boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: FEBRUARY 7, 2024
title
THE OAKS AT PALM AIRE - MAJOR
projectinfo
Request: Major Site Plan
P&Z# 23-12000017
Owner: Clublink US, LLC
Project Location: 3701 Oaks Clubhouse Dr.
Folio Number: 494205000047, 494205000020, 494205000047 & 494205000020
Land Use Designation: LM (Low-Medium 5-10 DU/AC)
Zoning District: RM-45 (Multiple-Family Residence 45)
Commission District: 5 (Barry Moss)
Agent: Matthew Scott (561-405-3350 / mscott@dmbblaw.com)
Project Planner: Pamela Stanton (954-786-5561 / pamela.stanton@copbfl.com)
otherinfo
Summary:
The Major Site Plan application proposes to redevelop the existing clubhouse area and adjacent portions of the existing gold course as three separate parcels: Parcel A is in the Palm Aire Dashed Line Area on the Future Land Use Map with a zoning designation of RM-45, and is proposed to be a 270-unit multi-family residential development. The residential component of the project will require an allocation of flex units. Parcel B is designated Open Space/Recreation within the Palm Aire Dashed Line Area with a Zoning designation of PR, and is proposed to be a new Golf Club clubhouse for the golf course operations. Parcel C is a proposed valet parking lot to serve the clubhouse. The City has also received a plat application for the three parcels.
The applicant intends to set aside approximately 15% of the residential units for moderate income affordable housing, and will utilize Broward County Policy 2.16.3. An application for 39 flex units is in process concurrently with the Major Site Plan application and will allow for 231 bonus density units.
Staff Conditions:
PLANNING
Plan Reviewer: Max Wemyss | max.wemyss@copbfl.com
Status: Authorized with Conditions.
Comments requiring action from the Applicant:
-The property is unplatted. Prior to building permit approval, the Applicant must provide a copy of the approved plat from Broward County or a letter from the Broward County Planning Council stating that the proposal is exempt.
-The site plan indicates that 39 units will be deed restricted to moderate income affordable for 30-years. A Declaration of Restrictive Covenants must be recorded to this effect prior to building permit.
Notes / No Action Necessary:
-The property is located within the Palm Aire Dashed Line Land Use District, which has no available residential units, therefore flex units must be applied to allow additional residential units in Palm Aire. Flex units can be allocated only to areas originally intended for residential use and are not part of one of the golf courses (past or present) which have an underlying Land Use designation of Open Space/Recreation (OR). Note: None of the residential development may overlap into the recreational parcel (Parcel 2) where the Oaks Country Club and associated parking and accessory uses are proposed to be relocated.
-Applicant has filed an application seeking approval from the City Commission for 39 Flex Units (PZ# 23-05000007) which must be approved prior to building permit approval.
-Applicant has provide a copy of a Preliminary School Capacity Availability Determination (SCAD) from the Broward County School District (SBBC-3568-2023). Prior to building permit approval, a final determination must be submitted.
-The City has sufficient capacity to accommodate the proposal.
ENGINEERING DEPARTMENT
Plan Reviewer: David McGirr | david.mcgirr@copbfl.com
Status: Pending Resubmittal.
The following comments must be addressed prior to the submission of these plans to the Building Division for formal plan review and permitting:
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. Prior to the approval of the City Engineering division, the City’s Planning and Zoning Division must approve these plans.
3. Prior to the approval of the City Engineering division, the City’s Utilities Division must approve these plans.
4. Submit / upload the (FDEP) Florida Department of Environmental Protection NPDES General Permit for the proposed storm water discharge from the proposed site construction activities
5. Submit / upload the (FDEP) Florida Department of Environmental Protection (NOI) Notice of Intent for the proposed storm water discharge from the proposed site construction activities.
6. Submit / upload a copy of the (FDEP) Florida Department of Environmental Protection permit or written exemption from this agency for the proposed potable water main and service line connections shown on the civil engineering drawing.
7. Submit / upload a copy the (BCEPGMD) Broward County Environmental Protection and Growth Management Division wastewater collection system license/permit or written exemption from this agency for the proposed construction of the gravity wastewater collection systems shown on the civil engineering plans.
