Planning & Zoning Board - Regular Meeting

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Right. Call to order the um March 25th, 2026 PNC meeting. Bobby, call the role, please. Rich Deli, I'm here. Gigi Dubc, present. Paul Fischer, here. Robert Hartzello here. Tundra King here. David Mingus here. Fred Stacer

here. Mr. Mingus is sitting in for Mrs. Coleman tonight.

Next item on our agenda is our traditional moment of silence. So, if you would for the next 30 seconds, um, please be quiet. Thank you. Okay, apparently Bright Line didn't listen to me. Whatever. You know, nobody does. So, anyway, next item on our agenda is approval of the minutes of February 25th. Chair will entertain a motion. So, moved. We have a motion. Do we have a second? Second.

We have a motion and a second. Um, are there any questions, adjustments, anything to the minutes? Seeing none, Bobby, call the role on the minutes. I'm going to give Miss King the second motion on that one. She beat you by half a second. Uh, Rich Dally, yes. Tundra King, just under the wire there. Gigi Dubc, yes. Paul Fischer, yes. Robert Hartzell, yes. David Mingus, Fred Stacer,

yes. Okay, thank you very much. Um ne next item on the agenda is new business and um item number one is flax warehouse a major site plan PNC 24-12 for zeros 25 Mr. Chair, just before we do that, there was a error in the agenda. Um, oh, we didn't swear people. Yes.

Ah, see I I'm like a robot, man. I just whatever is written down here is what I do. Okay. So, um, anybody who's going to speak tonight um, at this moment, you need to stand and be sworn in by the, uh, Bobby. Thank you. If you're going to stand and uh, speak today, please stand and raise your right hand. Do you swear or affirm that the evidence you're about to give will be the truth, the whole truth, and nothing but the truth? Okay. Thank you.

Thank you very much. Now, we'll move on to new business. Um, item number one, Flax Warehouse. It's a major site plan, PNC 24-1240 25. Uh, address is 1220 Southwest 12th Avenue. And Mr. Kat's presenting for us tonight. Thank you. Good evening. Thank you, Mr. Chairman and board members. I'm Jonathan Caddyy with development services and the subject for discussion is Flax uh warehouse major site plan. Here is the location and aerial view of the property. The property is located on the east side of Southwest 12th Avenue between Southwest 8th Street and Southwest 13th Court. The site address is 1220 Southwest 12th Avenue, PMPO Beach, Florida 33060. The site is boarded by general industrial zoning designation on all sides. The applicant is requesting a major site plan approval to construct an addition to the existing warehouse, which is a two-story office building. The existing warehouse is 5,045 square ft and the proposed addition is 2,86 ft. 286 square feet reflects the total enclosed floor area of both uh both stories, 1,513 ft for the first floor, uh 1,00 I mean for 1,293 ft for the second floor and the site has 22 parking spaces and is proposing landscape modifications. The proposed height of the addition is 23 feet. The subject is zone industrial and has an industrial land use designation. The subject side has received approval for a variance to permit construction of the addition uh maintaining the current

non-conforming interior sideyard setback of zero feet along the south property line in lie of the 10-ft setback required by code. Here is a view of the floor plan of the addition. On the left is the first floor, the second on the right is the second floor. Should the board find that the application has provided competent and substantial evidence to satisfy the review standards for major site plan approval, the development services department recommends approval of the major site plan subject to the following comments and conditions. The property above Southwest 12th Avenue South Andrews Avenue and Southwest 10th Avenue. According to the survey, there is a 50 foot to the center line of Southwest 12th Avenue and 30 foot to the center line of Southwest 10th Avenue. According to the Brow County traffic ways plan, 106 ft is required for South Andrews. So, an additional 3 ft will be required to be dedicated. 60 ft is a sufficient rideway width for the Southwest 10th Avenue. According to chapter 100 of the court ordinances, upon resubmitt and concurrent with the building permit application, plan must demonstrate a three-foot dedication on Andrews Avenue. Standard conditions of approval and or specifications required prior to building permit, zoning compliance permit issuance provide evidence that the development achieves at least 12 sustainable development points as described in the sustainability narrative submitted to the DRC by the time of building permit approval. Plans are subject to compliance with all applicable code requirements included, but not limited to DRC comments issued for the site plan. Landscape and irrigation plans must comply with all zoning code requirements as verified by the city's urban forestry division. A copy of the approved accepted plan

approved by the brow county brow sheriff's office must be submitted for zoning compliance permit approval and substantial compliance with the plans as submitted with this application. This concludes my presentation. I'm happy to answer any questions on behalf of staff and the applicant is also in attendance to present their case for the item.

Okay. Thank you. Um anybody have any questions for staff? We move to the applicant. Okay. Seeing none. Applicant name and address and um give us your story. Good evening, uh, chair, members of the board. My name is Brian Bulock with the Bendic Bulock Group. I'm the architect of record for this project. Uh, we're here tonight, as you know, for a major site plan application for proposed office warehouse addition at 1220 Southwest 12th Avenue. The subject property is zoned I1, General Industrial. Uh, the applicant is Flax Painting and Restoration, and the property owner is 1220 Holdings LLC. I'll walk you through the project, the site design, and then address each of the 12 site plan review standards under section 155.2407.

Um, Mr. Bullock. Yes. Before you proceed, could you just also give your address for the record, please? Yes. So, um, Brian Bullock, Architect of Record, uh, 1525 Northwest Third Street, sweet number one, Deerfield Beach, Florida, 33442.

