SUBJECT
PROPERTY GENERAL DESCRIPTION
The
Subject Property is located in the middle of Florida’s Gold Coast in Pompano
Beach, Florida and consists of Lots 19, 20 and 21 of Block 20 of Hillsboro
Shores, Section B, such plat approved November 18th, 1946 and
recorded in Plat Book 22, Page 39 of the Public Records of Broward County,
Florida and the improvements located thereon.
The
Subject Property is bounded on the north by the Intracoastal Waterway (“ICW”),
on the west by a residential high rise condominium complex, on the south by
North Riverside Drive and on the east by a 3-story restaurant / lounge
facility.
Total
area within the Subject Property’s boundaries is estimated to be 37,626
square feet.
As
shown on historic documents, the boundary lines of the individual lots are
generally configured as follows:
·
Lot 19 – 100’ wide by
120’ deep
·
Lot 20 – 100’ wide by
120’ deep
·
Lot 21 – 100’ wide by
120’ to 136’ deep with depth increasing at the northern half width point
Lots
20 and 21 seawall bulkhead is set approximately 20’ inside their respective
northern property lines (ICW frontage).
Lots
19, 20 and 21 have approximately 300’ on the ICW.
Dockage
on Lot 19 consists of an approximately 100-foot dock oriented parallel to the
north property line.
Dockage
on Lots 20 and 21 consist of 11 slips oriented perpendicular to the property
line with the slips separated via dolphin pilings.
OWNERSHIP
STRUCTURE
Lot
19 is owned on a fee simple basis separately from Lots 20 and 21 which
constitute what is known as “Fish City Marina”, a Condominium according to
the Declaration of Condominium thereof, recorded in OR Book 9704, Page 924 of
the Public Records of Broward County consisting of the following units: 1, 2,
3, 4, 5, 6, 7, 8, 9, 10, 11, A, B, C.
CURRENT
SITE IMPROVEMENTS
Current
site improvements, constructed in 1979 (Lot 19) and 1981 (Lot 20 and 21),
consist of paved parking and vehicular access areas, two buildings housing
charter fleet ticket operations and ancillary office uses, docks and
landscaped areas.
The
Subject Property has been continuously utilized since originally developed as
a charter boat fleet operations center including the docking of boats, the
solicitation and sale of fishing trips, the parking of customer and service
personnel vehicles and the processing of daily catches.
INGRESS
/ EGRESS / ACCESS
The
Subject Property’s eastern boundary is adjacent to the right-of-way of North
Riverside Drive (formerly “Del Faro Drive”). North Riverside Drive
provides access from the Subject Property to State Road A1A, also known as
North Ocean Boulevard.
The
Subject Property can be accessed via three primary east-west corridors, all
connected to State Road A1A:
1.
14th Street
Causeway (located to the south)
2.
Atlantic Boulevard
(located to the south)
3.
Hillsboro Boulevard
(located to the north)
Both
North Riverside Drive and State Road A1A are currently 2 lane roadways. A
review of future State and County roadway maps indicate no plans to expand
North Riverside Drive or State Road A1A in the area of the Subject Property.
The
Property is also accessible via the Intracoastal Waterway.
BUILDING
PERMITS
Lot
19 Building Permits
Development
on Lot 19 was permitted by the City of Pompano Beach under Building Permit
77-1591 issued in mid 1977. A
Certificate of Completion was issued October 25, 1977. A Certificate of
Occupancy was issued January 6, 1978. Current
site improvements appear to generally match those found in record documents.
Lots
20 and 21 Building Permits
Development
of Lots 20 and 21 was permitted by the City of Pompano Beach under Building
Permit 81 – 1080. A Certificate of Completion was issued June 22, 1981. A
Certificate of Occupancy was issued July 7, 1981. Current site improvements
appear to generally match those found in record documents.
DOCKS,
DOLPHIN PILES & DREDGING PERMITS
Lot
19
Department
of Environmental Regulation Permit #06-39-0533-6E, issued May 3, 1977,
permitted the dredging to minus 6 feet mean sea level 80 feet into the ICW
right of way and installation of an 8’ dock and 3 dolphin pilings.
Lots
20 and 21
U.
S. Army Corps of Engineers Permit #79C-1532, issued May 9, 1980 and Department
of Environmental Regulation Permit #DF06-25504-6E, issued March 21, 1980
permitted the removal of 100 feet of existing seawall, construction of 200
feet of new seawall, construction of a 5 foot marginal pier with dolphin
pilings along the new seawall and excavation of 1,600 cubic yards of material
to a depth of –5 feet mean low water.
INTRACOASTAL
NAVIGABLE DEPTH
According
to a document provided by the Florida Inland Navigational District the depth
of the ICW leading from the Subject Property to the Hillsboro Inlet Bridge
opening ranges from 6’ to 8’ at its shallowest to 10’ and more at its
deepest.
