russo@sheriff.org>
Status: Pending Development Order
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
*** ATTENTION IMPORTANT ***
The services of an independent, and highly experienced, qualified and certified Security Crime Prevention/ CPTED Consultant are highly recommended to achieve and maintain objective credible security review integrity, and to expedite processing.
*** DISCLAIMER ***
This safety and security review does not guarantee a crime will never occur; it is an effort to mitigate opportunities for crime and to help avoid any present and future security deficiencies, conflicts, threats, breaches, or liabilities that might occur without any review.
*** ATTENTION IMPORTANT ***
AS PER CODE 155.2407.E.9., AT THE TIME OF PERMIT SUBMITTAL, THE CPTED SECURITY STRENGTHENING DRAWING PLAN AND SEPARATE CPTED SECURITY STRENGTHENING DRAWING PLAN NARRATIVE SHALL BOTH BE SUBMITTED AS PART OF THE REQUIREMENTS FOR PLANNING & ZONING REVIEW AND APPROVAL.
***ATTENTION IMPORTANT***
Participation in the BSO No Trespassing Program is required. If this site is already on the program, then additional signage may be necessary along with an updated affidavit signed by authorized personnel. Please contact the BSO Pompano Beach C.P.T.E.D Advisor regarding placement of the No Trespass Signs.
******The following items MUST be thoroughly addressed and incorporated into your CPTED Narrative and Drawing Plans*****
Attention: Include the following in CPTED Security Plan Document Headers:
"CONFIDENTIAL CPTED Security Survey Review Report
Authorized Use Only
All Information Contained in This Report Is Confidential Pursuant to:
State Statutes 119.071 (3); 119.15 (6b1); & 286.011"
1. Territorial Reinforcement & Access Control - Trespass, Wayfinding, Ground Rules & Other Signage
a. Submit a Broward Sheriff's Office No Trespass Program Affidavit simultaneously with the application.
***ATTENTION IMPORTANT***
Participation in the BSO No Trespassing Program is required. If this site is already on the program, then additional signage may be necessary along with an updated affidavit signed by authorized personnel. Please contact the BSO Pompano Beach C.P.T.E.D Advisor regarding placement of the No Trespass Signs.
Initials _____
b. Post sufficient Broward Sheriffs Office No Trespass signage so that it is readily available at all entrances & all sides of the property: North, South, East, & West.
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c. Post BSO Trespass signs prominently with bottom edge of sign at approximately a minimum of 6 to 7 feet in height from ground level for clear unobstructed viewing throughout property & from the site perimeter lines. Secure robustly using sturdy fasteners at all corners to help prevent vandalism.
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d. Property rule signage language must be clear & prominently posted in appropriate areas listing clear policies & regulations regarding authorized legitimate activities &/ or unauthorized prohibited activities on the property. This helps to prevent, deter &/ or reduce disturbances &/ or violations that would otherwise occur & lead to avoidable & unnecessary calls for police response.
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e. Way-Finding signage must be clear & prominently posted in appropriate areas indicating safe directional travel routes to warn & avoid users from getting confused & wandering into potentially unsafe & dangerous areas that might expose them to increased safety & security risks.
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f. Property boundaries must be clearly delineated with landscaping, fencing, or other low features to achieve CPTED Standard Territorial Enforcement goals.
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g. The property line perimeter threshold and other areas not intended for just any public use other that authorized or intended users should be defined by a change in floor materials.
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2.CPTED Landscaping Standards
2A: Natural Surveillance - Landscaping
a. Ensure to design out all landscaping & lighting conflicts to avoid existing or future obstructions to Natural or Electronic Surveillance which frequently occurs due to a lack of CPTED/ Security Strengthening planning & design experience in this specialized field.
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b. Ensure to design out existing or potential concealment & ambush points to deter/ prevent criminal activity. Again, planning & design experience in this area is vital.
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c. Maintain 2-to-2.5-foot maximum height for all hedges, bushes, low plants, & ground cover.
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d. Maintain an 8- feet clear tree trunk for canopy trees & tall plants without any obstructive limbs or foliage hanging down below 8' feet that would in the present or future obstruct Natural &/ or Electronic Surveillance.
