A. Purpose
The site plan provisions of this section are intended to ensure that the layout and general design of proposed development is compatible with surrounding uses and complies with all applicable standards in this Code and all other applicable city regulations. The purpose of this section is to establish the procedure and standards for review of site plans.
B. Applicability
There are two types of Site Plans authorized by this Code: Major Site Plans and Minor Site Plans.
Unless exempted in accordance with subsection 3 below, a development order for a Major Site Plan in accordance with this section is required before issuance of a Zoning Compliance Permit for the development listed in Table 155.2407.B.1:
Note: This table is best viewed in PDF, click HERE
RESIDENTIAL USE | NONRESIDENTIAL USE | |||
Designated Brownfield Area or Brownfield site | New Development |
More than 15 new multifamily dwelling units | New Development |
More than 7,500 sq ft gfa |
Existing Development |
Addition of more than 15 new multifamily dwelling units | Existing Development that is 7,500 sq ft gfa or less |
An addition that results in development that contains more than 7,500 sq ft gfa | |
Existing Development that is more than 7,500 sq ft gfa |
One of the following, whichever is less:
• An addition that adds more than 37,500 sq ft gfa. • An addition that increases the amount of lot coverage of such existing development by more than 37.5%. • An addition that increases the gross floor area of the primary building of such existing development by more than 37.5%. | |||
All Other Property Types | New Development |
More than 10 new multifamily dwelling units | New Development |
More than 5,000 sq ft gfa |
Existing Development |
Addition of more than 10 new multifamily dwelling units | Existing Development that is 5,000 sq ft gfa or less: |
An addition that results in development that contains more than 5,000 sq ft gfa | |
Existing Development that is more than 5,000 sq ft gfa: |
One of the following, whichever is less:
• An addition that adds more than 25,000 sq ft gfa. • An addition that increases the amount of lot coverage of such existing development by more than 25%. • An addition that increases the gross floor area of the primary building of such existing development by more than 25%. | |||
2. Minor Site Plan
Unless exempted in accordance with subsection 3 below, a development order for a Minor Site Plan in accordance with this section is required before issuance of a Zoning Compliance Permit for any development other than those for which a Major Site Plan is required in accordance with subsection 1 above.
3. Exemptions
The following development shall be exempted from the requirements of this section:
a. Development of a single-family dwelling;
b. Development of a two-family dwelling;
c. Alteration or addition to an existing single-family dwelling;
d. Alteration or addition to an existing two-family dwelling;
e. A change in use or alteration of an existing development that does not increase the size of a totally and permanently enclosed building or require significant modifications to parking, site landscaping, layout, or traffic circulation patterns;
f. An alteration of an existing development, regardless of area and/or lot coverage, that involves the addition or replacement of mechanical rooms, equipment rooms, storage sheds, minor utility uses, and similar structures solely intended for utility purposes, subject to the discretion of the Development Services Director;
g. Development requiring only a Tree Permit; and
h. Development of a Temporary Use or Interim Use, provided that an applicable Temporary Use Permit or Interim Use Permit has been approved.
C. Major Site Plan Approval Procedure
1. Step 1: Pre-Application Meeting
Applicable (See Section 155.2301.).
2. Step 2: Neighborhood Meeting
Optional (See Section 155.2302.).
3. Step 3: Application Submittal and Acceptance
Applicable (See Section 155.2303.).
4. Step 4: Staff Review and Action
Applicable to a recommendation by the Development Service Director, following DRC review and comment (See Section 155.2304.).
5. Step 5: Public Hearing Scheduling and Notice
Not applicable.
6. Step 6: Advisory Body Review and Recommendation
Not Applicable.
7. Step 7: Decision-Making Body Review and Decision
Applicable to a final decision by the P&Z (See Section 155.2307.).
D. Minor Site Plan Approval Procedure
1. Step 1: Pre-Application Meeting
Optional (See Section 155.2301.).
2. Step 2: Neighborhood Meeting
Optional (See Section 155.2302.).
3. Step 3: Application Submittal and Acceptance
Applicable (See Section 155.2303.).
4. Step 4: Staff Review and Action
Applicable to a final decision by the Development Services Director, following DRC review and comment (See Section 155.2304.).
