HomeMy WebLinkAboutExhibit Provided under Citizens Commentslr*l(
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FACT CHECK: WHAT THE CITY DIDN,T TELL YOU
PRD-I ZONING - LEGAL REALITY (2750 Griffin Rd)
KEY MESSAGE: This is NOT a loophole - this is a zoning violation.
LEGAL CLARIFICATION: Even if the vacation rental chaptet 16 does not apply
to multifamlly, that does not authorize vacation rentals or shorT-term rentals.
The use must still be permitted under the Land Development Cde Chapter 28,
and il it is not, it remains a violation.
ENFORCEMENT REALITY: Even if Chapter 16 Vacation Rentals does not apply,
that does not authorize vacation rental use. The Land Development Code
Chapter 28 controls. lf the use ls not permitted, it is a violation. Violations must
be adjudicated and brought into sustalned compliance before any rezoning.
efiibtit pruvr/,ed,w^1fr{t C,I TC
/ PERMITTED
Retail / Restaurant / Offrce (Limiled)r/ PEBMITTED
Hotels / Transient Lodging X NOT PERMITTED
Vacation Rentals / Short-Term Rentals X NOT PERMITTED
USE TYPE STATUS
LEGAL CONSEQUENCE: Vacatlon rental use ts a prohibtted uso-- lt ls a code
vlolatlon -- lt must be adjudicated--- compllane muat be auatalned---
otherwi* rezoning is legally defective.
No sustaind compliance = no lawtul rczoning.
LEGAL FOUNOATION: Uses not listed in PRD-I are prohibited under zoning taw.
Multilamily Residential
LEGAL LOG|C FLOW (STMPLE)
RESULT: Vacation renta!/ short-term rental activity is a code
violation.
BEINFOFCEO LEGAL POINT: Even if Chapter 16 Vacation Rentals does not apply, that does not
authorize the use. The Land Development Code Chapter 28 controls. lf the use is not permitted, it is a
violation.
ls the property PRD-1 zoned?
ls the vacation rental use listed in PRD-1 ?NO
ls the use allowed?NO
YES
Conclusion PROHIBITED USE (Vacation Rentals)
VACATION RENTAL VIOLATIONS - ENFORCEMENT
& LEGAL CONSEQUENCES
The City must establish compliance through competent, substantial evidenoe belore any rezoning
REQUIRED ACTION:
' Code enlorcement citation
. Magistrate hearing
. Sustained compliance period
. No active violations belore approval
CRITICAL RULE:
Even i{ Chapter 16 Vacation Rentals does nol apply, that does not authorize the use. The Land
Development Code Chapter 28 controls. lf the use is not permitted, it is a violation. Violalions must be
ad,udicated and brought into sustained compliance before any rezoning.
FINAL LEGAL POSITION: Vacation rentals are a prohibited use---, it is a code
violation--- lt must be adjudicated--- compliance must be sustained --
othetwise rezonlng is legally def*tive.
No sustaind compliance = no lawtul rezoning.
Date
Ior cial Record -
SAaw" 0e Koxl
b,ni a BnaJ, (orrtmi r s i or)rttt'{ tz,-r( WBy
Vacation rental violations must be enlorced under Chapter 162 through the Code Entorcement
Magistrate process.
(
< Mail 8:06 PM Mon Mar 30 ,. a770 +
booking.com
ts*KOOSH
Managed by KOOSH Management
Company review score: 7.5 Based on 39 reviews from 10 properties
J;'.1 'i0 nranrgod properlrr:s
Company info
Welcome to Koosh Management! We specialize in exceptional short-term rentals across tvtiami, offering beauti{ully designed
apartments in prime locations. With years of hospitality experiencE, our mr-SSion is to make eveiy stay comfortable, convenient,
and memorable. Guests en.ioy access to exclusive amenities like pools and resort passes, plus 24l7 support throughout their stay.
At Koosh Management, you're always welcomed with a smile and thoughtful touches we're committed to top-notch service and
making your time in Miami unforgettable.
Property info
Welcome to Your Modern Getaway Located in a prime area, this cozy and fully equipped 2-bedroom, 1-bathroom apartment is
ideal for families, couples, or business travelers. Just minutes from FLL Airport, Dania Beach, and Dania Pointe, you'll have easy
access to the best of South Florida - from beautiful beaches to shopping and dining. Walk to nearby kosher Mexican and ltalian
restaurants, grab a coffee from a local breakfast spot, or swing by CVS and UPS, alliust steps away. lnside, enioy: Air conditioning
for year-round comfort Comfortable beds with fresh linens and extra pillows A fully stocked kitchen with cooking basics, coffee
maker & wine glasses A dedicated workspace with a desk - great for business trips Family-friendly amenities including a
playroom with toys, books & games High-speed Wi-Fithroughout Property perks: Private patio or balcony Access to the building's
pool & gym Elevator access Free on-site parking Whether you're here for work, a beach escape, or a family getaway, our space
offers the perfect mix of comfort, convenience, and location to make your stay unforgettable.
Neighborhood info
Located in a dynamic area of Fort Lauderdale, Koosh Living offers convenient access to a range of amenities and attractions.
Shopping and Dining: Discover excellent shopping and dining at Dania Pointe,.iust a short drive away. The nearby Shops at
Pembroke Gardens and Pembroke Lakes Mall also offer diverse retail and dining options, including kosher restaurants.
Entertainment: Experience top-notch entertainment at the Hard Rock Hotel & Casino, iust minutes from your location. For a
sophisticated evening, visit the G7 Rooftop Bar for panoramic views, cocktails AND fine dining. Parks and Recreation: Enioy
outdoor activities at C.B. Smith Park or explore the nearby Everglades National Park for hiking and nature excursions.
Transportation: Fort Lauderdale- Hollywood lnternational Airport is only a few minutes away, providing easy access for travelers.
Major highways, including l-95 and Florida's Turnpike, are also easily reachable. Healthcare: Access quality healthcare services at
nearby facilities such as Memorial Hospital Pembroke and Plantation General Hospital. Whether you're here for business or
leisure, 2750 Griffin Road offers a prime location with everything you need for a comfortable and enjoyable stay.
I anrrrraales Snokan
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X xoo.h Living at Griffin
2750 Gnfi n Rd. Dania Beach. FL 33312. United Stales
3.8 12 reviews O
9?r0
o Simon Machete
Whor6 to stad? no assignod parking so it's firsl come, lksl seNed and with
the retail space dorlnstaals. you are competing ,or a spot. You \4ill circle the
parking lot 20 times belore you find a spot. The walls are super lhin and
normal conversalions can be overhead. No sense of community whalsoever
Smells from the restauranls downstairs will travel up to your unit. Garbage
ends up ihroughoul the parking lot every nighl because tenants iust don t
care. Filness room equipment hasn't worked since day one and equipmenl
*
will either not start or slop abruptl is not fixi ng. Late
night partyrnq and there are multiple A[Bnb unals throughout the bu *(which management will nyl) so lots oJ noise
9 ..?s 0
tlt'RAM BUSANI
5 monlhs aqo
Koosh Livrng at Griffin otfers beautifully planned apartments with smart,
etlici€nt layouts.