8. Submit / upload a copy the (FDEP) Florida Department of Environmental Protection permit or written exemption from this agency for the proposed construction of the gravity wastewater collection systems shown on the civil engineering plans.
9. Submit / upload a copy of the (BCEPMGD) Broward County Environmental Protection and Growth Management Division Surface Water Management Approval for Construction Dewatering Activities - If dewatering of the water table aquifer is required to facilitate the construction of the proposed utilities.
10. Submit / upload a copy of the (SFWMD) South Florida Water Management District Water Use Individual Permit. - if dewatering of the water table aquifer is required to facilitate the construction of the proposed utilities.
12. Clarify that none of the new proposed On-site drainage is going be connected to any of the existing city drainage system within the city right-of-way.
13. label all the water and sewer pages DETAILS and do the same with the PGD plan sheets.
PLEASE PROVIDE A NARRATIVE RESPONSE TO THESE REVIEW COMMENTS (IF APPLICABLE), SEE MARKUPS (IF REFERENCED) AND CLEARLY SHOW CHANGES ON PLANS USING CLOUDED DETAILS AND DELTA REVISION MARKS AS NECESSARY.
**** Please note - additional review comments may be issued by the City Engineering Division throughout the remainder of the permitting process while the civil engineering plans are being finalized for this project. ****
FIRE DEPARTMENT
Plan Reviewer: Jim Galloway | jim.galloway@copbfl.com
Status: Pending Resubmittal.
Please provide a written response for each of the comments listed below. Include page number that addresses the comment. Include any/all code references supporting changes.
( ) All electric vehicle access gates will require Knox switch access for fire department access. Gates must have secondary power supply and/or fail in open position.
All New & Existing automatic entry gates installed in either commercial or multi-family communities shall be provided with a Universal Access System as per the Florida Fire Prevention Code Broward County Amendments in section F- 108.9.3. Existing applications may be provided up to one (1) year to complete as approved by the AHJ.
Important Things to Know about Click 2 Enter (C2E)
Operates by using radio frequency technology.
Provides public safety agencies with a quick, safe, secure, and reliable means to activate gates, bollards, doors, or any security access control mechanism.
Compatible with Analog or Digital Radio Transmitters
Enhanced user-programmable latch open feature allows departments to specify gate open periods from one minute on.
Uses regulated 12V to 24V DC @ 500ma Power Supplies
The C2E Transmitter is enclosed in a Nema 4 Box with a Reflective Logo for Identification. The Technical Assistance & Customer Support Number for C2E is 877.939.3800
( ) All parking structures will be required to be protected by fire sprinklers. Upcoming adopted fire codes require all parking garages to be protected by fire sprinklers, Ordinary Hazard Group 2. Provide location of fire sprinkler connections on civils and FDC location.
( ) 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.
( ) Indoor Radio Propagation Signal Strength Model: This structure may require a Bi-Directional Amplifier system. A qualified BDA designer/installer with local knowledge shall be needed to review this proposed plan. A computer generated “color heat map” showing anticipated unenhanced signal strengths within all areas of the proposed structures shall be required as part of this site plan review. If this computer-generated heat map reveals that there will be insufficient signal strength to support the City’s public safety radio communications network, a Bi-Directional amplifier system will be required. Plans for system will be required at building permit. Structures requiring a BDA system will not be issued a TCO or CO until this system is installed, tested and functional. System must be approved by Broward County: Office of Regional Communications and Technology, 115 S Andrews Av, #325 | Ft Lauderdale, FL 33301, Tel: 954-357-8570 or 954-357-8673 (NFPA 1 chapter 11 section 11.10.1, NFPA 72 chapter 24, Florida Building Code Broward County Amendments Chapter 1, Section 118)
BSO
Plan Reviewer: Anthony Russo | Anthony_Russo@sheriff.org
Status: Authorized.
Reviewer: BSO Deputy Tony Russo for the City of Pompano Beach
Reviewer: BSO Deputy Patrick Noble for the City of Pompano Beach
anthony_russo@sheriff.org
M-(561) 917-4556 (Call, Text & Email; No Voicemail)
patrick_noble@sheriff.org
M-(954) 709-7006 (Call, Text & Email; No Voicemail)
Monday - Thursday; 8 AM - 4 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.