Thank you, sir. Uh just a little bit about the applicant. Uh Flax Painting and Waterproofing has been a part of the community since 1993. Over 30 years of high-rise restoration work here in South Florida. They specialize in multi-residential, commercial, and industrial projects. Their clients include uh Embassy Suites and Double Tree Hotels. They're endorsed by Benjamin Moore and Sherwin Williams. What distinguishes Flax is that every member of their team is a direct employee, not a subcontractor. All of their equipment is company-owned, and this company is built on accountability and craft. They've recently acquired this property to establish their permanent home in Pmpo Beach as headquarters. This building is designed to reflect exactly who they are. Here is an aerial picture. Uh the subject property, as we mentioned, is located on Southwest 12th Avenue. It's an established industrial corridor. As you can see from the aerial, the site is surrounded by compatible industrial and commercial uses. The property has direct access to 12th Avenue with no residential adjacencies that would require additional screening or buffering considerations. The site context is straightforward, industrial. This is the right use for the right location. The existing building is a warehouse that was constructed around 1967, approximately 5,000 square ft. A second addition was constructed in the year 2000 on the north side, adding approximately 1,760 ft of metal roof to space, bringing the total existing footprint to roughly 6760 ft. The proposed addition is a new two-story structure on the west side approximately 50 feet by 30 feet or 1500

square feet providing office space for the business. The building has been under new ownership and the facade has not previously been improved or modernized. This is just an image of the existing site. It's a survey the existing building highlighted in green. Um I wanted to flag this setback condition proactively for the board. The original warehouse was built with a 6 in interior sideyard setback along the south property line. A condition that predates current zoning which requires a 10-ft side setback. The zoning board of appeals has already addressed this. A variance was granted under case number 25-11000015 decided on September 18th of 2025 that permitted us with a 0 foot south interior sideyard setback for this addition. The new construction does not further encroach beyond that approved variance condition. The vehicular access remains off of uh Southwest 12th Avenue. The existing paved driveway parked and on-site uh parking and on-site circulation are unchanged. Loading operations remain the same on the north side and service at the rear. So, our design our design approach was pretty simple. It's organized one central idea, a craftsman's signature on his own front door. These principles drive the facade hierarchy. The entry tower steps forward and declares itself as the primary element. Scale horizontal stucco reglets organize the building into a base, a middle, and a cap, shifting to a finer pattern at the entry to signal arrival and craft. This is a stucco contractor's building with for their headquarters. The finish on this facade is a direct demonstration of their capabilities. The entry tower. The tower is 19'6 wide and it rises 27 ft and projects 12 in forward from the building facade. That projection creates a real shadow and

depth enough to read as a distinct element from across the street. Two-story glass facade opens the entry to atrium and natural light. A canal levered canopy provides weather protection and marks the door. Flanking pyasters carry a tight reglet pattern that gives the visual weight of stone cladding. Entirely made in stucco. This is the concurrent building design component that the board is also reviewing tonight. Material and craft. Stuckco is flax medium. They spent 30 30 years restoring on South Florida's most demanding high-rise buildings. What you see on this facade is razor sharp reglets, reveals, controlled texture, and absolute consistency across the plane. The hallmarks of a company that has been cutting precise details into high-rise facads for three decades. The reglet scale shifts from broad and civic on the building face uh up to the t uh to fine and tie-like at the entry. The scale announces arrival. The building is in the truest sense a portfolio in built form. a little bit on code compliance. Um the comprehensive plan consistency uh standard one um the property carries an industrial land use designation. A contractor's office and warehouse is entirely consistent with that designation. No land uses uh change is proposed. Uh for standard number two, district use and dimensional standards property is I1 in uh general industrial contractor use office is permitted use under section 155.42. 4220.A the dimensional standards are met with the exception of one being that south yard sideyard setback that I mentioned um and it's already been granted to variance under case uh that we previously mentioned as well. Um the new addition aligns with the existing footprint and does not encroach any further. Uh standard number three development standards under article 5 uh full compliance with article 5 as a

major site plan. The full sustainable development standards apply and the project achieves 14 points. I'll walk you guys through that in a moment. um applicable other applicable standards. This application is submitted as a major site plan consistent with the thresholds under section 1552407.B. The industrial st design standards under section 1555603 are addressed concurrently through the building design application as required by the variance order. Prior development orders the variance order itself conditions approval on obtaining this major site plan and building design approval. So this application submitted is a direct fulfillment of that condition. The north side edition was constructed in the year 2000 was built under applicable permits of record and so no conditions conflict. Uh concern concurrency has been completed per chapter 154. This is an expansion of an existing industrial facility. No new concurrency demands are triggered for vehicular access. Accesses still uh via Southwest 12th Avenue. The paved existing driveway and on-site circulation are unchanged. Loading remains on the north, service at the rear, separated from parking and drive aisles. Uh wellfield protection ordinance. The proposed use is an office space and tool storage. There is no storage of hazard hazardous materials in quantities that would trigger wellfield protection licensing consistent with the uh standard industrial operations. Two-story glass enclosure provides natural surveillance and compliance with SEPTED standards. Uh the divine portico also supports territorial reinforcement and the entry reads clearly as a controlled private uh business entrance. The building faces the street consistence with natural um access control princ principles. As far as fire codes, full compliance with the Florida Fire Prevention Code, fire access, sprinklers, egress, life safety provisions will all be coordinated with the fire marshall during permitting. Um no environmentally sensitive lands are present on on site or adjacent to the

site. The mature tree canopy and landscape buffer along with the south property line will be preserved throughout construction. Um there's no conflict with the transportation corridor study. No access changes, no corridor impacts, no rightway modifications along Southwest 12th Avenue. Uh about sustainability, the project earns 14 sustainability points, eight for hurricane resistant construction uh designed to withstand a 200 mph wind load, well above the standard code requirements and ensuring long-term resilience. Four, for infill development and on a previously developed urban site, contributing to compact land use and the revitalization of this established industrial corridor, and two, for a white reflective roof on all surfaces, reducing urban heat island effect. 14 total points, full compliance with sustainable development standards as required for a major site plan. This is what the completed project looks like from the street. The entry tower reads clearly as the primary element. The stucco finish, the reglets, the reveals, the canopy, the two-story glass, all of the elements work together to create a building that is modest in scale, honest in material, and unmistakably well-crafted. A 30-year PMPO business is investing in a permanent home, and they've designed it with the same attention to detail that they bring to every high-rise that they restore. We believe this application satisfies all 12 of the site plan uh review standards under section 135.2407.e. the use is consistent with the industrial land use designation in the I1 zoning district. The ZBA variance for the southside sideyard setback has been granted and the design achieves full compliance and 14 sustainable development points. We appreciate the board's time tonight and we welcome any questions.

Thank you very much. Um, anybody have any questions of the applicant? Um, I just needed to ask one question just for the record. The um the two uh conditions of staff your um your client is in fine with Yeah, we accept all conditions. Okay. Okay. Anybody else? Okay. Anybody in the audience want to speak on this side? Seeing none, we'll close the public hearing portion and bring it back to the board. There are no other questions. The chair will entertain a motion on item number one. I'd like to make a motion, Mr. Chair.