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e. Note that young immature trees with 6 inch or less diameter trunks are excluded from this condition ONLY WHILE MATURING per code,
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2B: Territorial Reinforcement - Landscaping
a. Design in dense, low-profile &/ or harsh thorny-like non-obstructive (maximum height 2 to 2.5 feet) landscaping in ANY vulnerable areas such as under windows, around fencing or walls, remote property lines, etc., as a deterrent to loitering, trespassing & to deny ANY concealed staging & ambush opportunity for potential more serious criminal activity such as burglary, robbery, sexual crimes, etc. Do not place hedges or plants too close to fences or walls so that it obstructs Natural Surveillance & results in providing concealment/ ambush opportunities
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3.CPTED Lighting Standards
a. Must include a comprehensive detailed description in Narrative Plan of how CPTED lighting standards will be addressed at this specific site.
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b. Lighting must comply with the Illuminating Engineering Society of North America IESNA G-1-2016 Guide for Security Lighting for People, Property, (& Critical Infrastructure when applicable).
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c. All Structures: Install vandal proof/ resistant motion-sensor security alert lights over all exterior unit doors & overhangs (if any), including main, garage, storage doors, storage sheds (if any), etc. Security motion sensors are very effective in capturing an intrusion & creating the perception by the intruder of being discovered, therefore these should be utilized in strategically targeted areas after careful consideration, especially with regards to any building design feature area that has an overhang or obstructive feature that would attract loiterers, trespassers, thieves, burglars, robbers, etc., who may use these areas for concealment, sleeping, urinating, or ambush in the case of more serious crimes such as burglary, robbery, sexual battery, etc.
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d. Install motion sensor security alert lights over the garage doors that are strategically focused on vehicles parked in driveways as an effective burglary, auto-theft, & robbery crime prevention/ deterrent.
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e. Install motion sensor security alert lights over any garage egress side doors as a burglary crime prevention/ deterrent as these remote doors are not immediately visible to the roadway & out of sight of many of the neighboring residents & police patrols.
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f. Security lighting should usually be primarily concentrated at gateways, doorways & windows; it should not over-illuminate or create shadows. Initials _____
g. To enhance security, use carefully focused bright soft lights with shielded fixtures to eliminate glare & undesirable light pollution trespass.
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h. Adequate soft lighting is preferable to high intensity "spotlights" so as not to blind desirable users & make them prone to surprise hazards such as an ambush. With soft bright lighting the field of vision is greatly extended.
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i. Design out any potential landscaping & lighting conflicts to avoid existing or future obstructions to natural or mechanical lighting & surveillance.
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j. Ensure all lighting (& cameras) are strategically placed so they will not be obstructed by the growth of existing, or installation of future landscaping.
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k. Ensure lighting placement will enhance rather than conflict with camera placement. Avoid placing a light that would concentrate light directly into a camera lens thereby causing interference in operational efficiency.
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l. Install either pole &/ or ground pedestrian scale lighting near the front entrances, both inside & outside the gates along the access/ egress pathways. When the area is darker during sunrise & sunset when daylight hours are shorter, the concern is keeping pedestrians in this area safe with adequate lighting. As the tall canopy trees grow larger, they will diminish ambient & pole lighting due to the widely spreading branches & foliage. By using pedestrian scale lower or ground placed safety & security lighting, light trespass into the adjoining residences will also be avoided. Bollard lighting is a great option as it provides both pedestrian scale illumination & physical protection from vehicle intrusion accidents/ incidents.
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m. Security Lighting: Trash Rooms. Enclosed trash rooms (if any) must be equipped with either constant lighting &/or a secured motion sensor lighting system that will provide immediate illumination upon entry.
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4.Security Strengthening, Natural Surveillance & Access Control - Doors, Windows, Overhangs, Perimeter Fences & Walls, Etc.
Initials _____
a. For COMMERCIAL: All solid exterior doors must have either a see-through reinforced security window, or an audible & video intercom pager capable of monitoring the area outside the door. This includes service doors, garage, or bay doors (if any), etc. This feature provides an opportunity to monitor & surveil the exterior prior to exiting to avoid being ambushed upon exiting & becoming a victim of robbery or other crimes. This also provides an opportunity to visually identify & screen visitors in the event of an attempted criminal ruse entry such as by a fake Delivery Driver, UPS/ FEDEX, Utility Worker, etc. Criminal incidents of theft, burglaries & robberies can have very deadly consequences, so strategically planning & designing defenses ahead of time to prevent or deter these incidents is vital for safety & security.