Ev6ry unit l€els thoughtlully desagned. maxirnizing light, storage, and daily
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< Mail 4:O1PM Tue Apr 28 6100vo +
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KooSH - Boutique Aparthotel (Condo Hotel) (US) Deals
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KOOSH - Boutique Aparthotel
9 zzso oriffin Road, Fort Lauderdale, FL 33312, United States - Great location - show map
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This property isn't taking reservations on our site right nour' But don't worry, you
can find tons of other nearby properties fight here.
Guest reviews
(43)
Good
43 re,./iews
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Guest reviews for KOOSH - Boutique Aparthotel
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F]@Miami carnival hidden jewel
Lo,.,e :he place it lookeo -rr:t gs plctured. Feit safe. and the people ,n tne burlding i'ras ;riendl\'.
-lte hes: a lirrays responded quickly ro Eny q"lesttons I irao Uu'e defin'rely be:laying he.e sgair
eeca.rse t1e ocatron i,,'as:lose to:ll the e',,'e Fts I ''Y.:s tnPre for. & by tne rtrpo':. I also Lcr,'ed il
'rac -= aundr,v inside the ,3panorent. 13,ilC
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(:) Ncr ronrLrla;nts. lic rrrtss l',:,,',nE a TV in lhe beoroon but i're i','as barellv'the'e so ,: i";as fine
I Property respon3e:
-l.;nk lr,n r sc r.ruch. La:c,n;s,
,,qe ': trul lrapay:r: heat;iou en"1oy*o yoirr sirii snd ihEt e"er-yrhi'rg 'l1et ycui'expecttstion'-1 -
fra, r. t1e locet c,n and ss{etr,':t :e ao n ue iltenie of ha,,'ing lairrori'ir',3rde:hE Jpa'tmE'.lt. lt r,'s -i
a uleasure nosting ycu. and we'd be delighted to \.relconre you back anltime you're In tottn for
i'oJr next:rip or er,'ent.
',rVarr rega rds.
Kcosh Managenrent: Team
F r, ;-::
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< hitail 4:07PM Tue Apr 28 61000/0 +
hotels.com
X Guest reviews
Loved space. ifell in love with the shower . Just wished it was a bit morg cleaner th€ sheets and etc. but their is a washor
end dryer so i washed them myself
St.y.d I ^ight !n M.r 2025 . V.tiri.d..vi.w O
lOlIO Exceptional
Alfr6do Jesus
Jull2.2O25
O !ked .leanlin€ss p@pe'ly(onditlons & fa(rl,tl6s
T'!.rhle w'lh Goosb
Todo excelente. excepto el check an .
Srayed I night ln Jul2025 . V. ficd t.vi.w O
IO/lO Exceptional
[uia Fomando
Traveled with family
h^ 24.2025
@ Lrrea crcantiness. communretron. room comforl
Excelente a3tadirl
Todo excolonte! La comunicscion geniall La ubiceclon muy buens, s6guramente volvard s hsbitar slto lugarl Ma guatd
mucho.
Stiy€d t2 nlghts rn Jun 2025 . v.nll.d r.vbw O
Jull4.2025
Stayed 3 n ghts,n Ju 2025 ' Verified reviow O
lOlIO Exceptional
Jonnifer
Treveled with family
Apt 14,2025
O trk6d: cleanlrness. communrc.iro^, room comtod
About this property
Sl.yed 3 nighrs,n De( 2024 . v.rlrl.d rovisw O
t"---t Err,-LrS tr r-
lOllO Exceptional
. Mail 4:07PM Tue Apr 28
holels-com
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X Guest reviews
olonngr
everything was great, lovod ataying here and will look at this property in tho futuro when looking for a plece. A++
Stryed 6 night! rn Mly 2025 v.rlti.d revi.w O
lOl1O Exceptional
srmanth,
Business traveler, traveled with partner
Feb 28,2025
O tited: cle.nlin6si. !m6nni6s .ommunac.tion. propo,ty .ohditio^6 & fa.,l(,er
Clean spacious comfortable
St.yed 3 nighl! rn Fob 2025 . v.tlfi.d r.vl.rY O
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lOllO Exceptional
iohn
Trev6led wrth group
Feb lZ 2025
O L,k.d: <laa^lln.s3. commun,(ttion room.onfo,t
really surprlsod on how nice the ,portment set!p was!!
Si.yed 2 nightr ,n Feb 2025 . V.rltl.d r.vl.w O
lOllO Exceptional
J.do
Traveled with partner
teb 24.2025
O Lir6d cle6nli^e33, am.nni6r, (ommuni(atio^. ptop€tl y <ond ition3 & fa.ililioi
toved it
Stay€d 2 nrghls,n Feb 2025 . V.?ltl.d r.vl.w O
8/lO Very good
Ali.B
Busrness traveler. travoled with group
Mar 16 2025
@ Lik€d !meniti6i. communicrtion. properly condilions & fe.ilities
Loved spaco. ifell in love with the shower. Just wished at was a bit more aleaner the sheats and etc- but their is a wash€r
and dryer so i washed lhem myself
St.yed I n,ghl 'n Ma, 2025 . V.,iliod reviow O
i--r.-r-.
About this property
t 4 ',toooh +
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4:O8PM Tue Apr 28 ? 100% t
hotels.com
I
)^2/10 Wonderful
14 ver fied revrews O
All reviews
q Traveler type Revr€ws with photos
8.8
Ptoperly (ond il ions & fscihlre3
9.O
9.6
Sort by Most relevant
lOllO Exceptional
Edrnundo
Trav6led with partner
Mzy 3,2025
O Liked, cl€anlln6.s..menrties (ommunication, prop€.!y condltlons& f5<ilitra3
Ev6rything was v6ry accesslblo. great place to stay.