Yes, Mr. D. Go ahead. In consideration of planning and zoning application number 24120000000025, I move that the board finds that competent and substantial evidence has been presented that satisfies the review criteria and approves the major site plan with the two conditions subject to I'm sorry subject to the two conditions provided by staff. Have a motion. Do we have a second? Second. Okay, we have a motion and a second. Are there any questions on the motion? Okay, seeing none. Bobby, call the role on item number one. Rich Deli, yes. Robert Hartzo, yes. Gigi Dubc, yes. Paul Fischer, yes. Tandra King,

yes. Uh, David Mingus, yes. Fred Stacer, yes. Okay, good luck with your project. Thank you so much. Good evening. Thank you very much. Good. It's good development right there. I like that. Okay. All right. Moving on to item number two. Um,

this is Tori. Uh, another major site plan, excuse me, PNZ 25-124016. Um and the project's at 4211 North Federal Highway and so you're presenting ready. I am ready.

Good afternoon chair and board members. Saulana planer development services. Um I'm here to briefly present the Satori major site plan application. The applicant team is also here with their own presentation and they will present after me. Uh first the location. U many of you may be familiar with this location right currently it is a vacant hotel I believe it was called the Haven Hotel um and it's currently um um I believe demolished as of today um to the rear of this of this uh development is North Broward Park and to the south of this development is single family and multif family development um and I wanted to talk to you about the site plan. Um the this project is similar to Vera that you saw I think you're seeing Vera next month again uh where they're using uh Brower County policy to create density because they're in a commercial uh area and zone. Um so in order to get that residential uh density that they that they want for this parcel, they would have to use Broward County policy 216.4 4 um which requires them to provide for this project specifically 27 affordable units and provide ground flooror retail along Federal Highway. Um they are committing to providing 20 the 27 affordable units uh which is part of the condition number one where prior to building permit approval we will need a recordordation to be uh a covenant agreement to be recorded prior to getting them approved but we need to know how many units the mix and the rates um prior to getting that approval. So that's condition number one. Um they are providing 31 parking spaces and I do want to note that um they are not requesting any they're not using any

parking incentive. So they are parking to the full extent of our code. Um so 300 parking spaces will be for the for the units themselves and the rest will be for guest parking and for the retail. So they are there's no incentives and there's no um reductions and currently the site is not platted and it's not unified. So prior to building permit approval they will need to be platted um plats no longer come to the planning and zoning board. So you may have you may not see it and they will be required to be getting uh the the three parcels unified prior to building permit approval. Um this also I also want to note that the parking garage contains majority of the uh parking spaces and oh and actually um now that I remember the AAC wanted you to all know that during the last meeting um the applicants agreed to put pavers instead of the concrete and asphalt on the driveway due to that short um they just got approval March 3rd. Um during that short period we were not able to change all the plans. So we were able to change at least the site plan to show that they will be pavers. So prior to building permit approval they will need to update all sheets and primarily that would impact the civil sheets. Um so we'll take care of that in the staff level. Um I wanted to talk about how we got here. Um the biggest challenge for this project was that to the south of this um development which is not 90 ft there is single family and um multif family. So this is the last rendition that we saw because other renditions were a little closer. So we had to push the building back. Um not only because the code requires it but also from if you live as a single family home you want that distance. So in order the code requires

them to do a type-c buffer the code requires 20 feet. They are providing 10 feet sorry 27 feet. Um in addition there is also another 10-ft utility easement in the middle. We don't count that towards their requirement or towards any bonus but I just wanted to put that out there. Um so 27 from property line to the start of the garage. After 40 ft um they're set back an additional 100 ft from the property line of the single family home. Um so we did were able to feel comfortable with staff that they met the core requirement to have that height transition from the single family home and this only impacts that uh south side um because the other sides are commercial. We don't have those requirements and then neither do we have those requirements for the park as well. So it was just for that residential area. Um that type C buffer is going to be 27 ft and it is required to have an 8ft wall as well. Um these are the major site plan review standards as detailed in the staff report. Um staff review all these standards and we are confident they meet the they meet them. And now I have to read the um the recommendations into the record. Should the board find that the application has provided competent substantial evidence to satisfy the review standards for major site plan approval, the development services department recommends approval of the major site plan subject to the following comments and conditions. Submit a recorded declaration of restricted covenants specifying how the units and with what unit mix will be reserved for qualifying tenants as a affordable housing deed restricting the affordable units for a minimum of 30 years for the minimum number of units necessary consistent with grower county policy 216.4 Four, submit for department review prior to recordation. Number two, update all civil engineering sheets to match the site plan where papavers are indicated in accordance with the architectural appearance

committee condition. If pavers cannot be installed as described above, the project will return to the ASC for an alternate PA layout. Number three, the plat must be approved by Brower County Planning Council and recorded with Brower County Records prior to the approval of the building permit. A unit of title shall be processed and recorded prior to the building permanent approval. Number five, prior to building permanent approval, the applicant must coordinate with the urban forest stream to address balcony encroachments into the required landscaping areas specifically along building sections 1 8 and 9 as identified on sheets LP7 and LP8. Proposed balconies must be reduced as necessary to provide the required unobstructed landscaping area open to the sky. Now for this condition, I want to note that we already received uh an answer from the applicant team due again to the short notice. Um urban forestry is not able to verify that at this stage, but they will for the building permit. Sometimes I like to put these conditions so I remember them. Um but urban forestry will verify them at the time firm approval. Number six, in all new development, all overhead utilities located on the development site and on along the public rideway fronting the development site must be placed underground to the maximum extent practical, provided that the development services director can wave this requirement where the relevant utility company demonstrates that undergrounding will be detrimental to the overall safety or the reliability of the circuit pursuant to section 155.59. Should undergrounding prove to be unfeasible due to sight constraints, the applicant shall provide conduits to accommodate future undergrounding along federal highway. And number seven is our standard conditions of approval for um before we issuance a site plane permit. Thank you. Uh the applicant is here uh and so they have an uh Yexi uh and she has an uh presentation for you, but if you have any questions, I am happy to answer right now.