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b. The placement of a window within a door must not facilitate the easy reach of the doors locking mechanisms (i.e., deadbolts, lockable doorknobs, slide locks, etc.)
Goal: To aid in preventing a criminal offender from gaining unlawful forced entry. Windows within entry doors should be impact resistant &/or have a security reinforced design.
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c. Door vision panels / windows (if any) that are directly adjacent to an entry door should be on the opposite side of that doors locking mechanisms (i.e., deadbolts, lockable doorknobs, slide locks, etc.)
Goal: To reduce the vulnerability of potential burglaries & to aid in preventing a criminal offender from gaining unlawful forced entry. Vision panels alongside entry doors should be impact resistant &/or have a security reinforced design.
Initials _____
d. Fences, walls, gates and / or any exterior ground level architectural abstract design features should not have easily accessible horizontal bars or features that could be used to facilitate climbing over and breaching any security fencing and/ or barriers. Use narrow spacing between vertical bars to prevent providing footholds. Note that hollow aluminum is weak and is easily bent/ pried to facilitate climbing through so steel is much preferred.
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e. Do not block the Natural Surveillance benefit of CPTED see-through fencing by placing high obstructive objects, landscaping hedges or groundcover placed closely on either side of it. Any landscaping in front of fencing should be low ground cover with a maximum height of 2 to 2.5 feet, preferably use harsh Territorial Reinforcement type landscaping to strengthen the fence perimeter Access Control barrier.
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f. Solid walls that are low to the ground & used as symbolic barriers should have a topside shape to prevent the potential for misuse, damages &/or vandalism inflicted by skateboarding, rollerblading, bicycling, etc. Examples of such shapes include, but are not limited to angled, curved, ridged, beveled &/or incorporated with cleats, intermittent spacing or other architectural design to dissuade such unauthorized activity.
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g. In additions to door security locks and pins, include a secondary anti-pry robust security system such as a bar lock device on any ground or, if any, second level sliding glass doors (if any).
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h. For COMMERCIAL: Install hard wired burglar security alarms & safes at any commercial property, including retail businesses & residential management offices, restaurants, etc., &/ or in commercial & industrial buildings wherever valuables of any kind are stored such as cash, jewelry, electronic equipment such as computers, monitors, & any other costly inventory, including potentially sensitive or personal or business identification documents, electronic files or financial information etc., dry goods, food supplies, etc., that are frequently targets of theft, frauds, burglaries & robberies. Alarms must be monitored & activated whenever businesses are closed, or all personnel are out of the building offices.
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i. For COMMERCIAL: Security/ Front Desk Receptionists/ Hosts: Install a fixed concealed silent panic duress alarm activator button at main entrance & provide an additional portable lanyard activator for redundancy in the event the fixed alarm is compromised due to the fixed alarm post being vacant, or for any serious incident such as an active killer or other serious emergency.
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6.Exterior &/ or Interior Dumpster Enclosure/ Internal Trash Room (if any): CPTED, Natural Surveillance & Security Strengthening
a. To deter loitering by trespassers, illegal dumping &/ or a concealment/ ambush point for criminals, which may in addition to non-employees also include employees who have often concealed company supplies, materials, equipment &/ or tools for later theft, dumpster enclosures that also have a pedestrian access entry passageway in addition to swing gates must include all the following on both the swing & pedestrian gates:
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b. A robust locking mechanism such as a throw bolt with a robust shielded padlock for example rather than only a vulnerable chain & non-shielded padlock.
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c. Bottom gate clearances must be 8 above the ground for viewing underneath to deter loitering & trespassing inside the enclosures, & to deter/ prevent the enclosure from being used as concealment/ ambush for a more serious crime such as a violent robbery, sexual assault/ battery, etc.
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d. If there is a pedestrian passageway into the dumpster enclosure it must have the lockable gate which remains closed & locked except when in active use by authorized persons. Ensure this passageway is ADA compliant.
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e. Dumpster area must have a vandal resistant/ proof motion-sensor security light to illuminate the area when in use between sunset & sunrise.