***Broward Sheriff’s Office No Trespassing Program***
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 consult with the BSO Pompano Beach C.P.T.E.D Advisor regarding placement of the No Trespass Signs.
CRA
Plan Reviewer: Kimberly Vazquez | kimberly.vazquez@copbfl.com
Status: Authorized.
This project is not within the CRA District.
UTILITIES
Plan Reviewer:
Status: Comments not available as of 1/24/2024.
LANDSCAPE REVIEW
Plan Reviewer: Wade Collum | wade.collum@copbfl.com
Status: Pending Resubmittal.
1. Thanks you for the detailed comment response sheet
2. Please remove colors and layering from site plan so that a proper review can be performed as ePlan has a difficult time navigating this type of submittal.
3. Provide a Phase plan for the project with the perimeters, clubhouse and amenities (pickle ball, dog park, pool, mailbox kiosks, etc.) being completed prior to CO Issuance for the first building.
4. Adjust planting details to only show sisal or other biodegradable material attached to trunk of tree.
5. Correct tree protection barricade detail to be the City of Pompano Beach’s detail.
6. Provide mechanical equipment screening detail to include but not limited to AC screening.
7. Staff recommends root barriers for areas that may suffer from future root encroachment.
8. Please spec Jap Blues as tree form no shaping on the plant list.
9. Cart path and unusual mini parking area start on site and shift off site and then back on site on the west side of the site. Clarify and correct or remove.
10. Provide evidence of approvals for valet parking with a tandem parking arrangement.
11. Provide all required tree appraisal information for new proposed parking lot on the NE corner across the street.
12. Staff recommends retaining the large Royal palms that have been there forever if viable and plugging in street trees between them.
13. Provide VUA requirements as per 155.5203.D along all sides of this area.
14. Staff recommend increasing all plantings that are abutting residential on the North South and West sides to shield from their view.
15. Provide a superior landscape design for this area as a safeguard.
16. Submit a Tree Appraisal prepared by an ISA Certified Arborist in accordance with Rule 14-40.030 of the Florida Administrative Code as amended, for all trees and palms that are specimen size , and DBH for caliper for all non-specimen trees, that assigns each existing tree a number; that specifies the common and botanical name for each existing tree; describes the overall size and caliper of each existing tree; evaluates the health condition of each existing tree; identifies the status of each existing tree (whether the tree is to be protected in place, be relocated, or be removed); and provides a dollar value for each existing tree included on the tree survey in accordance with Code Section 155.2411, and Part 5.
17. Provide methodology for tree appraisal as all values appear to be low. All trees are to be appraised based on the Rule 14-40.030, Florida Administrative Code, provide worksheets for all the trees appraised.
18. Provide the dollar value for specimen trees, height on palms, and DBH of all non-specimen trees removed vs. the dollar value, palm height, and caliper of trees replaced.
19. As per 155.5204.E.b.i-iv; Mitigation is to be above and beyond required plantings. It is unclear how the dollar value sand dbh to caliper calculation is being derived. Correct clarify please
20. 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. At entrance
21. 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. At entrance
22. Shift location of walkways and pathways to outside of tree location requirements for landscape end islands, trees should be adjacent to the last stall, please flip sidewalk locations. Please provide sheet number
23. Provide approvals from Broward County Surface Water Management for filling in the pond / retention area.
24. Correct data table showing how the site is meeting the requirements of 155.5203. C Minimum Site Development Landscaping. Sq. footage does not match site plan and seems like the 7 should be a 2.
25. 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. Please create a column in the data table for this.
26. Show how requirements from 155.5203.D.5 VUA Landscaping are being met. Provide a minimum of 8’ and up to 24’ of landscape areas between a vehicular use area and an abutting building. Provide what is required vs. what is going to be proposed as to a superior landscape design. For the Golf Clubhouse, Golf cart storage, and Accessory structure.