Okay. Does anybody have any questions of staff before we move to the applicant? Okay. I I just have I do have one question. I want to make sure I understood what the the um undergrounding thing discussion is. So, if they're leaving overhead uh power lines that they still have to run conduits what under a new they're going to tear out the sidewalk and build a new sidewalk or something because it would have to be in the rightway, right? So, um, at this point, we don't know with federal highway. I mean, right now, they didn't have to provide any of the additional dedication. I don't know where those conduits would be.

Yeah, I don't know. It's probably within an easement already, though. It's just it's overhead right now instead of underground. But I was just curious what that meant.

Sure. I'll just kind of talk about that briefly. Max Williams, Principal Planner Development Services. Um the overhead wires are within the right of way, but they do preclude the ability to have canopy trees where the street trees would be required. Um so we always encourage the undergrounding. The width of this lot is not really one where I would see FPNL recommending the undergrounding. In other instances where it's along a corridor and undergrounding is not feasible for whatever reason. Lately, we've been requiring that they install the conduit so that in future conditions when properties on either side have the u redevelopment opportunities or whatever it may be and we get an opportunity for undergrounding that would not be feasible but for the conduit already being installed on the adjacent properties, we'll be able to move forward with the undergrounding on those adjacent properties through this property. Typically when FPNL provides undergrounding that is on property within an easement. Um and so that um will have to be something that we sort with FPNL at this time. We'll have to get a spec detail from FPNL for the product that they want undergrounded the location that's permitted and how that might impact any of their site features. Great. Thank you. Okay. Um with and nobody else had any questions yet, right? Okay. Miss applicant, name and address for the record, please, and give us your spiel.

And good evening, everyone. For the record, my name is Jaxi Shamber, and I'm a land planner located at 950 Peninsula Corporate Circle, sweet 1017, Boca Raton, Florida, 33487. And I'm here on behalf of the property owner, uh, 4211, uh, NFD LLC. And with me this evening is the property owner along with all of my team of consultants. In case you have any question, I may not be able to be answered. I'm going to skip this part so you already know where it's located. The land's destination is commercial general business zoning designation and is with a Highland neighborhood plan. I'm just going to run this really quick. Um, as I already mentioned this, but the per the property adjacent immediately parson for the existing uses. It is funeral service to the north and shopping center, office and three single family homes to the south. um the public park to the west and the car dealership to the east. The property has currently a motel for 61 rooms um uh been approved via entitlement since 1975 and that's still the case today hopefully up to tonight. Um we are requesting your approval today for a major um site plan for an eighttory mixeduse development. This one is composed as AR mentioned 187 residential units of which 27s are have to be allocated as part of the work for housing moderate income category about 20 uh 4,000 square feet of commercial uses and a fourle garage and again just to be clear no variances or um administrative adjustment are being required as part of this development. S did actually mention this one but I just want to run it really quick. In order for us to increase our density from 45 units to an acre to 69 units to an acre, we um utilize the Broward County policy to 16.4 for mixed use development. There are eight criterias that must be met in order for us to um

to be allowed to utilize it. We meet all of those criterias and we were able to increase our number of units from 20 122 units to 186 as 87, I'm sorry. And as part of this one again, 27 of those have to be affordable housing. um in the category that's been selected by your department is the moderate income. I do want to clarify during this process that all of the units will have um will be distributed throughout the entire development and the size and the materials will be exactly the same as the marker rate units. This is the design um site plan. This design configuration again showing that the main axis ingress and ingress would be from the north is cornered to fer highway um all along the north parallel portion of our parcel halfway through a parcel we make a 90 degree turn south to connect us to northeast 19th Avenue. However, it's important to know that this access on 19th Avenue has only been um allowed by the fire department for the fire trucks of first emergency trucks only um not for the residents and guests of the community. We also have pedition connections all the way from the mayor roadway to each one of the buildings and throughout the development. And we have four big mass buildings that have um multiple uses in each one of them which are connected through bridge-like hallway between them. Again we in terms of parking we are required 388 parking spaces. We are providing 341 313 parking spaces are in the garage and about 28 parking spaces are on the on street. This is primarily for the ADA, the guests and some of the um in all of the retail and the rest of them in the garage will be for some of the guests and all of the residential units. And as again as I will mention, no parking reductions are being proposed with this development. This is just to show you really quick that we are meeting all of your previous

and impervious requirement per your code. This is the um required landscape uh per the sections of your code. As he mentioned, we are required to provide a 10- foot wide type A landscape buffer on the north, east, and west. And we are proposing that on the south property line though, because we have those three single family homes, we are required to provide a 10 foot wide um landscape buffer with 22 trees and a wall. We are proposing 27 feet, 29 trees and an 8 foot wide uh pre-cast concrete and panel that will be done in um in a stock. As part of the fire department, we are providing an emergency access gate with a nap box um connecting us to um the n 29th street. And for this one, we are proposing a 4ft high black vinyl coated um ch uh fence. And we also providing the fence and the gaze around the dock area and also to the private residential access to the parking garage. This is just a really quick rendering of the um landscape plan provided in one of the amenities for the pool on this fifth floor. In terms of the architecture, I'm just going to show you the elevations first and then I'll show you perspective. But really quickly, this is just to show you that the code requires us to go as high as 105 ft and all of um elevations we are proposing 90 feet. This is to the south and this is to the east. To the east, we decided to increase the elevation to include the single family homes. So to my left, you guys can see the little uh single family homes outside our property line. So I just want to show you really quick the the distance that s was mentioned earlier between the single family home property line to our property line that is a 10 foot wide uh buff uh utility easement. from our property line to the garage is 20 about 27 feet. From our property lines to the first residential unit is about 63 feet. So as you can see the combination of all this uh that

distances about 100 ft distance from the first uh residential unit. So none of the single family home residentials or any of our future residents will be able to see each other. This is just to show you really quickly via area where the 10 food utility ement is and also to show you a quick picture of where that area looks today. Again to the right was is the fence, the shrubs and the existing motel that will be demolished. That's where the new wall will be located. This one is multiple sections uh because it's going actually east and west uh in terms of elevation. So this is one of the sections, the second and this is the west elevation. Again, all of them 90 ft um in height. I'm going to show you a series of perspective how the development will be looking from multiple views. This is the entrant view with the canopy and the drop off area. This is on the fifth level. The first level is our amenity floor. So, we have uh pool area with kamana and a lot of space for the residents and their families. We're meeting all of the requirements for the sustain uh sustainable design criteria. As part of the mix development, we are required to provide 12 points um in terms of uh design sustainable designs criteria and we're proposing 14 and they all will be provided during building permit review. We made all of the um the elements uh uh and the site the the this statement and the plans for the septic and the life safety plans. They were all found sufficient and but they were told they were confident and not to present them out. However, they will be presented during the permit review process. We did not present any signage as part of this application but we will be presenting one during the permit review process. As S mentioned, um we were providing some

