boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: NOVEMBER 5, 2025
title
ATLANTICO
projectinfo
Request: Major Site Plan
P&Z# 25-12000020
Owner: Atlantic Ave Property Owner LLC
Project Location: 2217, 2219, & 2233 E Atlantic Blvd
Folio Number: 484236012060; 484236012061; 484236012070
Land Use Designation: ETOC (East Transit Overlay Corridor)
Zoning District: TO-EOD (Transit Oriented East Overlay District)
Commission District: 1 (Audrey Fesik)
Agent: Joselyn Aldas
Project Planner: Jonathan Cady (jonathan.cady@copbfl.com)
otherinfo
Summary:
The applicant is requesting MAJOR SITE PLAN approval to redevelop the property into a mixed-use development with 75 multi-family residential units and 3,149 sq. ft. of commercial retail uses. The property is comprised of 3 parcels with a total of 21,838.72 sq. ft. (0.50 acre), located on the north side of Atlantic Boulevard, between NE 22nd Avenue and NE 23rd Avenue within the City of Pompano Beach. The site is currently an office and two restaurants.
Staff Conditions:
PLANNING
Max Wemyss | max.wemyss@copbfl.com
Status: Resubmittal Required
1. The Land Use designation is East Transit Oriented Corridor (ETOC) District. The application is requesting to construct 75 multifamily residential units, and 3,750 square feet of commercial space. The site plan proposes the following breakdown of the 75 units (combination of studio/efficiency (20), 1-bedroom (24), 2-bedroom (25), & 3-bedroom (6)). Provide unit plans demonstrating unit layouts and area. (the applicant response relates to the floor plan for the building but not for any typical unit layout.).
2. According to the Project Data Sheet and Survey, the property is 21,838.72 square feet or 0.501348 acre. The East Overlay District permits up to 90 units per acre for the subject property or 45 units. Project Data sheet provides the density bonus options sought to receive up to 150 dwelling units per acre or 75 units totals. Please provide an additional exhibit following the Project Data sheet providing additional information about the satisfaction of the density bonus options (unit information, repeat parking breakdown and parking level information, and provide information on proposed public art (location and format, or fee). Additional support for the density bonus request is required.
3. The ETOC land use requires affordable housing contributions, and the applicant may either: set aside a minimum of 15% of the proposed units as affordable housing or contribute the in-lieu-of fee for each unit. Based on the unit mix table on the Project Data sheet (008 A003) the application intents to provide the affordable units (15% of 75 units is a minimum of 12 units). A recorded declaration will be required prior to building permit issuance, demonstrating a distribution of unit types. Note: In accordance with Resolution 2022-185, the City is to utilize Broward County Policy 2.16.4 for the residential entitlements. (the declaration requires that the affordable units are distributed amongst the unit types and are of same quality. ie cannot be the smallest unit, with any different layout or fixtures/finishes).
4. Verify dimensions shown on survey and site plan for Atlantic. 50 feet is typical, where 55 feet is required (for an overall required dimension of 110 feet). Letter provided state that they will return to site to measure. Please update once this is obtained.
5. Please note: County may require corner chord and/or visibility triangle. Letter provided states meeting with FDOT. Please provide update when able.
6. Provide a recorded Unity of Title prior to Building Permit approval. (Condition).
7. The Applicant must provide a Final School Capacity Availability Determination (SCAD) letter from the Broward County School Board prior to Building Permit approval. (Condition).
8. The city has sufficient water and wastewater treatment capacity to accommodate the proposal. (Info Only).
ENGINEERING DEPARTMENT
David McGirr | David.Mcgirr@copbfl.com
Status: Pending Development Order
1. Submit/upload the (FDEP) Florida Department of Environmental Protection (NOI) Notice of Intent for the proposed stormwater discharge from the proposed site construction activities. (Condition).
2. Submit/upload the (BCEPMGD) Broward County Environmental Protection and Growth Management Division Surface Water Management permit or exemption for the proposed paving and drainage shown on the civil engineering drawings. (Condition).