CONCURRENCY
According
to the City of Pompano Beach’s Official Zoning Code, the Subject Property is
located in what is labeled as an “Urban Infill Transportation Concurrency
Exception Area”.
According
to City of Pompano personnel, being located within this arbitrary and
politically identified area currently exempts the Subject Property from having
to obtain a Certificate of Concurrency from the County for new development
undertaken per the Subject Property’s existing zoning and building
development regulations. There are no guarantees this concurrency exception will
continue to exist on an indefinite basis.
ELEVATION
/ FLOOD DESIGNATION
Per
Panel 119 of National Flood Insurance Program Flood Insurance Map Number
12011C0119G, the Subject Property’s flood zone designation is “Zone AE”
with a specified minimum floor elevation of 7 feet above mean sea level.
According
to notes on record documents, finished floor elevations for selected
structures were as follows:
·
Drift boat ticket office
- 8.25’ above mean sea level
·
Charter boat ticket
office facility - 8.28 ‘ above mean sea level
·
Center line of North
Riverside Road – 3.91’ above mean sea level
·
Lots 20 & 21 bulkhead
cap – 4.41’ above mean sea level
UTILITIES
Water
& Sewer
As
identified on City of Pompano Beach City Engineer Map Number 143, water and
sewer service is provided to the Subject Property by the City of Pompano
Beach.
Water
is provided via a 6” line generally located in the southern side of North
Riverside Drive. This line
eventually ties into a 12” line located in the Atlantic Boulevard area that
crosses the ICW on the south side of Atlantic Boulevard.
Sewer
service is provided via an 8” gravity line generally located in the northern
side of North Riverside Drive. This line joins a multi-line network
combination of increasing in size gravity lines and force mains that
eventually join up and head west over the ICW at Atlantic Boulevard.
Electricity
Electricity
is provided by Florida Power and Light and currently enters the site from wood
power poles located in the northern side of North Riverside Drive.
Telephone
Telephone
service is provided by Bell South.
Natural
Gas
There
is no natural gas provided to the site.
SOILS
According
to the United States Soil Conservation Soils Map, the soils underlying the
Subject Property are classified as Ae – Arents -Urban Land Complex and Ao
– Arents, Organic Substratum – Urban Land Complex.
These
subsurface soil classifications are characterized by subsurface soils composed
of organics, muck, silt and sands intermixed in varying amounts at different
elevation levels.
Compressibility
and movement of these soils require most buildings of any size and weight
(> 1 story) to be built on piling supported foundations.
A
review of record building plans for the Subject Property’s improvements
indicated the drift boat ticket building (primarily wood construction) to have
been built on a spread footer foundation and the 2-story charter boat building
(primarily block and poured in place steel reinforced concrete construction)
to have been built on a piling foundation.
STORMWATER
DRAINAGE
Stormwater
drainage as originally constructed is provided on the Subject Property via an
underground pipe system connecting catch basins to seawall located outfall
ports that discharge storm water into the Intracoastal Waterway.
COASTAL
BUILDING ZONE
According
to the City of Pompano Beach Coastal Building Zone Map (dated March 1986), the
Subject Property is located within the “Coastal Building Zone”.
ZONING
DESIGNATION
According
to the City of Pompano Beach, Florida, Official Zoning Map adopted by
Ordinance 2003-20 on November 26, 2002, the zoning classification of Lots 19,
20 and 21 is B-2, Community Business.
Uses
Allowed By Right In B-2 Zoning Classification
Examples
of uses allowed by right on the Subject Property under the B-2 zoning include:
Professional,
governmental and business offices
·
Retail sales of new
merchandise
·
Antique stores
·
Personal and office
service establishments
·
Financial institutions
·
Restaurants
·
Day care centers
·
Public park
·
Electronic game and
billiard establishment
·
Post office substations
·
Filling stations with no
repair component
Uses
Allowed by Special Exception in B-2 Zoning Classification
Uses
allowed by special exception (having to go before City Council for
authorization) include:
·
Residential apartments up
to 30 units per acre as part of a commercial structure but not exceeding 50%
of the floor area of the structure, subject to allocation of flex or reserve
units by City Commission.
·
Free standing multiple
family residential up to 30 units per net acre of site area, subject to
allocation of flex or reserve units by City Commission.
·
Churches
B-2
ZONING DEVELOPMENT PARAMETERS
Following
are examples of development parameters listed under B-2 zoning regulations.
Minimum
Lot Size
10,000 square feet
Maximum
Height
Maximum of 10 stories but in no case over 105’
Maximum
Lot Coverage : 45%
Pervious
Surface Area: 20% Can place
underground stormwater drainage in these areas
Building
Set Backs:
Side
None
where site adjoins commercial site, 10’ where site adjoins residential site
Front
25’
from centerline of North Riverside Drive
Waterfront
15’
(Confirm with City of Pompano Beach)