conditions of approval during the site plan review process. Um so staff recommendations. Uh this one were some of Oh no, I'm sorry. This is regarding the site plan uh review standards. We're meeting all of the um standards for the site plan review. Regarding the conditions, we're um in a in um in agreement with all the staff conditions of approval. We're also in agreement with all of the AAC conditions of approval that were provided on March 3rd. And today we also be in agreement with all the conditions of approval that were presented in your staff report. Before I move forward, I just want to show you really quick what this development have done for similar projects in neighborhood uh cities. This one is a similar development that was done in plantation. This was done in SARS. This one was done in Bon Beach and this one is currently under construction in Delray Beach. And we hope that Sattori is the next one in Panovich. Thank you so much and I'm here to answer any questions.

Okay, thank you. Um, okay, questions. Mr. Deli, you go first. Hey, uh, project looks great. Um, thank you. Four buildings, right? Thank you. Yes, sir. Okay. Um, when we think about like families that are going to be in the community, um, some of them are probably school bus to different locations for schools. Uh, do you guys have like a designated pickup drop off zone because there's going to be traffic going in and out. So, I don't want somebody to be, you know, in a dangerous situation. Correct. Can you hear me for? Yes.

Per the review with the school district, we already cons submitted a concurrency review with the school district. There will be a location right in front of we still don't know exactly when it's be located. We have to do it after we submitted um all of the engineering plans for the roadway and we talked to FDOT, but there will be a bus stop outside our development for the kids outside like outside our development. Yes. On on federal federal highway. That's what we were told as of right now. So, we don't know if the buses will be coming into the community. However, we do have enough space and the turnaround for the bus to make the turn.

Yeah. I just I right on federal like where's the bus going to stop? Is that going to cause traffic? Is that going to cause backup? That kind of thing. I'm just curious like if there's an opportunity for you guys to put it inside the community in a safe spot where the bus could turn around. I think that would be a much better idea in my opinion. We're open for it. It's not up to us. It's up to the the the school district and the the rightway. Yeah. I'm just sharing my thoughts. No problem. Thank you. Anybody else? Good evening. How many um um apartments you said would be for the workforce housing? What was the number? 27. 27. 27. Yes, ma'am.

Can you advise that they would have the exact same layout as the other ones? Yes, ma'am.

And as I mentioned, they will restricted. Um, so that uh cabinet has to be completed prior to us submitting building permits. Um, my other question is this a very large property. Uh, I don't I didn't see it on the septet report, but are you all willing to um work with the sheriff's office with their real-time camera system? Absolutely. The cameras will be provided as part of the development. Yes. And we already have the plan ready to present it to the sheriff's department for approval and it's time prior to submitting the building permits.

Thank you. Thank you, Mr. Harshell. I have a question about the the mixeduse component. Is it retail? Yes, sir. And where is where is that located on? I didn't kind of you kind of ran f through it really fast. If you can show it's facing uh give me one second because I actually this time we do have so that's the retail it will be right um front end for highway on the on the ground floor and where where's the parking for the retail

the parking for the retail let me see if I can show it on the side plan and it's actually on the ground floor that's where the commercial uses all right so here on site plan. You can see on the I don't know if you can see the parking on the east side right behind the building on the bottom right on the on the souththeast portion of the development. I don't think I can show doesn't go that far, but that's where the parking is. We have an additional about 20 more than 20 parking spaces to be located for the all of the commercial uses and the guests. So the parking well it looks like the parking is on the west

right behind the building. Yeah. Yeah. Yeah. Right behind the first building facing Norfero Highway. How far of a walk is that to the retail area if you want? Stuff is recommended and maybe we can show another way to show you the park again. It's not talking into the microphone.

I'm just going to show you really quick to move it. Can everybody see right now? So, this is where the parking for the um commercial uses will be. And this is where the buildings where the building is. So that's a 31 I'm sorry. Go ahead. Those were the 31 parking spots that you were alluding to earlier.

On the bottom on the ground floor there with uh about 28 parking spaces. Yeah. But we only require for the commercial use. If you don't um give me one second. For the commercial use, we only are required uh five parking spaces. It's including disabled parking spots as well. Yes, ma'am. And the disabled parking spaces are actually Thank you, Matthew. Is there this one right in front of the building on the ground floor?

I see the retail. It's only what is it 20 2500 square feet of retail use component. That's correct. it it so that's small enough for the parking. My concern is we get a lot of the mixeduse projects in here and it's built in to the the cake that we're not going to move to try to rent them out. Do you does the owner have any have any plans or what's how are they going to move forward to get to lease the retail areas? Mr. Hartzel, I actually have a followup to that. Okay.

If they have any because they've done other projects. So, other projects that are currently mixed use, are those commercial spaces currently rented out? Right. Typically, like the one in Delray, sorry, name and address for the record. Mike Boxom. Uh, address 601, Broken Sounds, uh, Parkway Northwest, sweet 503, Boca Raton, Florida 33487.

Thank you, sir. Go ahead. uh in Delray what we what we did and and again it's only 2500 it's not very large so what we what we did there is I was as I was talking to the residents a lot of them wanted to use it as office spaces so we wound up breaking up into 500 square feet each and uh it's worked out really well I think it'd be a lot more if it were 10,000 square feet it'd be a little different but it's not that much space

sorry um I put that into the record. Uh, no, it would it would not be permitted to be an office for the um residents. It would have to be for the outside. Um, if they wanted to provide office spaces for the residents that there'll be an amenity, not a retail space for the public as required by the code. So, just put that out there. I think so. I mean, do you with the other buildings and I I'll go on Rich's u comments that with the other buildings. I mean, yeah, you you mentioned three buildings, four buildings that you already have. Do they all have a retail component or only?