3. Submit/upload the (FDEP) Florida Department of Environmental Protection NPDES General Permit for the proposed stormwater discharge from the proposed site construction active (Condition).
FIRE DEPARTMENT
Jim Galloway | Jim.Galloway@copbfl.com
Status: Resubmittal Required
1. Provide Required Fire Flow Data for each proposed structure: 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. (Average spacing between fire hydrants is 500ft with a maximum distance from any point to a fire hydrant 250ft.) 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)
2. 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.
3. Documentation of purchase for fire service backflow and meter assemblies must be provided to City of Pompano Utilities and Fire Prevention before underground inspections of water mains.
Installation of assembly as per backflow/meter specifications and following standards:
NFPA 13 Standards of Installation of Fire Sprinklers,
NFPA 25 Standards for Inspection, Testing, and Maintenance of Water Based Fire Protection Systems.
Receipt of purchase for the meter assembly must be provided with fire sprinkler shop drawing submittal. Meter orders currently have a 6-to-8-month delivery time.
BUILDING DIVISION
Todd Stricker | todd.stricker@copbfl.com
Status: Pending Development Order
Advisory Comments
A preliminary examination of the documents has been performed; additional comments may apply when completed plans and/or specifications have been submitted for permitting to the building department.
Buildings shall comply with all local, state and federal codes in effect at time of application, including FEMA Floodplain, NPDES and HVHZ regulations.
FBC_BCA 105.2.3 Public service agencies/other approvals. The building official shall require that the laws, rules and regulations of any other regulatory AHJ, and where such laws, rules and regulations are applicable and are known to the building official, shall be satisfied before a permit shall be issued. The building official shall require such evidence, as in his or her opinion is reasonable, to show such other approvals.
City Ordinance 53.16(A)(1) Construction sites and construction activities. construction sites and operations shall be required to maintain during and after all construction, development excavation or alteration operations, structural and non-structural best management practices with the intent to reduce pollutants and sediment in stormwater runoff.
City Ordinance 152.06(A): If applicable, contractor shall provide temporary screened fence complying with City Ordinance 152.06(B) through 152.06(G).
FBC 3306.1 Pedestrians shall be protected during construction, remodeling and demolition activities as required by this Chapter and Table 3306.1. Signs shall be provided to direct pedestrian traffic.
City Ordinance 152.25(A) Site plans and construction documents, Information for development in areas with base flood elevations. The site plan or construction documents for any development subject to the requirements of the floodplain regulations shall be drawn to scale and shall include, as applicable to the proposed development all sections from: City Ordinance 152.25 (A)(1) thru City Ordinance 152.25 (A)(7). Delineation of flood hazard areas, floodway boundaries and flood zone(s), base flood elevation(s), and ground elevations if necessary for review of the proposed development, etc. residential buildings shall comply with City Ordinance 152.29(C)(1)(A) .
FHA Title VIII of the Civil Rights Act of 1968, commonly known as the Fair Housing Act, prohibits discrimination in the sale, rental, and financing of dwellings based on race, color, religion, sex, and national origin. In 1988, Congress passed the Fair Housing Amendments Act. The Amendments expand coverage of Title VIII to prohibit discriminatory housing practices based on disability and familial status. Now it is unlawful to deny the rental or sale of a dwelling unit to a person because that person has a disability.
FBC A201.1 This code establishes standards for accessibility to places of public accommodation and commercial facilities by individuals with disabilities. All new or altered public buildings and facilities, private buildings and facilities, places of public accommodation and commercial facilities subject to this code shall comply with 2017 FBC Accessibility.
FBC A221.1.1 Florida vertical accessibility. Nothing in this code relieves the owner of any building, structure, or facility governed by this code from the duty to provide vertical accessibility to all levels above and below the occupiable grade level, regardless of whether the ADA standards for accessible design require an elevator to be installed in such building, structure or facility.
FBC A206.2.1 Site arrival points. At least one accessible route shall be provided within the site from accessible parking spaces complying with FBC A502 and accessible passenger loading zones complying with FBC A209; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve.