Stayed 3 nrghtr rn Apr 2025 , Verlfl.d r.vl.w O
lO/lO Exceptlonal
Carloi
Trav€led with family and young childron
May 31, 2025
O Lited: (l€.nlinei3..men,tiet. ProPoriy condihons& fe.ilitr.!
everything wes great, loved itaying here and will look rt this prop€rty in the futu.e when looking for a plaae. A++
srayed 6 nights h Msy 2025 . r rltl.d r.vbw O
lOllO Exceptional
Samantha
Eusiness t16veler. traveled with partner
Feb 2A.2025
O Liked:cl€.nliness. sm€oiti.!. colnmuni.alion. pioPed y conditiont & fa(ilil,ee
Clean spacious comfortable
St.yed 3nghis,n Feb2025 . v€rlfl.dt.vlew O
IO/1O Exceptional
iohn
Traveled wath group
8.8
About this property
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X Guest reviews
Sec. 105-20. - List of residential and open space districts permitted, special exception and prohibited uses
P - Permitted
P(#) - Permitted subject to
numbered footnote
A - Permitted accessory use
only
SE - Permitted special
exception use only
Legend
- Not permitted
USES
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Academic schools SE SE SE SE SE SE NP SE NP
Agricu ltu re [subject to section
'1 05-1801
P NP NPNPNP NP NP NP NP NP NP
Cl uster-Single-fam i ly NP NP NP NP NP NP NP NP P NP NP
Community garden/urban
farm [subject to section 105-
2301
P P P P P P P P P P P
Community residentia I home
type 1 [subject to section 105-
1701
P P P P P P P P P P NP
Community residential home
type 2 [subject to section 105-
1701
NP NP NP NP NP P P P NP NP
NP PNPNPNPNPNPNPNPNPNP
? /ro /?A r.1.} D['
E
5E 5E
P
Concession use [subject to
section 1 05-1 501
A A ADocking and mooring of boats;
incidental repair [subject to
section 240-20]
A A A
Electrica I transmission lines
[subject to section 105-1 80]
P NP NP NP NP NP NP NP NP NP NP
Emergency generators for
single-family detached and
two-fa mily dwel lings [subject
to section 285-1 0l
A A A A A NP NP
SE SE SE SE SE SE SEEssentialservices SE SE SE SE
Farmer's market [subject to
section 'l 05-2401
NP NP NP NP P NP NP NP NP NP NP
Government fac ilities [su bject
to cti n 105-180
P NP NP NP NP NP NP NP NP NP NP
Home and common area
based assembly [subject to
section '105-100I
A A A NP
Home occupation [subject to
section 1 05-80]
A A A A A A A NP
lvlechanical amusement
ect to section 'l 'i 0-
601
devices [subj
NP NP NP NP NP A NP NP NP
Mobile home pa rks and
su bdivisions [subject to section
105-2001.
NP NP NP NP NP NP NP NP NP P NP
3/29/26 I r10 pi,4
Municipally owned or operated
parking
5E SE SE SE SE SE SE SE SE SE
Municipally owned or operated
parks and recreation areas
P P P P P P P P P P P
tvlultifamily and Mixed-use NP NP NP NP NP NP NP NP P NP NP
Multifamily dwellings [subject
to sections 105-50, 105-70.1
NP NP NP NP P(2)P P NP NP NP
NPPlace of worship NP NP(3)NP NP NP NP NP NP NP NP
Private clubs, charitable, civic,
fraternal and professional
organizations
NP NP NP(3)NP NP NP NP NP NP NP NP
Private recreatio n facilities
such as swimming pools, golf
courses, tennis courts, marinas
and accessory fa cilities
including restaurants
SE SE SE SE NP SE SE SE NP SE NP
NP NP NP NP NP NP NP SE NP NP
Residential care facilities, adult
[subject to section 1 05-1 70]
NP NP NP NP NP NP NP SE SE NP NP
Single-family detached
dwellings
P P P P P P P P P(1)P NP
Townhouses NP NP NP NP NP P P P(1)NP NP
Two-family dwellings NP NP NP P P(4)P
P
P P P(1)NP NP
SE
P
Residential care facilities
lsubject to section 105-170].
SE
(1 ) Subipct to PRD- l district reeulations of section 105-220.
(2) Only on lots with multiple-family zoning prior to September 14,2010.
(3) Prohibited except as provided in section 105-190 for preexisting facilities formerly zoned
Broward County l-1.
(4) Subject to conditions of use regulations of section 302-20(1).
(Ord. No. 201o-2o,5 2(Exh. A), 9-14-10; Ord. No. 20'l 1-007, g 4,2-22-11; Ord. No.2012-008, S 3, 5-8-12; Ord.
No. 2012-015, 5 2,8-14-12; Ord. No.2o12-o25,52, 10-9-12; Ord. No. 2016-004, 5 3,3-22-16; Ord. No.2020-007,
E 2, 4-28-201
Sec. 1 05-170. - Community residential homes and residential care facilities
(A) Homes of six (6) or fewer residents that meet the definition of "community residential home, type
1" as defined in article 725 (see definition of special residential facility), shall be deemed a single-
family dwelling unit and a noncommercial residential use, and shall be permitted in alldistricts that
permit single-family or multifamily uses, provided that such homes shall not be located within a
radius of one thousand (1,000) feet of another community residential home with six (6) or fewer
residents.
(B) A "community residential home, type 2", as defined in article 725 (see definition of special
residentialfacility), having more than six (6) residents is permitted in the CC, EDBB-MU, SFED-MU,
GTWY-MU, GTWY-MU-ll, RM, RM-1, RM-2 and PRD-1 zoning districts subject to the following, and to
the specific regulations of the applicable zoning district:
(1) Suchusesshall not be located within one thousand and two hundred (1,200) feetofanother
existing community residential home or within a radius of five hundred (500) feet of a single-
family zoning district boundary.
(2) Such uses shall meet the applicable licensing criteria established and determined by state
agencies pursuant to F.S. Ch. 419.
(C) "Residential care facilities", as defined in article 725 (definitions), are allowed by special exception in
the RM-2, PRD-1, EDEB-MU, SFED-MU, GTWY-MU, GTWY-|VIU-ll, CF, C-3 and C-4 zoning districts,
subject to the special residentialfacilities provisions for density allocations under the Broward
County Land Use Plan.
(D) "Adult residential care facilities", as defined in article 725 (definitions), with more than one hundred
(l 00) sleeping rooms are allowed by special exception in the RM-2, PRD-1, EDBB-MU, SFED-MU,
GTWY-MU, GTWY-MU-ll, C-3, and C-4 zoninB districts subject to the following requirements:
(1) The facility must have frontage on, and direct vehicular access to, either a minor arterial
containing at least one hundred ten (1 10) feet of right-of-way, or a principal arterial as
designated on Broward County Traffic-ways Plan.
3/29/26 a:10 PM
(2) The facility shall provide the following services: At least (1) full meal per day from a central dining I
central housekeeping services to its residents no less than weekly; a full-time registered nurse on .
residents; planned activities, which may include, but are not limited to, social, educational and rec
activities.
(Ord. No. 2010-20,5 2(Exh. A), 9-14-10; Ord. No. 2012-008, 5 3, 5-8-1 2; Ord. No. 2014-004, 5 2, 5-27-14: Otd.
No. 201 6-007, 9 2,3-22-16; Ord. No. 2025-016. E 4, 8-26-25\
(Al Site plan required for rezoning. No property may be rezoned PRD-1 without the review and
approval of a site development plan by the city commission.