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f. Dumpster areas must be secured with Access Control & video surveillance.
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g. Security Lighting: Trash Rooms. Enclosed trash rooms (if any) must be equipped with either constant lighting &/or a secured motion sensor lighting system that will provide immediate illumination upon entry.
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7. Key Security: Access Control & Security Strengthening (For businesses with numerous keys on site such as commercial sites including hotels & motels, management offices, warehouses with numerous vehicles, trucks, locked storage closets, areas, lockers, etc., valuable assets on site including equipment, tools, supplies, food, etc., property management offices, realtors, car dealerships, boat dealerships, marinas, logistics centers, restaurants, valets, etc.)
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a. Describe access key control security system - general description only, avoid listing specific location of key storage safe.
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b. Key security office/ room/ key storage closet door must have an alarm & robust mechanical locking system.
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c. A surveillance camera must monitor the office & key storage area. Do not place the camera in the ceiling where it will only capture the tops of a potential criminal subject’s head.
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d. (If any) Management office door must have a reinforced security window, or at the minimum, a security viewer (peephole), wide angle scope viewer.
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8. Security Strengthening/ CPTED in Parking Lots &/ or Garages, & Adjacent Access Egress & Perimeters:
a. Parking garages & lots have one of the highest crime rates therefore the following facts must be thoroughly acknowledged & addressed so that business owners/ operators are fully aware of the security risks & train operators & staff regarding best safety & security practices.
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b. Vehicles have been burglarized in garages & parking lots leading to significant property loss, including weapons, & the theft of personal identification which has resulted in identity theft fraud; therefore, no security surveillance camera coverage gaps can exist (see Electronic Surveillance Section).
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c. Violent Robbery incidents, primarily in garages & parking lots, have resulted in serious personal injuries & death to customers & employees, therefore no security surveillance camera coverage gaps can exist.
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d. Ensure comprehensive parking lot area surveillance camera coverage/ capture. Show overlapping sight cones.
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e. Commercial: Parking spaces should be clearly & individually marked & assigned for owners, employees, or authorized guests/ users use only. (In the case of a retail, restaurant or like business this is optional, but recommended to avoid conflicts arising from unauthorized parking, & also helps authorized persons more easily and quickly recognize a vehicle that is parked out of place that may be suspicious.)
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f. Commercial: Post signage in parking areas prohibiting vehicles other than owner's/ authorized guests to park & loiter in private parking lot.
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g. Commercial only: Post towing sign & enforce tow away policy consistently concerning illegally parked or abandoned vehicles.
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h. (If possible) Install sufficient sidewalk safety aisles in front of the parked cars to protect pedestrians from dangerously having to walk behind other parked cars that may be backing up, & from having to risk walking dangerously in conflict with the car travel lanes.
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i. Access gates to enclosed parking garage/ lots: Install an Anti-Tailgating Intrusion System to prevent unauthorized trespassers, criminals from tailgating into restricted parking areas as this is a common method criminal use to overcome security measures. Vehicles make it easy to quickly enter into a property, commit a crime & then quickly depart. They also make it easy to transport larger or larger amounts of stolen property that without a vehicle would not be as easy. These gateways must be under video surveillance.
Developments incorporating electronic vehicle access control gate must explain how the project will deter/ prevent tailgating (piggybacking) by unauthorized users attempting to gain access into the private/ restricted area without permission. One possible solution could be a secondary vehicle access control gate arm in conjunction with the access control gates having a proper time setting to only allow entry to one vehicle at a time.
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j. Per Broward County Fire Prevention Code, all new and existing automatic vehicle entry gates shall be equipped with the "Click 2 Enter (C2E) Universal Access System" thereby providing Fire Rescue & Law Enforcement the ability to immediately access the site.
k. (Only if applicable such as with a garage) In order to prevent unauthorized access trespassing, install a robust security roll down gates that can be operated in times of need to close and secure the garage, such as during a hurricane or other emergency including a serious or life-threatening criminal situation.
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l. Incorporate strategically placed traffic calming control devices including bollards (preferably lighted), convex mirrors (large), rumble strips, traffic calming raised tables, warning signage and pedestrian traffic crosswalk pavement markings at garage &/ or parking lot entrances and pedestrian routes as necessary to increase visibility around corners, exits, and any point requiring pedestrian safety measures.