FBC_BCA 107.3.4.0.6 Compliance with the specific minimum requirements of this code shall not be in itself deemed sufficient to assure that a building or structure complies with all of the requirements of this code. it is the responsibility of the architect and/or engineer of record for the building, structure or facility to determine through rational analysis what design requirements are necessary to comply with 2023 FBC.
1. FBC_BCA 107.1 As per the building official, separate building applications will be required for erosion control, site work, temporary fences, monumental signage and miscellaneous site structures.
2. FBC [F] 903.2 The enforcing agency will require that all provisions for an approved automatic sprinkler systems in new buildings and structures be provided in the locations described in sections 903.2.1 through 903.2.12 if applicable.
3. 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.
4. 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.
5. 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.
6. 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.
7. 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.
8. 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.
9. 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.
10. 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).
11. 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.
12. 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.
13. 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.
14. FBC_BCA 110.8.1 The enforcing agency shall require a special inspector to perform structural inspections on a threshold building pursuant to a structural inspection plan prepared by the engineer or architect of record. The structural inspection plan must be submitted to the enforcing agency prior to the issuance of a building permit for the construction of a threshold building.
15. 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.
16. FBC A208.2 Minimum number. Parking spaces complying with 502 shall be provided in accordance with table 208.2 except as required by 208.2.1, 208.2.2, and 208.2.3. Where more than one parking facility is provided on a site, the number of accessible spaces provided on the site shall be calculated according to the number of spaces required for each parking facility.
17. 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.
18. FBC A502.6 The enforcing agency will require parking space identification comply with the following code: signs shall include the international symbol of accessibility complying with FBC A703.7.2.1. Signs identifying van parking spaces when required By FBC A502.2 shall contain the designation Van Accessible. Reference Engineering Standard 300-5.
19. 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.
20. 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.
21. 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.
22. 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.
23. 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.
24. 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.
BSO
Anthony Russo | Anthony_Russo@sheriff.org
Status: Resubmittal Required
Development Review Committee Date Reviewed: 10-14-2025
Subject: CPTED and Security Strengthening Report: PZ#: 25-12000020
Name: Atlantico
Address / Folio: 2217, 2219,2233 E. Atlantic Blvd., Pompano Beach, FL
Type: Major 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
**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 stamped “CONFIDENTIAL” to ensure restricted access.
A. Natural Surveillance - Security Strengthening
1.) For Commercial & Industrial, all solid exterior doors must have a see-through reinforced security window, or an audible/ video intercom pager system including service doors, garage, or bay doors (if any), etc.
2.) All metal interior emergency stairwell doors must have a security window / vision panel to facilitate Natural Surveillance.
A1. Electronic Surveillance - Security Strengthening
1.) Any potentially vulnerable areas that cannot be observed through Natural Surveillance must be covered by electronic surveillance monitoring. Such areas can include, but are not limited to: meeting rooms, workout / exercise rooms, employee breakrooms, customer waiting rooms, interior & exterior common areas, etc.
2.) 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.
B. Access Control - Security Strengthening
1.) Include anti-pry robust security bar device on any ground & second level sliding glass doors (if any).
C. Territorial Reinforcements - Security Strengthening
1.) Submit a Broward Sheriff's Office No Trespass Program Affidavit simultaneously with the application.
2.) Post sufficient “Broward Sheriff’s Office No Trespass” signage so that it is readily available at all entrances and all sides of the property: North, South, East, and West. Please note additional signage may be necessary depending on the size & layout of your development.
3.) Post BSO No 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 and from the site perimeter lines. Secure robustly using sturdy fasteners to help prevent vandalism
C1. Security Strengthening Parking Lots / Parking Garages / Covered Parking
1.) If the parking garage is shared between the public & private residents, a vehicle access control gate must be installed within the garage to secure the dedicated private parking section of the garage that is reserved for owners / tenants. These entrances must be under video surveillance.
(***Please indicate on CPTED Drawing Diagram***)
D. Activity Support Security Strengthening
1.) Public, Visitor &/or Common Use Restrooms, Storage Rooms Locker Rooms, Saunas, Exercise Rooms (if any) must be equipped with either constant lighting &/or a secured motion sensor lighting system that will provide immediate illumination upon entry.