Yeah, the one in Delray does have a retail. It's a mixeduse. That's the one we're currently doing right now. Uh there are it's 4,500 square feet. It's a little more than here. Uh it's similar setup. Ground floor and then above it is all you know residential. As of today, you really don't have a plan for what you're going to do with the retail component other than putting it on the plan.

You know, it's it's still early for me to try to lease it up. It's two to three years out. I I typ it's hard to find tenants that quickly. You know, in other words, no one's going to sign a lease that you can't deliver for a couple years. That's not my question. My question was whether there was a plan in place um to do so in the future. Um Oh yeah, of course. I mean, once I start the concrete work, typically I'll start looking for uh occupants.

Yeah, but the here's here's my problem that I have with a lot of the mixeduse plans we have that they like I said, they bake it into the cake. They they go, "Hey, I got so many units, right? I got so much density. I got these density bonuses for having mixed use. I build the thing and then I don't even bother renting it out because it's not what we do." No, that's I had the option. I wanted to have something there because Federal Highway is very busy. I mean, on the northeast corner you have a Publix. On the south uh southwest corner, you have another Publix. So, uh, I like having that component and because of the high traffic count in the area, we're going to have no no issue whatsoever getting it getting several tenants, you know, if we if we wanted to. It's not going to be we we plan on renting it. If I didn't want commercial, I wouldn't have done that. I I didn't have to.

Okay. Question. And I want to follow up on what he just asked. What what is the what is the uh floor height or it would be the ceiling height but not really the ceiling because the ceiling is what you put in later. Well, what is the ground to um to structure above that? How much how much in other words is is it uh and the reason I ask is certain things like restaurants don't fit unless they have a certain amount of height and stuff. 16 feet. Good. 16 feet a good good. Yeah, that'll that'll work. Okaybody. Anybody else? Is there a traffic study done? Yes, sir. Yes, ma'am.

Okay. Because obviously one of the complaints that we often hear about is is the traffic. Can you show me the um I guess the north side, the in-n-out entrance? I don't know which picture that was on. Oh, I have to go back to this one.

It seems like it's going to be a lot of traffic to come in and out of that way. But like I said, that's just one of the major complaints that we get. You have homes there. Um, a lot of people often come to the commission to discuss that. So, that was why I inquired about this.

No, no problem. I I just want to uh for the record um we did meet with FDOT. We did have an annual pre-application and it is located where um FDOT wanted the location and I also want to um just put into the record the hotel actually required trips are 487. This development is 503. So that is uh the difference is from 487 to 53 is not that much uh to be honest. So it's very similar to what's existing today for the hotel. That's accurate for now, but we have a lot of new things coming in the city of Pompo. So that's going to be right at embarking on the same time. We have a lot of major projects coming in the area at the same time. Your project if approved will be coming in the area as well. But thank you for answering my question.

Understood. Thank you. Anybody else? right here down this way. Yeah. Go ahead, Mr. Don. Um I'm just curious like what types of businesses are you targeting to try to put into that into that location for the retail. Like is there an idea and I'm just curious like your thought process because you mentioned the Publixes. So I'm just trying to get a gauge.

Uh so prior to Delray we built uh 40,000 square feet and it was it was a mix. It was right on 441. Um I have to be you know consider with the parking. I mean ideally uh I know there was medical with the existing hotel they had a dentist there and um and then in the back all the hotels but uh having a medical tenant in the front would be very helpful. Um, I think other retail uses, um, I personally at my other centers, the ones that are doing really well, there's an ice cream shop that does phenomenal. Coffee does really well. I I think I'm going to be able to pick uh I'm going to have a lot of choices because there's so much uh there's not a lot of vacancies in that area and there's a lot of traffic. I I'll have a my options. It's and again, it's 2500 square feet. It's it's not that much. Okay.

Thank you. Yeah. You're welcome. Um, anybody else or should I You're up, Mr. Chair.

Yeah. Um, since I've been on this board a long time, uh, at my advanced age, the, um, I was around when we did the corridor, um, stairstepping for buildings and stuff, and I really appreciate the fact of how you were able to like use the garage as the step up. Um and the single family homes are not even adjacent to the taller portions of these buildings. Um we had tearing effect in on major corridors like Atlantic Boulevard where we went from this this elevation more or less and then down to that 50 something foot range and then into the residential areas that are um 35 ft. So, I I appreciate the fact that you were able to do that. I also appreciate the fact um the other board members would probably verify this. Appreciate the attractiveness of your garage. Um I'm I'm kind of known for being pretty picky about people's garages. Um because I like garages that don't look like garages and and so I appreciate the fact the facades that you used for this. Um, I think it's going to be a very attractive building and it's and it's for a a project that's of this size, I think it's really taken into the fact that the magnitude of it relative to the single family area. Um, and and I really look forward to the ability to uh for this project to move forward. I'm hoping

we agree. Thank you. Anybody else? I'm happy that they uh uh Mr. Beck, the microphone needs to be on. Sorry. Thank you for accommodating all of the parking. Lately, we haven't been seeing that. So, the fact that you did, I think is really great. Thank you. Absolutely. The property owner wanted to make sure that there were no various or deviation from your code. Okay. With that, um is there anybody in the audience wants to speak on this item? Uh, seeing none, then I'll close the public hearing portion. Yeah, quick discussion. I'm sorry, M. Miss King, Mr. King said the same thing.

Yeah. Were they willing to accept the conditions? Yeah, I think she had already said they were in agreement with all conditions of approvals. Thank you. Okay. Do we have a board disc?

Yeah, go ahead, Mr. Hartzel. and and it's and I didn't mean to take it out on you that these the mixeduse retail components that we're getting before this board what what the perception is and what we're being sold is that there's going to be these mixeduse projects and that's why I asked you they said they have all the intent in the world to do it. I'm just saying that I I please do it and people that come to this board and tell us they're going to put a mixeduse project on, they should definitely make sure they have some sort of plan to move forward with that mixeduse component and not just use it to plate this board.

I just want to confirm because I don't know uh we're actually utilizing the comprehensive plan from Broward County policy. that policy will require the developer, the owner here today to build the commercial component. So he won't be able to um keep up all of the development without that component to it. That's what allow him to get the density that he has in the units that he have to put in. So definitely have to be built whether he like it or not. So I just want to make it clear it's a requirement of the comprehensive plan.