(Bl Areas eligible for rezoning to PRD-I. The PRD-1 District may be utilized throughout the city, with the
exception of any land within a CRA form-based zoning district of part 3 of this code.
(C) Density. Density shall be determined by the city commission in accordance with the provlsions of
the comprehensive plan (including allocation of flex and reserve units if applicable). Residential
density shall not exceed five (5) units per gross acre for single-family cluster developments; eight (8)
units per gross acre for other single-family and two-family development; and sixteen (16) units per
Sross acre for townhouse development; and thirty-five (35) units per acre for multi-family units,
which may be increased to fifty (50) units per acre for multi-family units which meet the density
bonus criteria in section 105-220(.,X3). See section 205-10 (Schedule of lor, yard and bulk
regulations).
(D, Required information. A site development plan for the purposes of this section shall include, but is
not limited to, the following plans, designs, specifications and information:
(1) The proposed division and layout of the individual lots in such detail as to show the city the
method by which the developer proposes to plat the parcel into individual lots.
(2) Preliminary paving, grading, and drainage plan with grades or contours.
(3) Elevations, floor plans and uses of all buildings and structures.
(4) Location and character of all facilities for waste disposal.
(5) All curb cuts, driveways and parking areas.
(6) Allwalks, yards and open spaces.
(7) Location, size, character, height and orientation of lighting.
(8) Location, height and general character of walls and fences.
(9) Landscape plan.
(E) General standards; site development plan. ln reviewing and approving such site development plan,
the city commission shall consider the location, size, height, spacing, appearance, character and
utilization of any building, structure or use and their appurtenances, access and circulatton for
vehicles and pedestrians, streets, parkrng areas, yards, open spaces and relationships to adjacent
property. More specifically:
Sec. 105-220. - PRD-1 District supplemental regulations.
(1) The site development plan shall be consistent with the comprehensive plan and where
applicable, the community redevelopment area plan.
(2) The site development plan shall provide for an effective and unified treatment of the
development possibilities on the project site.
(3) Application ofthe principles of new urbanism is encouraged where appropriate with respect to
the location of parking, building orientation and open space.
(4) The design of buildings and parking facilities shall take advantage of the naturalfeatures and
topography of the project site, where appropriate.
(5) All buildings shall be arranged so as to be accessible to emergency vehicles.
(6) Existing specimen trees shall, to the greatest extent possible, be preserved or relocated on site
and integrated into the landscape plan.
(7) Roads, pedestrian walks and open space shall be designed as integral parts of an overallsite
design.
(8) Parking areas shall be landscaped and screened from public view to mitigate their visual
impact.
(9) Parking areas shall be designed with careful regard to orderly arrangement, landscaping and
ease of access, and shall be developed as an integral part of an overall site design.
(10) The site development plan shall be designed to be compatible with existing and conforming
development, and proposed development in the area surrounding the project site.
(F\ Conditions of approval authorized. As part of the PRD-1 approval process, the city commission may
approve a site development plan with reasonable conditions that the commission deems are
necessary to further the purpose of this article.
(G) Flexibility to reduce yard requirements. The city commission may reduce the minimum yard
requirements during site plan review if the size, width, depth, configuration, or location of a lot
makes it impracticalto provide the required setback.
(H\ Flexibility to reduce building separation.f he city commission may reduce the minimum required
distance between buildings during site plan review after considering the location, orientation, size,
height, and utilization of any two (2) or more buildings or structures; and the distribution of interior
open space.
(l\ Single-family cluster option. Clustering of single-family detached dwellings is permitted subject to
the development standards of section-10 (Schedule of lot, yard and bulk regulations), and subject
to the following open space requirements:
(1) Not less than forty (40) percent of the total project site area shall be preserved in pervious open
space that is commonly owned and maintained, which may include active and passive
recreational areas, greenways, buffer strips, gardens, nature preserves and other similar uses.
(2) Provisions shall be made to assure that common areas and facilities that are to be jointly
utilized by project residents shall be maintained in a continuous and satisfactory manner and
3/2 9/26 A.10 pN,i
without expense to the city. Such assurance may be provided by the requirement of
homeowner association memberships for the purpose of holding joint title to, and assessing
monthly maintenance fees for, such areas and facilities. Other methods may be acceptable if
they satisfactorily provide for the proper and continuous payment of taxes, expenses and
maintenance without any part of such charges being incurred by the city. The agreement
incorporating such provisions shall be reviewed by the city attorney as to form and legal
sufficiency, and recorded.
U) Multifamily/Mixed-Use Option. A multifamily use is permitted subject to the development
standards of section 205-10 (schedule of lot, yard, and bulk regulations) and the following
additional requirements for mixed-use developments:
(1) The development may include commercial uses on the grou nd floor of the development such
that the development is a mixed-use development as provided by the City of Dania Beach
Comprehensive Plan. The following commercial uses shall be permitted:
i. Athletic clubs/stud ios;
ii. Banks and financial institutions with no drive-thrus;
iii. Bakeries;
iv. Delicatessens;
v. Copy shop;
vi. Day care centers;
vii. Dry-cleaning establishments (no cleaning on premises);
viii. Fast food restaurant with no drive-thrus;
ix. Retail establishments;
x. Office (business, professional and medical);
xi. Personal service esta blishments;
xii. Restaurants;
xiii. Retail pharmacy; and
xiv. Retail stores and those uses which are customarily accessory and clearly incidental to the
principal permitted use, excluding smoke shops, cannabidiol (CDB) sales, and discount
reta il.
(2) The mixed use development shall be located abuttingan arterial roadway and shall occupy the
majority of the ground floor building area (excluding parking garages).
(3) Bonus density criteria:The multi-family use may be in a single use residential building and have
a density of fifty (50) units per acre provided that the following criteria are met:
i. The multi-family use has access to a state road without the necessity of access to another
public road;
ii. The multi-family use includes a minimum of fifteen (15) percent of affordable housing units
3/2 9/26 n:1n pi,
income restricted for a minimum of thirty (30) years for individuals with a household
income not exceeding one hundred twenty (1 20) percent of the Broward County Area
Median lncome;
iii. The multi-family use has shared vehicular and pedestrian access with an existing or
proposed commercial use; and
iv. The multi-family use is within a quarter mile of an existin8 or proposed transit stop.
(K) Former PU D9 The Pla nned U nit Development District (PU D) was esta blished on July 20, 1976,|:y
Ordinance Number 100. Of the five (5) versions of the PUD that were adopted, only one (PUD-B)
was ever mapped and utilized for development. Ordinance Number 2010-020 adopted on
September 14,2010, repealed the PUD districts and rezoned and redesignated properties with
PUD-B zoning to the PRD-1 District. Development within the redesignated PRD-1 districts shall be
deemed to be fully conforming with the code, pursuant to the approved site development plans
and agreements made part of the respective rezoning ordinances. The nonconformint provisions
of this code shall not apply to development formerly zoned PUD-B that have been redesignated
PRD.1 .