2.) Single use public restrooms must have access door locking hardware that will display to a potential user that the restroom is either Vacant or In Use.
E. Activity Support Security Strengthening
1.) 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 (Police, Fire Rescue, Security, Management Staff) in case of possible crisis events within the building.)
Please incorporate the above stated strategies into the existing CPTED Plan & Diagram.
UTILITIES
Nathaniel Watson| Nathaniel.Watson@copbfl.com
Status: Pending Development Order
1. Additional comments may be forthcoming contingent upon future submittals to the PAM and/or DRC review process. (Info Only).
2. Please procure an approved Broward County EPD Surface Water Management permit or exemption for the proposed site and off-site work. Required during official Bldg. E-plan submittal. (Condition).
3. Please follow best management practices for sedimentation and erosion control of on-site and off-site storm systems. (Condition).
4. Water meters 3 inches and larger are not stock items. Once paid for and ordered, these meters are subject to an order lead time of up to 8 months. Please contact the Citys Customer Service Dept. to order these meters ASAP to ensure a timely installation. (Info Only).
LANDSCAPE REVIEW
Wade Collum | Wade.Collum@copbfl.com
Status: Resubmittal Required
1. Comment response sheet is vague and does not provide a pathway to plan corrections.
2. As per 155.3501.H.6.c.vi.g. Overhead utilities are not permitted. Existing overhead utilities shall be relocated underground.
3. Provide evidence and note on plans and in narrative that all overhead utilities will be buried for this project as per 155.5509.
4. 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.
5. Show an accurate existing crown spread on the tree survey and landscape plan for existing trees proposed to remain.
6. Show existing tree numbers on the landscape plan for trees to remain.
7. As per 155.5204.E.1.b.i-iv; Mitigation is to be replacement trees above and beyond required plantings.
8. It appears that on street parking is being proposed in areas of large existing trees. It would be the City’s intent to preserve the large trees on the East, on street parking is not required, consider altering the plan to retain the trees to reduce mitigation.
9. Please coordinate with Urban Forestry and Environmental Services on trash staging area and access to allow large existing canopy trees to remain.
10. Please propose alternate location for proposed drainage well & PRB CS #100 on PGD plan to allow large existing canopy trees to remain.
11. All trees are to be large canopy tree unless OHW (Overhead Wires) exist.
12. Mast trees do not qualify as canopy trees. You can have them but cannot be counted towards requirements.
13. As per 155.5203.B.2.ii.Based on the height of the building half of all required canopy trees are to be 16’ tall and palms to be 22’ OA, please adjust.
14. Property line dimensions on the site plan are shown less than on the survey, clarify, correct.
15. As per 155.3501.J.3.f. Street trees are to calculated at 1:30’, including the area in the ROW on NE corner.
16. As per 155.3501.K.5.a.i. Provide Oak trees along Atlantic Blvd. Streets with specific tree species requirements in a designated TO will be shown on the Designated Publicly Accessible Open Space and Greenway Systems Regulating Plan. The Medjool can remain but the Bridal Veils will need to come out.
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. Comment response does not qualify for relief of the code section.
18. As per 155.3501.J.3; Provide Modular Suspended Pavement System with aggregate sub base (such as Silva Cell) for trees in landscape areas directly abutting paved areas. Required tree soil volume shall be provided in accordance with Figure 155.3501.J.3.a: Required Tree to Soil Volume Ratio Graph below. To include the WANE Tree Preservation System.
19. Show all suspended pavement on the Civil / PGD Plans. No plans were found with detail.
20. Provide a tree grate or pervious aggregate detail for palms and trees proposed in paver or walkway areas.
21. As per 155.5203.B.5.a thru e: Provide a scaled Irrigation Plan illustrating a rust free, automatic underground irrigation system installed in accordance with requirements of the Building Code, include a rain-sensing cutoff device, providing 100% coverage with 50% overlap, and reuse water wherever practicable and available. There is no note specifying the 100% and 50%.