Right. And my comment is is general in nature pertains to this project that if you have to build it, a lot of people are a lot of developers are building these mixeduse projects with absolutely zero intent of doing retail or being a landlord for a commercial project on the ground floor. And the reason they're getting approved is because of this live, work, play, new urbanism to where we don't rely on cars and the people that are living in these projects are being able to use it as your client said for ice cream shops. So they don't have to drive their car over to Carell or wherever you get ice cream these days. um and not have to drive, you know, they can walk there or they can Uber shortly, you know, and go and and use these mixeduse projects and instead of them being leased out, they're sitting empty. And I don't think it's because there's lack of demand. I think it's a lack of willingness or a plan by the developer or the owners to go ahead and pursue that retail component because it's not in their business model. Their business model is to rent or sell condominiums or apartments.

Understood. Can I ask a question? Um, you're familiar from the corridor. What type of retail use or what use do you think it will be a best use for that corridor? like your client said that that corridor has extensive uh it's full right so there are a lot of retail in that area so I don't think he's going to have a problem would like to see a plan but I don't think he's going to have a problem elsewhere in the city where they're putting up fixed use projects there's a problem and I'd like to see everybody have a plan your client seems to have a plan and he's done it in the best. Understood. Thank you.

Sure. Yeah. I I just want to make sure I'm clear. I I definitely want to rent that space. I I had the option. I didn't have to put the commercial in there, but it's something that we do. Um right before our Delray deal, we did, like I said, mixed use. It's 40,000 square feet all and I rent it myself. Uh right behind the building, there was a empty building. Uh it's on Dixie Highway actually uh just north of Sample. I converted it uh completely and then I filled it all with tenants. It was just sitting empty building. Um some Pass actually moved into the building, but I plan on renting it. That's why I wanted the space there.

And I appreciate that. I I understand your argument. Okay. Anybody else? All right. Um, seeing none, the chair will entertain a motion on item number two. Make a motion, chair. Yes, Mrs. King. Um, I make a motion that the board in consideration for major site plan 25-1200016. The board finds competent and substantial evidence has been presented and therefore with respect of the seven conditions um recommends approval. We have a motion. Do we have a second?

Second. We have a motion and a second. Do we have any questions on the motion? Any comments? Okay, seeing none by call the role on item number two, please. Tundra King. Yes. Robert Hartzo. Yes. Rich Deli. Yes. Gigi Debec. Yes. Paul Fischer. Yes. David Mingus. Uh, Mr. Mingus, need your mic on. Dave, turn your mic on. Yes. Fred Stacer. Yes. Thank you very much and good luck with your project. Thank you so much.

Good luck, guys. Okay, that's that's what I'm talking about. Any anybody that brings up ice cream is my friend. You know what can I say? Okay. All right. Um, with that, we have finished our um new business. Uh, next item on the agenda is audience to be heard. Does anybody in the audience want to speak tonight? Max does.

Max does. He's not audience. He's staff. Okay. Um, next item on the agenda is reports by staff. And obviously Max doesn't want to have a report. He's already told us that. So, Mr. Go ahead. Just one thing. Um, the believe it was the the budget department for the June meeting. Uh, June 24th, they would like I sent an email to you guys. Um, but just wanted to get confirmation or bring it to your attention again. They would like to start the meeting at 5 for their budget presentation for the fiveyear fiscal. Um, and then we'll have a regular scheduled meeting at 6 p.m. Does that work for everyone? Not for me.

Seriously. Okay. I I won't be a like the earliest I could probably get here is 5:30. Okay. I'm sorry. I just I have to drive from sunrise. All right. whatever uh June 24th for our vanting around various places of the world once you got around ice cream they just want to start it at I'm not used to scheduling this far out in the future but that works for me that's that's why I call you for tomorrow but yeah that's the only thing I have to bring for you guys attention can you can you say that can you say uh he's out of time.

I just advised Mr. Deli that um as long as there is a quorum here if he decided to join the group can do that um for the six o'clock which is the actual quasi judicial portion. Yeah. Okay. That's the CIP. Yes. That that fiveyear Sure. Yeah. We went through it last year June I believe if I'm not mistaken. Okay. All right. Um, Mr. Saunders, did you have anything else for us, sir? Oh, sir. Tardy, I was gonna get I was gonna get him. I would be home eating the ice cream Mrs. King was talking about earlier if you'd been on time.

I appreciate your indulgence. I got caught up with a Zoom and several other things. I tell you what, Miss Zilla is out of our office this week to a death in her family. Oh, so as a result, we've been covering understand. Okay, Mr. Deli, you have anything for us tonight? Nothing for me. Thank you so much, Mr. Chair. Okay, Mr. Mangas, nothing for me. Mr. Fiser, no report. Mrs. King, no report. Thank you.

Mr. heart. Just kind of have a like question like what how do we enforce the the the mixed the mixeduse component the leasing component? Is that a policy thing that has to come from the commission or is that something that that you know it seems like we're getting a lot of empty mixeduse buildings and I don't it seems to become a problem. I'm not worried about the the other folks, but you know, things that come to us in the future, I'd like to see that there's some sort of guarantee that they're going to actively pursue tenants.

Mr. James, would you like to fight off on that one or

Yeah, I have a lot of thoughts on that. Um it I I completely understand your observation that the trend is to build these spaces to satisfy this or that policy and reserve it for commercial space, but there's no penalty for not actually occupying that space um or leasing it out. Uh we've updated our codes to require that there's a certain height and depth and that it's intended for specific types of commercial activity. Um, in this instance, the commercial was required. I know the gentleman was saying it was his choice, but it was required. Um, and we require it for a minimum of 20 feet of depth and a minimum ceiling height of 14 ft. Those are pretty minimal um dimensions and especially when you only have a lot width of so much. So that's why they had a a um kind of disproportionate amount of commercial space to the residential that was provided because it's only based on your frontage and a reasonable depth of 20 feet. That's that's pretty minimal. Um what our code requires now is that those commercial uses are something that's an active use. Um professional office, retail or restaurant. So that's what's permitted when these um developments take advantage of these affordable housing policies. Um not medical, which was something you started to mention, or an amenity space for the residential. Um I think an interesting question in these um circumstances might be when you do your building permit in your initial phase of construction, do you intend to build out that commercial space or are you saving that build out for any future tenant? because that would suggest that there was this particular plan for a particular type of tenant. If you're doing a restaurant space, it requires different ventilation than if you were doing something fast casual or um office or something like this. Um and the buildout would indicate maybe a type of

commercial tenant that they were pursuing or at least an investment in the space to find a tenant. um more often we'll find that they don't do any buildout at all because they're waiting for the tenant to decide what the space layout might be. But there's a degree of buildout that you can do for um a flexible space. Um so I think that might be an interesting thing to require in these applications or a question that could lead to the conclusions that you were seeking. Um you know obviously if they're not doing any buildout at all and yeah yeah we're going to occupy it. those two things don't really equal each other. So, um, other than that, I don't really have a specific recommendation in what we could require. I have seen places where they pose penalties for unleashed um, you know, coed spaces. I don't really think that's a good solution. Um, but that that kind of question is the best I could suggest at this point in time based on the ordinances that we have.