(Ord. No. 2010-20, S 2(Exh. A), 9-'14-10; Ord. No. 201 1-007, 5 4,2-22-11; Ord. No. 2017 -022,5 2,7-25-17; Ord.
No. 2020-007, 5 2, 4-28-20; Ord. No. 2020-01 3, 9 2, 10-27 -20\
3/2 9/26 a:10 pM
City of Dania Beach
Florida
DANIA BEA(H
SEAIT. LIVE IT. LOVE II
1018t2025
27OO GRIFFIN HOLDINGS LLLP
2790 STIRLING RD STE 10
HOLLYWOOD, FL 33020
Notice of Violation
Location:
Folio:
Legal Description
4880 SW 28 AVE
5042 32 06 0150
See Attached Detail
Dear 2700 GzuFFIN HOLDINGS LLLP
You are hereby notified that you are presently in violation of Dania Beach Code of Ordinances. We have attached
lhe ordinance section(s) and corrective action(s) for your reference.
You are required to correct the violation(s) and call for a re-inspection by Jul 24 2025. Failure to comply will result
in proceedings against you by the Code Enforcement Special Magistrate, as provided by law. lf the violation is
corrected and then reoccurs or if the violation is not corrected by the time specifled for correction by the Code
lnspector, the case may be presented to the Code Enforcement Special Magiskate for imposition of a fine and lien
against the property even if the violation has been corrected prior to the hearing.
lf you require further information or have any questions about the attached violation(s), please do not hesitate to
contact me at 954-924-6810 ext. 3648.
Sincerely,
Damis, Windy
Code Inspector
I certify that an original hereof was furnished to the above named addressee by
Certified Mail # 9214 8901 7943 6600 3327 13 by Rl
Also sent regular mail
XC- Certified Mail # 9214 8901 7943 6600 3327 20
Bsd Capital Llc 2790 Stirling Rd Ste 10 Hollywood Fl 33020-'1126
"Broward's First City"
100 Wesl Dania Beach Boulevard, Dania Beach, Florida 33004 'Phone: 954-924-6800. www.daniabeachfl.gov
Page 1 ol 2
Case Number:2025-00001008
Legal Description
SEMINOLE PARK SUB 24-32 B LOT
4 BLK2
LEGAL DESCRIPTION DETAIL
VIOLATION DETAIL
Violation Oescription
FBC 105.1 Permits
Required
code Text Corrective Action
Obtain any and all permits and approvals
required for any and all
construction/building activities on the
subJect property.
Page 2 of 2
Address
'Notice of Violation
183 0 5w zSAve
lrrcparable Vlolatlon
nepeat Violatlon :
,,r",bf 2b/:
Daystoconpty:!!DANIA BEACH 5o4zzz 0b 0t 5D EE
You may be llned up to $5oo a day for Repeat vlolationi and S5,o00 a d
tor krepcrable vlolatlons, from the date ot the lkst lntpectlon.
Folio f
8-21(a)(2Xs)
8-21(aX4)(a)
0-21(aXa)(d)
8-21(.)(aXe)
8-21(a)(axo
8-2t(a,(6)(aX2)
8-21{aX5)(d)
8'22(aX1)
8'22(dX3)
1X.29
13-31(a)
r3-34(b)
13-34(c)
t3'74(c)
14-2lel
16-',l
r6-2(d)
17 -81
17.81
22-1
22-5(X5)
22-50X5Xd)
22-21
100-a0(D)
100-60
106-120(A)
105-130(A)(r)
105-r30(AX3)
105,'130(B)
106-r30(c)
105-r3o(E)
105-140(E)
265-100(C)
266-r30(D)
290-60(O)
505-3o(G)(2)
506-50
826-200(A)
FBC 105.1
Windows and doors must be weather tight and in good repah fully operate and have screens
Foundations/floors/walls/roofs/bldg. parts must be in good repair
Plumbing lixtures/pipes/drains must be in good repair w/o leaks/defects
Electrical wiring/accessories must be in good repair & nothing exposed
Fence / Wall / Accessory Structure must be in good repair
All surfaces must be painted or protected and maintained
AII yard areas exposed must have vegelative material
Commercial properlies nuisances and hazards
Commercial properties Minimum Standards
Unpermitted standing water with possible/confirmed mosquito breeding
Unpermitted nuisance/trash/junk/debris/stagnant water accumulation
Property AND right of way require maintenance/cleaning
Untended veg on IMPROVED prop and/or R/W requires cutting (8" max)
Trash Receptacle Prior Placement / Removal
Junked/abandoned/unlicensed vehicles on premises
Business Tax Receipt required for business/property
No approvals for use as a Vacalion Rental
Unreasonably loud noise prohibited
Construction activity outside of approved hours or days
Building numbers required (FRONT / REAR / ALLEY)
Requires sod/vegetalive material to be planted in unpaved swale areas
Trees must have a clearance ofB ft above sidewalk & 14 ft above street
Sidewalk must be maintain in uniform repair
Prohibited use on the subject property
No Certilicate of Use
Prohibiled class A commercial vehicle in a residential area
RV/boaUtrailer must be parked/stored in the side or rear yard
Rv/boautrailer parking on R/VV is prohibited
Rv/boautrailer max height may not exceed 13.5 feet
Rv/boautraiter may not exceed 30 feet in length and/or 10 feet in width
Max Number/ Parking- utility trailel/ recreational vehicle/ boat
Unpermitted use of regulated vehicle on site (storage/sleeping in/etc.)
Parking areas must be kept in good repair
Prohibited Parking - Parking on unapproved surface
Dumpsters must be closed and no debris located around them
All signs & structures must be kepl in good condition and neal appearance
Prohibited Signs on Property
Tree Removal/Abuse Violation - Get any required tree
Permits required for any construction/building activities
oermit,N ree. removal orW PvL a!se
YenC,e,
for tv
Comments rne.r/\L €){- N e-w 1
rv\
trt */nnil
E] Hand Dellvered - Re.elv€d by I Prlnt
I
miS ,oolY\blnspector:
Contact E 954-924-6810 x zw\
Slgn:-I'l t t
t^bwted
vJ/o perrnft
r
City of Dania Beach
Florida
DANIA BEA(H
SEA IT, LIVE II IOVE IT,
2t23t2026
27OO GRIFFIN HOLDINGS LLLP
2790 STIRLING RD # I O
HOLLYWOOD, FL 33020
Case Number 2026-00000224
Deat 2700 CRIFFIN HOLDINGS LLLP
You are hereby notified that you are presently in violation of Dania Beach Code of Ordinances. We have attached
the ordinance section(s) and corrective action(s) for your reference.