22. Bubblers will be provided for all new and relocated trees and palms.
23. 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 staffs recommendation that all VUA perimeter trees be 14’ OA to create a CPTED clear line of sight from the roadway.
24. As per 155.5204.F. No development, work, or demo activity shall be allowed within the dripline of a tree or tree protection area.
25. Provide a note on the plan describing fines and penalties for encroachment into the critical root zones and within the tree protection zone for existing trees to be protected and preserved.
26. For example; Penalties would be incurred by the contractor for damages to the existing trees on site from the contractor, the subcontractors, or employees. Any encroachment within the tree protection zone, failure to maintain the tree protection zone, or any damage to the tree(s) or critical root zones will result in mitigation. The cause of damages would include, but not be limited to, storage of materials, placing fill or debris, disposal of paint or solvents, parking of machines under trees or tree protection zone encroachment. An example of this would be; Violations of this will result in a fine of $1000.00 for the first offense, $1500.00 for the second, and $2000.00 for the third, etc. If physical damage is done to the tree, an appraisal of the damages and related fees will be determined by an ASCA Registered Consulting Arborist, and be based on all, or a percentage of, the established value assigned to the tree.
27. Please provide specifications and directives by an ASCA Registered Consulting Arborist prescribing timelines, watering, root pruning procedure and rootball size for all relocation proposed if any.
28. Provide a note that all existing trees will be pruned by an ISA Certified Arborist under the direction of a BCMA or ASCA Registered Consulting Arborist with a Florida Chapter ISA Prescription Pruning Qualification (PPQ) . There is no sheet L-2 in the submittal.
29. As per 155.5204.F.3.d; Underground utility lines shall be routed around the tree protection area where possible. If this is not possible, a tunnel made by a power-driven soil auger may be used under the tree.
30. 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 and be replaced with planting soil prior to landscape installation. There is no sheet L-2 in the submittal.
31. Please provide a detailed comment response sheet as to specifically how comments have been addressed at time of resubmittal.
32. Additional comments may be rendered a time of resubmittal.
ZONING
Jonathan Cady | Jonathan.Cady@copbfl.com
Status: Resubmittal Required
1. Please provide a comment response sheet with a narrative response addressing all comments received in this DRC review. The response should be organized in a point-by-point format, referencing each comment and explaining how it has been addressed or revised in the resubmittal. (Info Only).
2. Provide a refuse circulation plan that demonstrates how trash collection will occur on-site. This plan should clearly show the path of the collection vehicle, including its point of entry, maneuvering area, and exit route, to ensure that trash pickup can be conducted safely and efficiently without interfering with on-site circulation or parking.
3. Please clarify how access will be provided for 2213 E. Atlantic Boulevard, particularly regarding trash pickup. The current site layout allows for shared access to accommodate trash collection, but the submitted plans do not indicate how this access will be maintained under the new proposal. Please update and provide a narrative explaining how trash pickup for 2213 E. Atlantic Boulevard will continue to function without disruption.
4. Per Section 155.5401.D.1.c., the maximum height of exterior lighting fixtures, whether mounted on poles or walls or by other means, shall be 30 feet in all other parts of nonresidential districts. Ensure that your proposed light fixtures are in compliance.
5. Please note that renderings will be required when the project proceeds to AAC review. We recommend submitting the renderings now with the DRC submittal as well, so that any potential issues can be identified and addressed early in the process.
6. Ensure that the property line is bolded on all plans, specifically the photometrics plan. Per Section 155.5401.E., the minimum illumination in vehicular areas allowed for other uses besides single-family and multifamily use is 1.0 foot-candle. The maximum illumination at the property line is 3.0 foot-candle. Update the photometrics plan to ensure you're in compliance with this, as the plan currently shows that there are some areas near the property line with a higher level than 3.0 foot-candle.
7. Please provide the dimensions of all proposed open balconies and overhangs to verify compliance with allowable yard encroachments. Per Section 155.9402.C:
i. Open balconies, fire escapes, and stairways may extend up to five (5) feet into a required rear yard.
ii. Roof eaves and overhangs may extend up to three (3) feet into any required yard.