27. 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: Residential Clubhouse and Gym. Please verify that the superior landscaping is per the below.
i. Palms must be provided in multiples (doubles or triples);
ii. If palms and trees are combined, one row of shrubs can be provided;
iii. If palms or trees are provided, shrubs must be included in layering or height tiering with a minimum of 2 layers or tiers;
iv. If trees are provided, design must include a minimum of 2 species;
v. Trees or palms must be a minimum of 14 feet in height;
vi. Layered or height tiered shrubs are provided in variety with a minimum of two (2) species;
vii. Suspended pavements systems are provided for the adjacent vehicular use area.
28. As per 155.5401.C. remove light poles from required VUA areas, perimeter landscaping strips, landscaped islands in parking bays, landscaped areas between parking bays, and landscaping between vehicular use areas and buildings. Please provide Radii. Light poles continue to interfere with required tree plantings
29. 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).
30. Show radii for light poles.
31. As per 155.5203.D.4. VUA provide an 8’ wide landscape area with a continuous hedge and 1 large canopy tree per 40’ between abutting parking rows. Replace proposed palms with large canopy trees, palms do not qualify.
32. As per 155.5102.C.9; provide continuous curbing around all VUA area to prohibit vehicular encroachment into required landscaping. Golf cart parking and cart path.
33. As per 155.5204.F.3.d; All 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.
34. Provide Street Trees at 1:40’ as per 155.5203.G.2.c. Please consider proposing all like species and maybe book end with row and corners with something flowering. Missing 5 on south side.
35. Provide a cross section detail of the proposed building footers / slab as it appears that it will encroach into the required foundation landscaping soil space at the footers of the building. Provide drawings and verification of the use of monolithic slabs as it relates to these areas. Golf Clubhouse and Accessory building. It appears that the concrete slab will interfere with required foundation plantings, please clarify
36. There are proposed utilities in required landscape areas, relocate and correct. There are still a lot of utilities and FDC’s proposed in landscape islands, remove, correct. Not corrected
37. Provide two large canopy trees in large corner islands or make sure that the Delonix is being shown in each of these. If not Delonix than two Oak trees will be required
38. 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.
39. Bubblers will be provided for all new and relocated trees and palms.
40. As per 155.5204.D.4., tree relocation activities must post a bond to insure the survival of trees designated for relocation. This bond shall be in addition to any other bond that may be required by any other entities. Determination of the bond amount shall be based from the dollar value given for each at time of permitting.
41. Please provide specifications and directives by a Registered Consulting Arborist prescribing timelines, watering, root pruning procedure and rootball size for all relocation proposed if any.
42. Provide a note that a Notarized Certificate of Variety for the Medjool species for this site, this will be required at time of inspection.
43. Jap blues at 12’ tall and note tree form and note no shearing.
44. Provide a note on the plans specifying that all hedges abutting City Rights of way are maintained at a height no greater than 24”. It is staff’s recommendation that all trees VUA perimeter trees be 14’ OA to create a largest CPTED clear line of sight from roadway.
45. As per 155.5204.F. No development, work, or demo activity shall be allowed within the dripline of a tree or tree protection area.
46. 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.
47. 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.
48. 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 pedestrian realm.
49. 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.
50. Show Zoning district lines on the LP and update calculations for the PR Zoning district on the Clubhouse areas.
51. 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.
52. 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.
53. Additional comments may be rendered a time of resubmittal.
54. All tree work will require permitting by a registered Broward County Tree Trimmer.
55. Provide a comment response sheet as to specifically how comments have been addressed at time of resubmittal.
ZONING
Plan Reviewer: Pamela Stanton | pamela.stanton@copbfl.com
Status: Pending Resubmittal.
Previous Zoning comments partially addressed or not addressed:
1. Previous comment remains. A/C Units are not allowed in front of the buildings, pursuant to Section 155.4302.B.2.g. The A/C units were found on sheets LP-20 and LP-21. Revise the plans to remove the A/C units from the front of the buildings. Show the A/C units on the site plan and on the landscape plan. NEW: The response states that all A/C units will be located on Building roofs. Provide roof plans for all buildings showing how A/C units can be located on pitched roofs. (Roof plans are required as part of the Major Site Plan application submittal.)