Bollards can be heavy and secured to the ground, and still be attractive as in the case of large concrete planters. The bollards should be placed along street front pedestrian entrance and exit areas to prevent serious vehicle intrusion accident/ incidents.
Large convex mirrors can be installed to increase visibility around blind corners, ramps and any points of intersection between vehicle lanes of travel and pedestrian pathways.
These safety measures help to protect pedestrians including employees, guests, and the public at vehicle gateways, exits/ entrances, etc., wherever vehicle/ pedestrian conflicts can more readily occur because of designs creating blind corners, etc.
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m. Avoid designing pedestrian - vehicle conflicts such as where doorways, elevator exits, etc., open directly and proximately dangerously into the path of one another. Parking lot/ garage entrances and exits that connect to public and/ or private pedestrian sidewalks, pathways must have multiple traffic control indicators warnings strategically place to prominently warn exiting vehicles and pedestrians to use caution before entering the right-of-way. Examples of such warning indicators can be, but are not limited to: stop signs, stop bar pavement markings, illuminated stop signs, flashing red light, rumble strips slow speed signage,, other safety warning signage indicating to watch for vehicle, bicyclists and pedestrians, etc.
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n. Any parking garage structures that have openings (punch-outs/ windows) on the first and second levels must have robust screening to prevent trespass intrusion to deter/ prevent crimes such as thefts, auto-thefts, robberies, etc.
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9. Graffiti Maintenance CPTED
a. Commercial: exterior wall surfaces along any building perimeter outside a fenced in area must be treated with a graffiti resistant resin up to 8 feet from the ground level to prevent vandalism. Graffiti vandalism is chronic these days & therefore becomes very expensive to repeatedly address. It leads to unsightly blight conditions, & often also costly Code Enforcement violations, therefore incorporating it into the project beforehand & is financially strategic & vital to project sustainability.
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10.Miscellaneous, Maintenance, Management, Etc.: CPTED & Security Strengthening
a. Ensure all publicly accessible exterior electrical power outlets have a lock or nearby easily accessible & secure internal power cutoff switch to deny unauthorized use by vagrants, etc. who may be attracted to the property's amenities &/ or vulnerabilities, & then trespass, litter, etc., & loiter to charge their mobile phones, etc., or commit other crimes of opportunity once they're on site.
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b. Ensure all publicly accessible exterior water outlet spigots have a nearby easily accessible secure locking cap to deny unauthorized use by vagrants, etc., who may be attracted to the property's amenities &/ or vulnerabilities, & then who frequently trespass & loiter to wash themselves & their clothes, who frequently leave soiled clothing & lots of litter behind or commit other crimes of opportunity once they're on site.
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c. Any vulnerable blind areas not covered by security cameras, including shared interior hallways of the resident housing for example, must have corner security mirrors installed to assist in visibility around blind spot corners to deter/ prevent undetected trespass intrusion &/ or concealment/ ambush opportunities.
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d. Costly equipment such as ground floor exterior air conditioning units (if any) must be clearly & permanently marked with serial numbers & images of equipment & serial stored for criminal investigation. This information must be readily available in the event of a theft or burglary to help law enforcement investigators to quickly track & recover the stolen items. The equipment must be secured robustly with a security apparatus such as a cage or metal strap for example to deter/ prevent theft.
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e. Place bike storage racks (if any) close to the main (doors) activity areas providing convenience & maximum Natural & Electronic Security Surveillance.
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f. If the building/ development has a Wi-Fi system, it needs to be encrypted & password protected to protect legitimate users from hacking leading to fraud, etc. An open Wi-Fi system will attract non-legitimate users to loiter & use the open free Wi-Fi.
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g. Any exterior storage tanks utilized for keeping contents under pressure & / or containing any flammable or hazardous contents must be properly secured against any acts of vandalism, theft, or misuse of any kind. Only use fire code approved security systems / mechanisms.
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h. Ensure any & all seating benches have single seat divider bars to deter &/ or prevent unintended use by persons loitering & laying down supine on the benches.