8. Per Section 155.5602.C.4., Buildings of three or more stories shall include a clearly recognizable base, middle, and top configured in accordance with the following standards:
i. Building bases shall incorporate one or more of the following:
i. Thicker walls, ledges, or sills;
ii. Integrally-textured materials such as stone or other masonry;
iii. Integrally-colored and patterned materials such as smooth-finished stone or tile; or
iv. Lighter or darker colored materials, mullions, or panels.
ii. Building tops shall include two or more of the following features:
i. Three-dimensional cornice treatments with integrally-textured materials such as stone or other masonry or differently colored materials;
ii. Sloping roofs with overhangs and brackets;
iii. Stepped parapets; or
iv. Aligned openings and articulations.
9. Per Section 155.5602.C.5.a., street-facing front building facades that are greater than 60 feet wide shall be articulated with wall offsets (e.g., projections or recesses in the facade plane) that are at least one foot deep, at least ten feet wide, and spaced no more than 40 feet apart. (See Figure 155.5602.C.5.a Example of front facade offsets.)
The following alternatives can be used alone or in combination as an alternative to the required front facade offsets:
i. Changes in facade color or material that follow the same dimensional standards as the offset requirements;
ii. Columns or pilasters that are at least eight inches deep and at least eight inches wide, and have a height equal to at least 80 percent of the facade's height;
iii. Roofline changes that vertically align with a corresponding wall offset or change in facade color or material, including changes in roof planes and changes in the height of a parapet wall (such as extending the top of pilasters above the top of the parapet wall); or
iv. Awnings or other shading devices over doors and windows that follow the same dimensional standards as the offset requirements.
10. Per Section 155.5602.C.5.c., the street-facing side facades of buildings shall be articulated with the same facade details as provided on the building's front facade, or be screened from off-site views through fences, walls, or landscaping at least eight feet high.
11. Provide a detailed narrative explaining the requested density bonuses, including the justification and reasoning for why the request should be approved. The narrative should describe how the proposed project meets the criteria outlined in the zoning code for density bonuses and why granting the bonus would be consistent with the City’s planning objectives and surrounding development pattern.
12. Please provide a table that breaks down the square footage of each residential unit by bedroom type (e.g., studio, one-bedroom, two-bedroom, etc.). This will allow staff to verify that all units comply with the City’s minimum unit size standards. Additionally, this breakdown will confirm whether any one-bedroom units measuring 600 square feet or less qualify for Density Bonus #7. Also, refer to section 155.3709.I.4 of the Zoning Code. Be sure to clearly label each unit type, total number of units, and corresponding square footage to ensure compliance.
13. Please provide a Plat Determination Letter from Broward County to confirm whether a plat is required for this property. This documentation will verify if the site is exempt from platting or if a formal plat application must be submitted before proceeding with development approvals.
14. Please provide detailed information on the proposed building materials, paint colors, finishes, and other exterior treatments directly on the elevation sheet. This level of detail will assist in the zoning review and ensure that the plans contain sufficient information for the Architectural Appearance Committee (AAC) review. Clearly labeling the materials and finishes on each façade will help confirm design consistency and compliance with the City’s architectural and aesthetic standards.
15. Per Section 155.9401.(G), The height of a structure shall be determined by measuring the vertical distance from the average elevation of the existing finished grade at the front of the structure to the top of the roof for a flat roof, to the deck line for a mansard roof, or to the mean height between eaves and ridge for a gable, hip, cone, gambrel, or shed roof. Please update the elevation plan measurements to verify compliance with the height measurement requirements. The current elevation plans appear to be measured from the ground floor level rather than from the average elevation of the existing finished grade.
16. Please provide a parking table that clearly identifies the number of parking spaces by type, including standard, ADA-accessible, compact, and EV (electric vehicle) spaces. The table should include columns showing both the required and proposed parking counts for each category. If a particular parking type is not applicable to the project, put N/A under the required column for that category. This table will help confirm compliance with the City’s parking requirements.