2. Previous comment remains. The maximum allowable number of parking spaces for commercial uses cannot exceed 125 percent of the minimum number of parking spaces required, pursuant to Section 155.5102.D.5. NEW: The response states that the golf clubhouse is at 113% of the minimum requirement. However, the parking calculations on the Site Date table for the golf clubhouse indicate 77 spaces required and 155 spaces provided which equates to 200% of the minimum number of spaces required. Parking alternatives such as a parking study and other alternatives can be found in Section 155.5102.J, if it is found to not be practicable to meet the minimum or maximum parking requirements.
3. Previous comment remains. The site plan shows a fence around the Pool Area. Provide a detail of the fence and label on the site plan, with proposed height. NEW: The responses states that a fence detail can be found on SP-1. However, a detail was not found on sheet SP-1. Provide details for all fence types on the project site.
4. Previous comment remains. The primary entrance of multifamily residential building cannot face a parking lot, pursuant to Section 155.5601.1.b. Buildings 2 and 3 do not comply. NEW: The response states “Where applicable,…”. The regulation is applicable to all buildings. The primary entrance of Building #2 faces a parking lot.
5. Previous comment remains. Off-street surface parking located beside a building shall not occupy more than 25 percent of the parcel's street frontage, pursuant to Section 155.5601.C.7.c. Associated driving areas shall be included as part of such off-street surface parking. Address this issue for W. Palm Aire Dr. and Oaks Clubhouse Dr. NEW: The intent of Section 155.5601.C.7.c is for EACH street frontage for individual parcels to not be occupied by surface parking for more than 25% of that frontage. The percentage of street frontage on W Palm Aire Dr that is occupied by surface parking is 0%. Provide calculations for the street frontage on Oaks Clubhouse Dr that is occupied by surface parking for the Residential Parcel, as it appears to exceed the maximum allowable 25%.
6. Previous comment was partially addressed. Provide a black and white drawing of the Golf Clubhouse Elevations, with colors, finishes and materials keyed to the drawings. NEW: The black and white elevation sheet is inconsistent with the color elevations for the golf clubhouse. Show the Clubhouse Service Level on ALL elevation sheets for the golf clubhouse, so that the drawings are consistent.
7. Previous comment needs clarification to the response. Identify and label the outdoor seating/dining area on the site plan. NEW: Identify the individual elements in the area labeled “outdoor seating area.” Also, clarify whether the area labeled “outdoor terrace 2,500 SF” will include outdoor seating or seating for the clubhouse restaurant.
8. Previous comment remains. Provide a grading plan. NEW: The response states that a Grading Plan in included with this resubmittal. However, a Grading Plan was not found. Please clarify on which sheet the Grading Plan can be reviewed.
9. Previous comment remains. On the Paving and Drainage Plan, label the surface materials (asphalt, concrete, pavers, etc.). NEW: Include ALL areas such as but not limited to the residential pool deck, sport court, golf cart path, etc.
New Zoning comments:
10. The Site Data table for the Residential Parcel indicates 325 units. Address this issue.
11. The Site Data table for the Golf Clubhouse Parcel indicates lot coverage of 18.3% which exceeds the maximum allowable lot coverage of 10%. Address this issue.
12. Sidewalks must be a minimum of 5 feet wide in residential Zoning Districts and 7 feet wide in commercial Zoning Districts, excluding the two-foot vehicular overhang. The commercial sidewalk width regulation is applicable in the PR Zoning District for the Golf Clubhouse portion of the development. A dimension on the site plan shows a 6-foot sidewalk including the vehicular overhang in the residential portion and a 5-foot sidewalk in the Golf Clubhouse portion of the development. Revise the plans to provide residential sidewalks at least 5 feet in width not including the vehicular overhang (at least 7 feet in width overall, including the vehicular overhang), and 7-foot sidewalks for the Golf Clubhouse portion of the development.
13. Facades of multifamily residential development facing a public street must incorporate wall offsets, in the form of projections or recesses, spaced no more than 30 feet apart. Wall offsets must be a minimum of two feet deep or projecting a minimum of two feet, pursuant to Section 155.5601.C.3.a. Revise the Residential Clubhouse and the Gym buildings, both included in the multifamily residential development.