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i. Ensure any elevated platform that may attract skateboarders who will damage property is designed with some type of beveled angle top, &/ or has anti-skateboarding cleats or irregular surface finishing to prevent skateboarding.
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j. Light weight exterior furniture that is not permanently secured to the ground & designated for public use should be marked & identifiable as belonging to that development. Additionally, said furniture items should be securely stored when not needed &/or the site is closed to the public.
Purpose: To deter acts of theft & to properly identify such items if stolen and located off site.
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k. Elevator (if any) - Access Controlled by 1st floor FOB, include blind spot convex mirrors and electronic surveillance and a panic button.
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l. Upper floor balconies (if any) should incorporate see through fence railing to promote natural surveillance eyes on the street.
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m. Any roof access ladders must have a fire code approved security gate to prevent unauthorized access.
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n. Number address signage must follow code and be unobstructed by landscaping or any other external features. Provide good color contrast, be visible from the roadway and preferably be reflective for instant recognition by law enforcement and Fire Rescue EMS when responding to emergence call for service.
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11.Electronic Surveillance Security Strengthening required to protect residents, guests, employees & the general public from theft, robbery, burglary, sexual battery, & other serious & violent crimes.
***ATTENTION IMPORTANT ***
155.2407.E Site Plan Review Standards
Complies with crime prevention ***Security Strengthening*** & CPTED Standards, this requires BOTH to be addressed including electronic surveillance.
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*** ATTENTION *** PROPOSED CAMERA & MONITORING LOCATIONS WILL BE COORDINATED WITH A SECURITY & ACCESS CONTROL CONSULTANT & THE BROWARD SHERIFFS OFFICE CPTED REVIEWER *** PRIOR *** TO PERMITTING. PLANNING & INSTALLATION OF THE SURVEILLANCE MONITORING SYSTEM MUST INCLUDE FIELD INPUT FROM EXPERIENCED CPTED/ SECURITY STRENGTHENING LAW-ENFORCEMENT TO ENSURE OPTIMAL RESULTS & FINAL APPROVAL.
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a. Install comprehensive electronic video surveillance at industrial, commercial & retail businesses including restaurants, recreational businesses, entertainment businesses , hotels & motels, management offices, warehouses with numerous vehicles, trucks, locked storage closets, areas, lockers, etc., valuable assets on site including equipment, tools, supplies, food, property management offices, realtors, car dealerships, boat dealerships, marinas, logistics centers, restaurants, valets, etc.)
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b. Ensure electronic surveillance camera & monitor placement in strategic locations to increase surveillance & reporting of suspicious or illegal activity including dangerous incidents.
Large monitors are recommended for optimal viewing so as not to crowd many small indecipherable or obscure images onto the monitoring screen. They should be placed strategically for maximum overlapping active & passive observation wherever they would receive the most viewing from personnel traffic such as at the managers office, front desk, lobbies, etc. Show sight cones indicating comprehensive coverage.
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c. Ensure all cameras are strategically placed so they will not be obstructed by the growth of existing or installation of future landscaping.
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d. Ensure lighting placement will enhance rather than conflict with camera placement. Avoid placing a light that would concentrate light directly into a camera lens thereby causing interference in operational efficiency.
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e. Security cameras must fully view all parking areas, all exterior building entrances & pedestrian paths of travel along & into the building perimeters.
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f. Any potentially vulnerable areas that cannot be observed through Natural Surveillance must be covered by electronic surveillance monitoring.
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g. Ensure video surveillance at all exterior building entrances. Include an audible/ video intercom & resident/ employee &/ or guest call system for example at main entrance. Entrance doors must be electronically locked and functionally integrated into the intercom system. Authorized users, occupants, residents , employees with FOBs and / or smartcards should have electronic access control to the front entrance doors, the garage entrance door, the stairwells and the trash / garage rooms.
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h. Install motion activated security cameras up to & at the perimeter boundaries, the parking areas, & activity areas such as any exterior amenity areas to deter criminal activities such as burglary, auto-theft, robbery, sexual assault & battery, etc.
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i. Install video surveillance of any accessible rooftop areas, etc., to deter/ prevent rooftop burglaries which occur in commercial businesses that are in areas of generally lower late dark hour operations or pedestrian/ vehicle traffic that would otherwise act as a Natural Surveillance deterrent.
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