5. Step 5: Public Hearing Scheduling and Notice
Not Applicable.
6. Step 6: Advisory Body Review and Recommendation
Not Applicable.
7. Step 7: Decision-Making Body Review and Decision
Not Applicable.
E. Site Plan Review Standards
An application for a Major Site Plan or Minor Site Plan shall be approved only on a finding that there is competent substantial evidence in the record that the development, as proposed:
1. Is consistent with the land use designation in the comprehensive plan;
2. Complies with the applicable district, use, and intensity and dimensional standards of this Code (Articles 3, 4, and 5);
3. Complies with the applicable development standards of this Code (Article 5). While not required to comply with the Sustainable Development Standards in Part 8, Sustainable Development Standards, of Article 5, Development Standards, applications for Minor Site Plan shall be approved only on a finding that there is competent substantial evidence in the record that the proposed development is consistent with the goals and intention found in Section 155.5801, Purpose;
4. Complies with all other applicable standards in this Code;
5. Complies with all requirements or conditions of any prior applicable development orders or prior applicable approved plans on record;
6. The concurrency review has been completed in accordance with Chapter 154 (Planning) of the Code of Ordinances;
7. Is designed to provide safe, adequate, paved vehicular access between buildings within the development and streets as identified on the Broward County Trafficways Plan;
8. Complies with any applicable hazardous material licensing requirements in the Broward County Wellfield Protection Ordinance;
9. Complies with crime prevention security strengthening and CPTED standards for natural surveillance, natural access control, territorial reinforcement, maintenance, and activity support;
10. Complies with adopted Fire Codes and Standards per City Code Section 95.02;
11. Considers and mitigates any potential adverse impacts on environmentally sensitive lands identified by the city Comprehensive Plan or Broward County Land Use Plan; and
12. Complies with the approved Transportation Corridor Study, unless in direct conflict with another zoning code provision.
A development order for a Major Site Plan or Minor Site Plan authorizes the submittal of an application for a Zoning Compliance Permit and any other development permit that may be required before development of the land.
1. Major Site Plan
a. A development order for a Major Site Plan shall automatically expire if a Zoning Compliance Permit for the authorized development is not obtained within two years after the date of the development order, or an extension of this time period authorized in accordance with Section 155.2308.B.2, Extension of Expiration Time Period.
b. A denial of a request to extend the expiration period for a development order for a Major Site Plan may be appealed to the City Commission in accordance with Section 155.2424, Appeal.
2. Minor Site Plan
A development order for a Minor Site Plan shall automatically expire if a Zoning Compliance Permit for the authorized development is not obtained within two years after the date of the development order, or an extension of this time period authorized in accordance with Section 155.2308.B.2, Extension of Expiration Time Period.
Subsequent applications for a Zoning Compliance Permit, or other development permits reviewed under this Code, for development authorized by a development order for a Site Plan, may include minor deviations from the approved plans and conditions without the need to amend the Site Plan. Such deviations, however, are limited to changes that the Development Services Director determines would not:
1. Increase or significantly decrease the density of residential development;
2. Increase or decrease the number of building stories;
3. Materially alter the drainage, streets, or other engineering design;
4. Adversely impact the management of stormwater quality or stormwater quantity;
5. Substantially affect the terms of the original approval;
6. Result in significant adverse impacts on the surrounding properties or the city at large; or
7. Increase or significantly decrease the intensity of nonresidential development that affects the overall character of the project.
I. Amendment
Any modifications of development subject to a Site Plan other than those authorized by Section 155.2407.H, Minor Deviations, shall require amendment of the Site Plan in accordance with Section 155.2308.C, Modification or Amendment of Development Order.
(Ord. 2012-64, passed 9-11-12; Am. Ord. 2013-37, passed 1-22-13; Am. Ord. 2013-55, passed 5-14-13; Am. Ord. 2013-73, passed 7-23-13; Am. Ord. 2014-16, passed 1-28-14; Am. Ord. 2014-33, passed 4-22-14; Am. Ord. 2015-75, passed 9-8-15; Am. Ord. 2018-67, passed 7-10-18; Am. Ord. 2019-17, passed 1-8-19; Am. Ord.
2019-110
, passed 9-24-19)