14. The Golf Club Accessory Structure must comply with the fenestration and transparency requirements of Section 155.5602.C.7, Fenestration/Transparency. Provide figures on sheet GCA-2.1 for the area and percentage of the street-facing façade that is occupied by windows or doorways. At least 30 percent of the street-facing facade area of the ground-level floor of buildings (as measured from the grade to the underside of the eave, top of the parapet, or the story line denoting the second floor) shall be occupied by windows or doorways. All ground-level windows on street-facing facades shall be transparent. Provide a specification with the reflectance level and light transmittance value for the glass.
15. The elevation sheets indicate that there are two types of Building Type 1 and three types of Building Type 2. Indicate on the site plan the specific building type for each of the five buildings.
16. Add the trellis material and color to the Color Scheme Key on sheet GCA-2.1 for the Golf Club Accessory Structure.
17. Verify the type of roof tile that is proposed for the buildings. The Color Scheme Keys on the elevation sheets list flat tile, but the elevation drawings show barrel tile. Various elevations include call-outs for barrel tile.
18. The dog park fence appears to be approximately 5 feet from the perimeter fence which will create a relatively unusable space. Consider eliminating the fence segment running parallel to the perimeter fence and connecting the dog park fence to the perimeter fence, or relocating the dog park to an interior area of the Residential Parcel. Be advised that the fence height cannot exceed 4 feet at the location shown on the site plan.
19. The site plan shows multiple conflicts between light poles and trees that will be preserved in their existing locations. Revise the photometric plan to provide sufficient clearance for the canopy size of each preserved tree.
20. Consider adding bike racks near the entrance to the Residential Clubhouse and Pool.
21. Label all elements on the site plan including but not limited to the type of outdoor sport court, outdoor features, fountains, etc.
22. Please have the site plan signed and sealed
Zoning comments to remain as conditions of approval (unless sufficiently addressed prior to site plan approval):
23. The final configuration of the individual parcels that would be created as a result of this project must be coordinated and established in Broward County records prior to permit approval.
24. The Flex application (PZ#23-05000007) must be approved in order for the Major Site Plan application to obtain approval for the proposed 270 units.
25. Provide a copy of the final Plat prior to permit approval.
26. Address issues related to existing utility easements.
27. Multiple agreements and legal documents will be needed for the project prior to permit approval including, but not limited to a cross-access agreement between Parcel A and Parcel B, a unification document for the Golf Clubhouse Parcel and the Golf Course itself, a legal document for the golf cart path to traverse the Residential Parcel, a valet parking agreement (unless the remote parking lot and tandem parking is removed from the project), a 30-year declaration of restrictive covenants for the 39 affordable units.
ENVIRONMENTAL SERVICES/SOLID WASTE
Plan Reviewer: Beth Dubow | beth.dubow@copbfl.com <mailto:beth.dubow@copbfl.com>
Status: Pending Resubmittal.
1. The staging areas must be accessible for a garbage truck, preferably with 40 feet of straight access for a truck to collect from the staging areas. Additional labor will be required where this is not provided and may result in higher service charges for garbage collection.
2. Since the garbage will be rolled out for collection, only 4-yard containers or smaller need to be used for this site.
3. The staging area for Building 5 is too far away from the clubhouse/pool/gym. Please provide the amenities building with its own staging area and storage for a 2-4yd dumpster.
4. Provide straight and direct paths from all trash rooms to its assigned staging area.
5. Provide a circulation plan that shows all the turning radii MEASURED IN FEET (not auto-turn) along the path a garbage truck would need in order to provide service to all buildings on this site. Minimum inside radii are 35 feet; minimum outside radii are 50 feet.
NOTE: Recycling collection is not required, but it is highly encouraged. Commercial recycling collection service may be obtained from a recovered materials hauler. Rental apartments are considered commercial use as it pertains to garbage/recycling collection.
NOTE: As stated in the Pompano Beach Code of Ordinances, Chapter 96, including Section 96.12(D)(1), all construction and demolition debris removal is the responsibility of the owner. All solid waste generated within the geographic boundaries of Pompano Beach shall be collected by the franchise collector (Coastal Waste and Recycling at the time of this writing) and disposed of as directed by the city disposal agreement. All materials shall be generated from the property on which the materials are placed for removal. Information regarding container size and hauling costs may be found in Chapter 96, Section 96.13.