It's a problem looking for a solution. I mean, we really have great mixed use space in this in the city. It's just underutilized because there's no it seems like there's no intent to ever use it. You're just taking the density bonus and running, right? or or oh, if I it's not a specific commercial requirement, I'll turn it into like a flex office that really the residents just use. Um, and then the design kind of evolves over time that they lock the front doors and it's not accessible to the public at all. Um, especially if the parking is inconvenient. Mr. Chair, you said that. Okay,

I did.

Yes. So, one of the the the I I I hear Mr. Hart's uh lima and but I think one of the things that might be missing uh and maybe the department can assist in it is determining if it really is a problem meaning identifying if if it's even possible identifying those mixeduse um projects that have been approved maybe over the last I don't know year two years whatever the time period that you want to look at and be able to provide that information to the board because this board always has the capacity to recommend future action or some issue of concern um as we as this board did for many other issues um that were being considered in the city. Again, not sure how that would get played out, meaning specifically whether it be enforcement of some other kind or some covenant, whatever it may be. I I'm not sure what that recommendation would be, but at least you'll have exact information of what's existing and how that's being played out uh in real time.

I'd suggest developments that have been CODE within the last two years rather than approved. Um, the most successful example that I can think of is probably Aviera East, which is a a recent mixeduse development on South Dixie Highway, and they have ground flooror commercial space along Dixie, and they have um multiple uh business tax receipts within those bays. Um, that's really the only one where I can point to a successful occupation of a space that was of this type of development. Um the the the MEA didn't require mixed use because it didn't front on Atlantic. The Moria which was Fairfield when it came to the planning and zoning board that one we weren't explicit that it was non amenity commercial and it's evolved into a flex office space and the oh so left

um the Elvis left the building. What is the one that's across from the Fairfield there? Maria. Um, Celeste, that one has ground flooror commercial space where they intend to lease it, but we have yet to receive a BTR. Um, I'm sure there's others, but could you come back to us with a a qualitative list? Maybe. Yep. I would say let's look at the last three years of COS potentially. Sure. Where the initial project was one where it was presented to include mixed use. Yeah. Mhm. And you could even narrow it down to where they got a density bonus because they got mixed use. Sure. And I'm not looking to get rid of mixed use. I'm looking to use the mixed use. Yeah.

And that's that's that's appropriate. I didn't you know, we're the last call on the site plans. If we're approving them, I think it's good for us to have that information. Yeah. My other thought is like is there a rent issue in those mixeduse developments potentially too where um we could look at

I I think that the I think it's more a developer of the project and if they are a residential developer they include the cost of that space in their initial loan for construction and then there's no real incentive for that operator to lease out that space because they just spread the cost across cost the rents for the residential units and then it sits vacant. This is true of um what is the uh the the Koi development has never had a a retail tenant in their ground floor. They probably didn't even know there was space for it. Um

but yeah, those all of those windows have been tinted out and they just appear like screening, but they are retail spaces in in the ground floor of that building of those buildings. Um but yeah, I I I think that that's generally the type of developer is just committing to do it to build the residential project.

So go ahead. Can we do um in addition to the studying what's out there, what's it what hasn't gotten a CO, you know, that study, but also do like look around and see what Deerfield's doing or Del Rey or other cities that are sort of in our position of growth and find out like, hey, this is what we're doing and it works or this is what we're doing and it doesn't work. Sure. And then that could be a possible solution. I like your idea. That's why we bring James. Yeah, I think that Yeah, and to be honest, even if he's late, we still like them.

I'll take the exact opposite end of that approach. Um, when I was building I built a couple of shopping centers and when we built those, we didn't even put the slabs in. I mean, we would leave like the last one I did, we had 33,000 feet of dirt in there until we had tenants

and um and we obviously unlike mixed use, we had no other source of income. So, we had a real push to do it, but it's kind of the opposite end of, you know, even I but we can't we're gonna have an incredibly hard time regulating um our developers and telling them how to go lose money if they're not any good at at retail or telling them they can't do mixeduse projects. But I am glad to observe and and see whatever staff can come up with and and welcome. Um, I'd also encourage collaboration with like the EDC or the CRA if it was a relevant district. Um, just for any kind of business recruitment opportunities. Uh, I think there's a bit of a a disconnect between those opportunities and and development services.

Also mention on that note, um, these developers will have it on the market and but they'll have it at a price where it's price per square foot is astronomical. area and but they'll argue and say, "Hey, we have it on the market, but really they're kind of delaying the issue." Um, so just keep a keen idea eye of that because it's pretty evident. Sure. Like even if side is a whatever that's called or oceanside a market rate or something like that for a long time and it was a million dollar. Come on. Come on. It was a condos. you can do it.

I'm not calling any of anybody in particular out, but there's a lot of them that could, you know, if you're living in a tower, a 20 uh, you know, 20s story tower and there's retail space below it. There's a lot of opportunity with nail salon, hair salon, services that I think even small those people that live there. Yeah. even small convenience store side of it or something where somebody doesn't have to get in their car and go get milk. It's like right there or if they have a beer attack or something whatever you know that's just people that I know. That's all I got. I didn't mean to start a warrior.

No, this is too Do you have anything for us tonight? You're good. No, I'm good. Thank you. Yeah, just watching us. Okay. You are a pretty entertaining group. All right. Um I don't have anything else because I talked about what yeah I was following up on there and um I think with that we'll just go ahead and I move we Okay, there we go. All right.