Planning board approves two‑story duplex and one affordable bonus unit at 648 NW 5th Court

The Hallandale Beach Planning & Zoning Board on Feb. 10 approved application DR2506076, clearing the way for a two‑story, two‑unit duplex at 648 Northwest 5th Court and granting one affordable‑housing bonus unit to allow a density of 15.5 dwelling units per acre where 14 is normally permitted.

Staff presented the Ramos Duplex proposal and recommended approval. Josiah Israel, presenting for city planning staff, said the project sits on a 5,655‑square‑foot triangular lot and would produce two units, each about 1,184.14 square feet with three bedrooms and two bathrooms. The proposal includes four parking spaces and administrative variances that reduced the front and rear setbacks to 15 feet. Israel said staff found the proposed bonus allocation compatible with existing and future land uses and that sufficient public facilities exist to serve the units.

The board asked how the city would enforce affordability requirements. Staff and the deputy city attorney said the affordable unit must be restricted in a recorded restrictive covenant that runs with the land for 30 years, allows city audits, requires the property owner to maintain records, and may include financial penalties and code‑enforcement remedies if the covenant is violated. The attorney clarified that the current vote before the board concerned only the bonus unit; denial at this level would send the application to the city commission under the revised code.

Several nearby residents spoke during the public hearing. A resident who lives across the street said she was concerned about a two‑story structure adjacent to mostly single‑story homes and asked whether both units could become owner‑occupied, which could affect the intended affordability. Another commenter who identified himself as a real‑estate investor said the neighborhood’s land values would likely increase and observed that many nearby rentals participate in the Section 8 program; staff and the applicant did not change the project terms in response.

Applicant Christina Ramos, who identified herself as the owner, addressed the board and said she has been a property owner for years and intends to maintain the property: “This is my baby… I’ve been doing this for so long, and I trust me, it’s gonna be something that the whole neighborhood is gonna come and say, wow, it’s done properly,” she said.

Board member discussion touched on why the proposal is not being processed as an accessory dwelling unit — staff explained ADUs have size and appearance restrictions that would not work on the irregular lot — and noted a recent code change delegating minor development approvals to the board rather than forwarding them to the city commission. After a motion to approve DR2506076 with staff recommendations, the board voted unanimously to grant the bonus unit and approve the application with the stated conditions.

The approval is conditioned on recordation of the restrictive covenant limiting the affordable unit to no more than 120 percent of median income (per staff explanation, using Broward County AMI) and on compliance with the other standard conditions outlined in the staff report. The board scheduled its next meeting for March 10 and adjourned.