17. Per Florida Statutes 366.94 Electric Vehicle Charging. (3)(a) It is unlawful for a person to stop, stand, or park a vehicle that is not capable of using an electrical recharging station within any parking space specifically designated for charging an electric vehicle. Update the parking plan to ensure EV parking spaces with chargers are counted separately from regular parking spaces on the Parking data table.
18. Update Project Data sheet. The parking spaces required is incorrect. Efficiency DUs requires 1 parking space per Dwelling unit. 1- or 2-bedroom dwelling unit require 1.5 parking spaces per Dwelling unit. Dwelling Units with 3+ bedroom require 2 parking spaces per dwelling unit. Ensure parking count are corrected to comply with Section 155.5102.D.1.
19. Per Section 155.3709.D.2.a., Areas intended for commercial uses on the ground floor of all non-residential and mixed-use buildings shall be a minimum of 12 feet in height;
20. Per Section 155.3709.D.2.b., Buildings higher than 6 stories shall be developed according to the tower building type standards.
21. Per Section 155.3709.D.2.c., For properties with buildings greater than 6 stories in height that are abutting Atlantic Boulevard between NE 19th Avenue and NE 25th Avenue, the minimum stepback along the front and street side property lines shall be 20 feet from the face of the building. The stepback shall begin above the fifth floor only, for all other properties abutting Atlantic Boulevard, there shall be no minimum stepback required.
22. The submitted elevation, although acknowledging the required stepback, does not fully comply with this regulation as the staircase encroaches within the stepback. The referenced code section that allows encroachment is not applicable here, as Section 155.3501.O.5 refers to encroachment setback, not stepback. Therefore, update the elevation to ensure the stairway is not within the stepback.
23. 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. (Condition).
24. The Development Order will require a copy of the Final SCAD letter. (Condition).
25. In addition to the existing Site Data Table sheet, please include a Site Data Table directly on the Site Plan sheet so that all relevant site information is available on one page. You may retain the existing Site Data Table sheet for reference; however, the data must also be reflected on the Site Plan itself.
26. Please include identification of the adjacent uses, zoning designations, and existing uses on the site plan. This information will help provide context for the review by showing the surrounding land uses and zoning districts adjacent to the subject property. Including these details will aid in assessing compatibility and compliance with the surrounding development pattern.
27. Per Section 155.5601.C.5., Facade Articulation
i. a. Offsets Required
Street-facing front building facades that are greater than 60 feet wide shall be articulated with wall offsets (e.g., projections or recesses in the facade plane) that are at least one foot deep, at least ten feet wide, and spaced no more than 40 feet apart. (See Figure 155.5602.C.5.a Example of front facade offsets.)
c. Street Side Facades
The street-facing side facades of buildings shall be articulated with the same façade
details as provided on the building's front facade, or be screened from off-site views
through fences, walls, or landscaping at least eight feet high.
d. Outbuildings
Outbuildings located in front of other buildings within the same development shall include a consistent level of façade articulation and architectural detail on all sides of the building as well as exterior materials and colors that are compatible with the primary building in the development.
28. Per Section 155.5601.C.8., Roofs
i. a. Flat roofs on principal buildings shall be concealed by parapet walls that extend at least three feet above the roof level.
ii. b. Alternative roof forms or pitches may be allowed for small roof sections over porches, entryways, or similar features.
iii. c. All roof-based mechanical equipment, as well as vents, pipes, antennas, satellite dishes, and other roof penetrations (except chimneys), shall be located on the rear elevations or otherwise be configured, to the maximum extent practicable, to have a minimal visual impact as seen from the street.
29. Per Section 155.3709.E.1., The designation of moderate- to high-intensity, compact, mixed-use, and pedestrian oriented development, within walking distance of the commercial core and transit routes and facilities, is intended to provide a critical mass of housing and improve walkability of the district.
i. The following is encouraged:
i. High-activity nonresidential uses such as retail shops and restaurants at street level along E Atlantic Blvd and Federal Hwy, to enable the appropriate natural surveillance of the public realm to ensure safety and activity along the corridors and create the sense of a vibrant and active urban center.
ii. A compatible transition between the district's commercial/mixed-use areas and lower-intensity residential neighborhoods and between the district and adjacent residential neighborhoods, where applicable. (Info Only).