NOTE: Additional comments may be necessary based upon revisions, additional plans and/or documents. Contact Beth Dubow at 954-545-7047 or beth.dubow@copbfl.com should you have any questions or concerns regarding this review.
BUILDING DIVISION
Plan Reviewer: James DeMars | james.demars@copbfl.com
Status: Authorized with Conditions.
Advisory Comments
A preliminary examination of the documents has been performed; additional comments may apply when completed plans and/or specifications have been submitted for permitting to the building department.
Buildings shall comply with all local, state and federal codes in effect at time of application, including FEMA Floodplain, NPDES and HVHZ regulations.
FBC_BCA 105.2.3 Public service agencies/other approvals. The building official shall require that the laws, rules and regulations of any other regulatory AHJ, and where such laws, rules and regulations are applicable and are known to the building official, shall be satisfied before a permit shall be issued. The building official shall require such evidence, as in his or her opinion is reasonable, to show such other approvals.
City Ordinance 53.16(A)(1) Construction sites and construction activities. construction sites and operations shall be required to maintain during and after all construction, development excavation or alteration operations, structural and non-structural best management practices with the intent to reduce pollutants and sediment in stormwater runoff.
City Ordinance 152.06(A): If applicable, contractor shall provide temporary screened fence complying with City Ordinance 152.06(B) through 152.06(G).
FBC 3306.1 Pedestrians shall be protected during construction, remodeling and demolition activities as required by this Chapter and Table 3306.1. Signs shall be provided to direct pedestrian traffic.
City Ordinance 152.25(A) Site plans and construction documents, Information for development in areas with base flood elevations. The site plan or construction documents for any development subject to the requirements of the floodplain regulations shall be drawn to scale and shall include, as applicable to the proposed development all sections from: City Ordinance 152.25 (A)(1) thru City Ordinance 152.25 (A)(7). Delineation of flood hazard areas, floodway boundaries and flood zone(s), base flood elevation(s), and ground elevations if necessary for review of the proposed development, etc. residential buildings shall comply with City Ordinance 152.29(C)(1)(A).
FHA Title VIII of the Civil Rights Act of 1968, commonly known as the Fair Housing Act, prohibits discrimination in the sale, rental, and financing of dwellings based on race, color, religion, sex, and national origin. In 1988, Congress passed the Fair Housing Amendments Act. The Amendments expand coverage of Title VIII to prohibit discriminatory housing practices based on disability and familial status. Now it is unlawful to deny the rental or sale of a dwelling unit to a person because that person has a disability.
FBC A201.1 This code establishes standards for accessibility to places of public accommodation and commercial facilities by individuals with disabilities. All new or altered public buildings and facilities, private buildings and facilities, places of public accommodation and commercial facilities subject to this code shall comply with 2020 FBC Accessibility.
FBC A221.1.1 Florida vertical accessibility. Nothing in this code relieves the owner of any building, structure, or facility governed by this code from the duty to provide vertical accessibility to all levels above and below the occupiable grade level, regardless of whether the ADA standards for accessible design require an elevator to be installed in such building, structure or facility.
FBC A206.2.1 Site arrival points. At least one accessible route shall be provided within the site from accessible parking spaces complying with FBC A502 and accessible passenger loading zones complying with FBC A209; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve.
FBC_BCA 107.3.4.0.6 Compliance with the specific minimum requirements of this code shall not be in itself deemed sufficient to assure that a building or structure complies with all of the requirements of this code. it is the responsibility of the architect and/or engineer of record for the building, structure or facility to determine through rational analysis what design requirements are necessary to comply with 2020 FBC.
1. FBC_BCA 107.1 As per the building official, separate building applications will be required for erosion control, site work, temporary fences, monumental signage and miscellaneous site structures.
2. FBC [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, chutes…etc.), necessary to show compliance with applicable codes; shall be approved by the architect or professional engineer and submitted to the building official prior to installation.
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 architect’s or engineer’s knowledge, the plans and specifications comply with the applicable minimum building codes and the applicable fire-safety standards as determined by the local authority in accordance with this section and chapter 633, Florida Statutes.
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).