You are required to correct the violation(s) and call for a re-inspection by Mar 17, 2026. Failure to comply will result
in proceedings against you by the Code Enforcement Special Magistrate, as provided by law. lf the violation is
corrected and then reoccurs or if the violation is not corrected by the time specified for correction by the Code
lnspector, the case may be presented to the Code Enforcement Special Magishate for imposition of a fine and lien
against the property even if the violation has been correcled prior to the hearing.
lf you require further information or have any questions about the attached violation(s), please do not hesitate to
contact me at 954-924-6810 ext. 3648.
Sincerely,
Damis, Windy
Code lnspector
lcertify that an original hereof was furnished to the above named addressee by
Certified Mail # 9214 89017943 6600 3703 02 by JC
Also sent regular mail
"Broward's First City"
100 West Dania Beach Eoulevard, Dania Beach, Florida 33004 - Phone: 954-924-6800, www.daniabeachfl.gov
Notice of Violation
Page 1 of 2
I
Location: 4901 SW27 TERFolio: 5042 32 01 0421
Legal Description: See Attached Detail
Legal Description
REED LAND CO SUB 2.32 D 32-50.
42LOT 4 S 86 0F N 408 0F W 165
OF E1I2BIKz
LEGAL DESCRIPTION DETAIL
VIOLATION DETAIL
Violation Description
100-40(D) Prohibited Use
Code Text Corrective Action
Cease and desist all
unpermitted/prohibited uses on the subject
property. Contact the inspector listed for
further explanations and/or instructions.
I
Page 2 of 2
Address
I
Notice of Violation
44ot 5w z1 Ter"
{ro'
a
DANIA BEACH
Follo #
You may b€ fih.d up to S50O a day foi Rcp.at vlolatlons and S5,0OO a da
for lrreperable vlolatlons, froln lh. date o, the ftrst ln!p.ctlon.
Windows and doors must be weather tight and in good repair fully operale and have screens
Foundations/floors/walls/roofs/bldg. parts must be in good repair
Plumbing fixtules/pipes/drains must be in good repair w/o leaks/defects
Electrical wiring/accessories must be in good repair & nothing exposed
Fence / Wall / Accessory Struclure must be in good repair
All surfaces must be painted or protected and maintained
All yard areas exposed must have vegetalive material
Commercial properties nuisances and hazards
Commercial properties Minimum Slandards
Unpermitted standing water with possible/confirmed mosquito breeding
Unpermitted nuisance/trash/junk/debris/stagnant water accumulalion
Property AND right of way require maintenance/cleaning
Untended veg on IMPROVEO prop and/or RA/V requires cutting (8" max)
Trash Receptac,e Prior Placement / Removal
Junked/abandoned/unlicensed vehicles on premises
Business Tax Receipl required for business/property
No approvals for use as a Vacation Rental
Unreasonably loud noise prohibited
Construction activity outside of approved hours or days
Building numbers required (FRONT / REAR / ALLEY)
Requires sod/vegetative material to be planted in unpaved swale areas
Trees must have a clearance of I fl above sidewalk & 14 fl above skeet
Sidewalk must be maintain in uniform
Prohibited use on the subject property
No Certificate of Use
5042320101/Zl lrrcparable Violationr El 4 t
fllo'v,,oco-prv,4f
8-21(aX2)(s)
8"21(a)(4)(a)
8-21(a)(a)ld)
8-21(a)(1)(e)
8-21{aX4)(0
8-21(aX6XaX2)
8-21(aX5)(d)
8-22(a)(1)
8-22(aX3)
13-29
13-31la)
13.34(b)
1s-34(c)
13-74{c)
14-2lal
,t5,t
16-2(d)
17-81
17-84
22-1
22-5(lX5)
22-50)(6)(d)
22-21
100-40(D)
'100.50
105-r20(A)
r05-130(A){r)
106-rs0(Ax3)
105-130{B)
r05-r3o(c)
105-,t30(E)
105-110{E)
266-t0O(Cl
26s.1301Dl
290-50(D)
505-30(G)(2)
505-50
825-200(A)
FBC'105.1
ira crtin EY inl Bubiness
fesidenhal HomProhibited class A commercial vehicle in a residential area
RV/boavtrailer must be parked/slored in the side or rear yard
RV/boaUtrailer parking on RAIV is prohibited
Rv/boautrailer max height may not exceed 13.5 feet
Rv/boavtrailer may nol exceed 30 reet jn length and/or 10leet in width
Max Number/ Parking- utility trailer/ recreational vehicle/ boat
Unpermitted use of regulated vehicle on site (storage/sleeping in/etc.)
Parking areas must be kept in good repair
Prohibited Parking - Palking on unapproved surface
Dumpslers must be closed and no debris located around them
All signs & slructures must be kept in good condition and neal appearance
Prohibited Signs on Property
Tree Removal/Abuse Violation - Get any required tree permit for lree removal or abuse
Permits required for any conslruclion/building activilies
d Post€d Noticc
Hahd O€livered - r.(.lv!d by: Prlnt
t
lhJpe.tor:
Conta.t I 954-924-6810 x 4hy8
w,r]ni,5 t0 f hIE
Sign
la\. $
Cornments:
City of Dania Beach
Florida
DANIA BEA(H
sEAn UVE rr. LOVE I Notice of Violation
6t1612025 AMENDED
27OO GRIFFIN HOLDINGS LLLP
2T9OSTIRLINGRD# IO
HOLLYWOOD, FL 33020
Case Number:
Location: 4901 SW27 TERFolio: 5c/'2 32 01 0421
Legal Description: See Attached Detail
Oear2700 GRTFFIN HOLDINGS LLLP
You are hereby notified that you are presently in violation of Dania Beach Code of Ordinances. We have attached
the ordinance section(s) and corrective action(s) for your reference.
You are required to correct the violation(9 and call for a re-inspection by Jul 8, 2025. Failure to comply will result inproceedings against you by the Code Enforcement Special Magistrate, as provided by law. lf ihl violation iscorrected and then reoccurs or if the violation is not corrected by the time specified for correction by the Codelnspector, the case may be presented to the Code Enforcement Special Magistrate for imposition of a fine and lien
against the property even if the violation has been corrected prior to the hearing.
lf you require further information or have any questions about the attached violation(s), please do not hesitate tocontact me at 954-924-6810 ext. 3648.
Sincerely,
Damis, Windy
Code lnspector
I certity that an original hereof was furnished to the above named addressee by:
Certified Mail # 92'14 8901 7943 6600 3002 79 by JC
Also sent regular mail
Cc: BSD Capital LLC 2790 Stirting Rd, Ste 1O Ho ywood, FL 33020
Certified Mail# 9214 8901 7943 6600 3002 86
100 west Dania Beach Bourevard, 0"r," r#llH,Xlfl:5l;;f'l?;""", eo4-e24-68oo. www.daniabeachfl.sov
Page 1 of 2
202s-00000873
Legal Doscription
REED LAND CO SUB 2-32D 32-50-
42LOT 4 S 86 0F N 408 0F W 165
OF E1I2BLK2
Violation Description
FBC 105.1 Permits
Required
Code Text
LEGAL DESCRI PTION DETAIL
VIOLATION DETAIL
Page 2 ol 2
Corrective Action
Obtain any and all permits and approvals
required for any and all
construction/building activities on the
subject property.