30. Prior to submitting for a building permit and the issuance of the Development Order, please provide a Unity of Title. (Condition).
31. Per Section 155.9401.(G), The height of a structure shall be determined by measuring the vertical distance from the average elevation of the existing finished grade at the front of the structure to the top of the roof for a flat roof, to the deck line for a mansard roof, or to the mean height between eaves and ridge for a gable, hip, cone, gambrel, or shed roof. Please update the elevation plans to ensure that the building height measurement is taken from the average elevation of the existing finished grade at the front of the structure, rather than from the first floor or any other reference point.
32. Per the Sub-Areas/Building Heights Regulating Plan, the subject site is located within the Core area. The maximum building height permitted for Residential and Mixed-Use developments within the Core is 80 feet. The current elevation plan exceeds this maximum height limitation. Please revise the elevation plans to ensure that the proposed structure complies with the maximum height requirement of 80 feet, as established by the regulating plan.
33. Provide a traffic analysis summary and ensure it is in compliance with city regulations. Refer to Section 155.3709.J.
34. 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. Payment of the in-lieu- of fees is not an option when applying policy 2.16.3. (Condition).
35. The EOD Street Development Regulating Diagrams are applicable to this project. Street cross-section T-4 (typical 60-foot right of way with parking on both sides) to the project area. Revise plans to reflect the components and dimensions shown on the cross-sections.
36. Refer to section 155.3501.O. to ensure that your proposal complies with the regulations in this section. For example, all building types, except single-family and townhouse, shall comply with the following fenestration standards:
i. a) A minimum of 30% of all ground floor street walls shall be fenestrated with windows;
ii. b) Mirror type glass shall be prohibited;
iii. c) All glazing shall be of a type that permits view of human activities and spaces within the structure; and
iv. d) Windows and doors shall be proportioned such that the height of each opening is greater than its width. (Condition).
37. Please provide a status update regarding the existing FPL easement, as there appears to be a conflicting easement that will interfere with the proposed development. Please note that a vacation of the easement will be necessary, as the building cannot be located within an active easement. Staff recommends addressing this issue during the site plan stage of the project since the easement’s current location and required modifications may impact the site layout and building design.
38. Per Section 155.5101.4., Please note that the Development Services Director may waive all or part of the standards in this subsection if it is demonstrated that bicycle access and circulation is unneeded or undesirable in the proposed development or that compliance with the required bicycle improvements is infeasible. (Info Only).
39. Please note that if this project proposes a security wall that includes lights, Wall packs on buildings may be used at entrances to a building to light unsafe areas, pursuant to Section 155.5401.I. They are not intended to draw attention to the building or provide general building or site lighting. Wall packs on the exterior of the building shall be fully shielded (e.g., with true cut-off type bulb or light source not visible from off-site) to direct the light vertically downward and have a light output of 900 lumens or less. Provide a detailed sheet that is fully shielded. (Info Only).
40. Please note that the proposed signs, although included with this submittal, would not be concurrently approved with this Minor Site Plan if approved and will need a separate building permit approval. (Info Only).
41. Please note that additional comments may be provided based on your next submittal, especially if revisions reveal items that were not previously reviewed or addressed. (Info Only).
PLEASE NOTE: Applications that require resubmission to the DRC have 45 days from the time of original DRC meeting in which to resubmit. Applications that fail to be resubmitted before the completion of these 45 days, or fail to receive a time extension from the Development Services Director, shall be considered withdrawn (§155.2304.B).
SCAM ALERT: Please be aware that the Development Services Director, or other Planning and Zoning staff will never email or text requesting payment for invoices for future planning and zoning reviews or other services. If you receive any of these requests, do not click to open the invoice and notify Planning and Zoning immediately by calling 954-786-4679.