* AM trINJ)
....-.
Er*
Notice of Violation
4q 0l 5W Z'l Ter
5! 4 L 32 T',t DLIZl
Permi(s required Ior any construction/building activities
kreparable Violatlon:
Repeat Violatlon I
Address
DANIA BEA(H
follo fr
You may be flned up to $500 a day ror Repea! vlolatlons and $5,000 a di
,or kreperable vlolatlons, from lhe dale of lhe rkst lnspectlon.
Windows and doors must be weather tight and in good repair fully operate and have screens
Foundalions/floors/walls/roofsibldg. parts must be in good repair
Plumbing fixlures/pipes/drains must be in good repair Mo leaks/defects
Electrical wiring/accessories must be in good repair & nothing exposed
Fence / Wall / Accessory Structure must be in good repair
All surlaces must be painted or protected and maintained
All yard arcas exposed must have vegetalive material
Commercial properties nuisances and hazards
Commercial properties Minimum Standards
Unpermitled standing water with possible/confirmed mosquito breeding
Unpermitted nuisance/trash/junk/debris/stagnanl water accumulation
Property AND right of way require maintenance/cleaning
Untended veg on IMPROVED prop and/or R^/v requires cutling (8" max)
Trash Receptacle Prior Placement / Removal
Junked/abandoned/unlicensed vehicles on premises
Business Tax Receipt required for businesslproperty
No approvals for use as a Vacation Rental
Unreasonably loud noise prohibiled
Construclion activity outside of approved hours or days
Building numbers required (FRONT / REAR / ALLEY)
Requires sod/vegetative material to be planted in unpaved swale areas
Trees musl have a clearance of 8 ft above sidewalk & 14 ft above street
Sidewalk must be mainlain in uniform repair
Prohibited class A commercial vehicle in a residenlial area
Rv/boat/trailer must be parked/slored in the side or rear yard
RV/boaUtrailer parking on R/W is prohibited
Rv/boautrailer max height may nol exceed 13.5 feet
Rv/boautrailer may nol exceed 30 feet in length and/or '10 feet in width
Max Number/ Parking- utility trailer/ recreational vehicle/ boat
Unpermitted use of regulaled vehicle on site (storage/sleeping in/elc.)
Parking areas must be kept in good repair
Prohibited Parking - Parking on unapproved surface
Dumpsters must be closed and no debris located around lhem
All signs & structures must be kept in good condition and neat appearance
Prohibited Signs on Properly
Tree Removal/Abuse Violation - Get any required tree rmit for lree removal or abuse
8-2lla){2){s)
0-2r(a){aXa)
8-21(6XaXd)
8-21(aX4Xe)
8-21(aXaXr)
8-21(aX6XaX2l
8-21(aXE)(d)
8-22(aX1)
8-22(EX3)
t3-29
l3-31(a)
13-34(b)
13-34(c)
13-74lcl
11-21a,
15-1
16-2(d)
17-81
17-A4
22-5(rX5)
22.60)(6)(d)
22-21
100-a0(D)
100-50
10s-120(A)
t06-130(Ax1)
105-r30(Al(3)
,r05"r30(B)
105-130(C)
105-130(E)
105-140(E)
26s-{00lcl
265-1s0(O)
290,60(D)
505-30(G){2)
606-50
825-200(A)
FBC t05.1 LUrl,iL?Fu;(I I
Comments:ItL6hil,lulWopet
-Df Ut/'l
SlSn:
I
d Posted Notlce
lnspeator:0bIDfl
lb_ry8Contact fl 954-924-5810 x
i
,",.dq/rl
E] **..*,",3-Q
Prohibited use on the subject property
No Cerlificale of Use
E Hand Oellvered . Re(crv.d by : prln! --
,(
DANIA EEACH
hlotice of Violation
ooo,",,l'l 4 I I 5w Z7 Te,r
So rtz 3z0t0t/ Ll
,","ifrq/r.
| .^",,"r" ","'Ll)
lrreparable vlolatlon:
R€pe.t Vlolatioh :
EE
Dt',ntlrw3.
You may be flned up to $500 a day for Repeat vlolatlons and $5,0ooa di
,or krepe.able violatlons, from the date of the flrit lnspectlon
8,21(a)(2xst Windows and doors must be weather tight and in good repair fully operate and have screens
Foundations/floors/walls/roofs/bldg. parts must be in good repair
Plumbing fixtures/pipes/drains must be in good repair w/o leaks/defecls
Electrical wiring/accessories must be in good rePair & nothing exposed
Fence / Wall / Accessory Struclure must be in good repair
All surfaces must be painled or protected and maintained
All yard areas exposed must have vegetative material
Commerclal properties nuisances and hazards
Commercial properties Minimum Standards
Unpermitted standing water with possible/confirmed mosquito breeding
Unpermitted nuisance/trash/junUdebris/slagnant water accumulation
Property AND right ol way require maintenance/cleaning
Untended veg on IMPROVED prop and/or R/}V requires culting (8" max)
Trash Receplacle Prior Placement / Removal
Junked/abandoned/unlicensed vehicles on premises
Business Tax Receipt required for business/property
No approvals for use as a Vacation Rental
Unreasonably loud noise prohibited
Construction activity outside of approved hours or days
Building numbers required (FRONT / REAR / ALLEY)
Requires sod/vegetative material to be planted in unpaved swale areas
Trees must have a clearance of I fl above sidewalk & 14 ft above street
Sidewalk must be maintain in uniform repair re{dontitt"lProhibited use on the subject property 0 b NA ue tn
No Certilicale of Use
Prohibited class A commercial vehicle in a residenlial area
Rv/boautrailer must be parked/stored in the side or rear yard
Rv/boautrailer parking on RruV is prohibited
Rv/boautrailer max height may not exceed 13.5 feet
Rv/boautrailer may not exceed 30 feet in length and/or 10 feet in width
Max Number/ Parking- utility trailer/ recreational vehicle/ boal
Unpermitted use of regulated vehicle on site (storage/sleeping in/etc.)
Parking areas must be kept in good repak
Prohibited Parking - Parking on unapproved surface
Dumpsters must be closed and no debris localed around them
All signs & slructures musl be kepl in good condition and neat appearance
Prohibited Signs on Property
Tree Removal/Abuse Violation - Get any required tree rmit for tree removal or abun
8-21{aXaXa)
8-21{sXa)(d)
8-21(.1(a)(6)
8-21(aXa)(f)
8-21(a)(5)(e)(2,
8-21(a)(5)(d)
8-22(aX1)
8-22(aX3l
13-29
13-34(e)
13,341b)
13-31(c)
13-74(c)
14-2lal
't 5-1
16-2(d)
17-81
17-04
22-1
22-5(rN5)
22-5(rX5Xd)
100.40(D)
't 00-50
lo5-120(A)
r0s-r30(A)(r)
105-13o(AX3)
105.r30(B)
10s-130(c)
105r 30(E)
105-140(E)
265-'t00(c)
265-130(D)
290-50(D)
60s-30(G)(2)
606-50
826-2OO{A)
FBC t05.1
Follo,
Permits required for any construction/building ivities
A-€.iJh borhool
Q.oned R,S -botl
"fie.wD.ivs w4y
w/o Pcrv'
Comments
trI
VL 0thl
+a
3
3
Posted Notlce
Hand Oellvered . R€<€lved by : Prlnt
0nL
W,Aa.n, s 0blnspector:t0 #
3b!8Conta.t d 954-924-6810 x
I
I
I
=
;
Sl8n: _
DANIA BEACH COMMISSION DECISION MATRIX
Rezon i ng A P Pl ic ati o n RZ-034-24
4880 SW 28 Ave & 4901 SW 27 Terrace - PBD-I
. LEGAL STANDARD
UnderFloridalaw(Boardofcountycommlssionersv.snyder,cityolDeerlieldBeachv.vaillant),arezoningmusl
be supporled bY:
y' Competent substantial evidence
i/ Consisterry lvith the Comprehensive Plan
./ Compliance with the Land Oevelopmgnl Code
i/ Protection ol public health, sal6ty, and welrare
lncreased activity, noise, and iniensity
adiacenl to homes
Musl bs compatible with surrounding
resid€ntial uses
Comprehensive Plan
Consistency
Flooding impactang adjacent properliesNo olf-sils discharge (F.S. Ch. 373 +
LDC)
Slormwaler ComPlianc€
Overllow and illegal parking observedAll requirsd parking must be on-site
(LOC Ch. 28)
Parking Compliance
Repeated advertisemenls and activity
indiaaling ongoing vacation renlal use in
non-permitted zoning dislrict
Us€ must mmply with zoning:
shortlerm rentals restricled lo
permitted dastricts
Vacation Flental Compliance
Exisling strain; increased rntensity adds loadAdequate drainage, roads, aM
services required
lntraslructure Capacity
Tralfic mngestion and emergency access
concerns
Must not create unsafe conditionsPublrc Salety
Unp€rmitted fence and Paving
improvements
Must comply with permitting laws (F.S
ch. s53)
Code ComPliance
Rezoning request€d to cure violations attel
the tacl
Compliance musl precede entitlement
approval
Sequencing Requirement
Recurring trash issugs; short-lerm correction
only
Requires sustained @mpliance over
time
Operataonal History
Clubhouse and amenities increase noise
and activity
Must nol adversely impact residential
areas
Noise / Compatibility
Amsnities incr6ase occupancy, trattic, and
use intensity
Evaluate real impacts, not labels
(Snyder)
lntensrty ol Use
RESULT
A vote to app.ove constitutes 6 ,inding thal each ol tlle above c teria has been sallsli€d based on competent
substantial evidence.
PROJECT CONDITIONLEGAL REOUIBEMENTCRITEBION
FAIL
FAIL
FAIL
FAIL
FAIL
FAIL
FAIL
FAIL
FAIL
FAIL
FAIL
STAFF POSITION vs CODE REQUIREMENTS
Key kgal Princlple: A rezoning approval r€quires atfirmative findings of compliance with all applicable standards. A vote
to approve implies thal each of the above code requirements has been salisfied.
The Land Development Code and Comprehensive Plan evaluate
lnlensity ol use, including tratlic, noise, occupancy, and activity
levels - nol jusl unit count (Snyde0.
nmenities (pool, dog park, clubhouse) are not density increases."
Compliance must prec€de entitlement. Unpermitted work must be
corrected under existing zonang. Flezoning cannot be used to
l6galize violations (F.S. Ch. 553; LDC entorcement princaples).
"Bezoning is needed so the applicant can come into compliance."
All required parking must be provided on-site. Spillover into
residential neighborhoods violates Chapier 28 parking
requirements and croates salety concsrns.
"Parking impacts are manageable.'
Stormwater must be retained on-site with no adverse otl-site
impact at time ot approval (F.S. Ch. 373; local drainage
standards). Existing llooding indicates noncompliance.
'Drainage issues can be addressed later."
Code requires sustained compllance. Short-term correclions
immediately betore hearings do not establish long-term
operational responsibility.
'Recent cleanup shows the property is now in compliance."
Use must comply with zoning. Ongoing short-letm rental activity in
a non-permitled dislrict is a material compliance issue r€levant to
eligibility lor rezoning.
ryacation rer al aclivity is not relevant to lezoning."
There is no vested right in violations. Permits and complianca
must be obtained before addiiional development rights aro
granted.
"Unpermitted improvements can be resolved after approval."
Compatibility standards roquire protection ol adiacenl residential
uses. lncreased amenities increase trequsncy, duration, and
int€nsity ot noise and activity.
.Noise and activity impacts are minimal."
STAFF POSITION / ARGUMENT CODE BEOUIBEMENT / LEGAL STANDABD
FORMAL MEMORANDUM FOR THE RECORD
TO: Mayor Joyce L. Davis, Vice Mayor, and City Commissioners
FROM: Concerned Residents - Griftin Road Corridor
DATE: March 2026
RE: Opposition to Rezoning Application RZ-Q34-24
I. INTRODUCTION
This memorandum is submitted in opposition to the requested rezoning of 4880 SW 28 Ave and 4901
SW 27 Terrace to PFID-1 .
II. LEGAL STANDABD
Under Florida case law including Board ol County Commissioners v. Snyder and City ot Deerfield
Beach v. Vaillant, rezoning decisions must be supported by competent substantial evidence and musl
be consistent with the Comprehensive Plan and Land Development Code.
I II. STORMWATER NONCOM PLIAN CE
Failure to relain stormwater on-sile in accordance with Florida Statutes Chapter 373 and local drainage
standards is a violation and indicates lhe site is not operatlng within requared standards.
IV. PARKING DEFICIENCIES
Overflow and illegal parking indicate lailure to meet required parking standards under Chapter 28 of the
Land Development Code.
V.IMPROPEB SEOUENC'NG
Compliance must precede entitlement. Unpermitted improvements cannot be legalized through
rezoning under Florida Statutes Chapter 553.
VI. AMENITY ARGUMENT BESPONSE
The addition of amenities such as a pool, dog park, and clubhouse still increases intensity of use,
tratfic, noise, and infrastructure demand and must be evaluated as increased impact.
vil. coNcLustoN
The application fails to meet the required standards and should be denied.
Respectf ully submitted,
Concerned Residents - Griftin Road Corridor
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