boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: JANUARY 7, 2025
title
SHELL BUILDING
projectinfo
Request: Major Site Plan
P&Z# 25-12000021
Owner: Master Carwash LLC 2100 West Atlantic LLC
Project Location: 2100 W. Atlantic
Folio Number: 494203270012
Land Use Designation: RAC (Regional Activity Center)
Zoning District: B-3/PCI (General Business / Planned Industrial)
Commission District: 5 (Darlene Smith)
Agent: Terry Runyan
Project Planner: Saul Umana (saul.umana@copbfl.com / 954-786-4662)
otherinfo
Summary:
This is being reviewed as Major Site Plan with Building Design. The proposed Gray Shell Building is a new 5,000 SF multi-tenant shell structure designed for retail and restaurant uses. Associated site work includes upgrades to parking, lighting, landscaping, and drainage to meet current code. The existing vacant restaurant on the site is being proposed to be internally renovated to create an additional shell building for future retail and restaurant uses. This also includes façade modifications to the existing structure, formally known as the Golden Corral.
Staff Conditions:
Department Review Status__ _ Contact Info________________
|
ENGINEERING |
Authorized with Conditions |
David McGirr | david.mcgirr@copbfl.com |
|
FIRE DEPARTMENT |
Authorized |
Jim Galloway | jim.galloway@copbfl.com |
|
ZONING |
Resubmittal Required |
Saul Umana saul.umana@copbfl.com |
|
URBAN FORESTRY |
Resubmittal Required |
Wade Collum wade.collum@copbfl.com |
|
PLANNING |
Authorized |
Max Wemyss Max.wemyss@copbfl.com |
|
BSO |
Authorized |
David Cappellazo david_cappellazo@sheriff.org |
|
UTILITIES |
Authorized |
Nathanial Watson Nathanial.watson@copbfl.com |
|
BUILDING |
Authorized |
Todd Stricker |
SCAM ALERT: Please be aware that the Development Services Director, or other Planning and Zoning staff will never email or text requesting payment for invoices for future planning and zoning reviews or other services. If you receive any of these requests, do not click to open the invoice and notify Planning and Zoning immediately by calling 954-786-4679.
Staff Conditions:
The following are unresolved comments and conditions provided by all disciplines. A combined document showing all comments from all disciplines is available for view on ePlan and attached as a separate attachment.
ENGINEERING
Plan Reviewer: David McGirr | david.mcgirr@copbfl.com <mailto:david.mcgirr@copbfl.com>
Condition: The following comments must be addressed before the submission of these plans to the Building Division for formal plan review and permitting:
Condition: Submit/upload the (BCEPMGD) Broward County Environmental Protection and Growth Management Division Surface Water Management permit or exemption for the proposed paving and drainage shown on the civil engineering drawings.
Condition: Submit/upload the 2025 City Engineering standard details for the proposed off-site water, sewer connections, road restoration, paving, curbing, and sidewalks. These detailed drawings may be obtained from the City's website in PDF format. https://www.pompanobeachfl.gov/government/engineering/standard-details
Current details are 2022
Condition: Before the approval of the City Engineering Division, the Citys Utilities Division must approve these plans.
Condition: The City Planning and Zoning Division must approve these plans before the Citys Engineering Division can.
FIRE
Plan Reviewer: Jim Galloway | jim.galloway@copbfl.com <mailto:jim.galloway@copbfl.com>
Comments resolved
URBAN FORESTRY
Plan Reviewer: Wade Collum | wade.collum@copbfl.com <mailto:wade.collum@copbfl.com>
1. As per 155.5203.D.4. VUA provide an 8’ wide landscape area with a continuous hedge and 1 large canopy tree per 40’ between abutting parking rows. Staff discussed with Max per zoom call and no relief was granted. Propose a meandign3’ sidewalk in this area to help populate with the tree / shrub requirement and / or seek relief.
2. 2. Provide the dollar value for specimen trees, height on palms, and DBH of all non specimen trees removed vs. the dollar value, palm height, and caliper of trees replaced. Provide the values of trees proposed to be removed and a cell on the dipso as to what is going to happen with the trees / palms.
3. As per 155.5204.E.1.b.i-iv; Mitigation is to be replacement trees above and beyond required plantings. Provide mitigation information in data table. Provide the values of trees proposed to be removed.
4. Show how requirements from 155.5203.D.5 VUA Landscaping are being met. Provide a minimum of 9’ of landscape areas between a vehicular use area and an abutting building. North side, remove sidewalk. New building, no changes post zoom call.
5. As per 155.5203.D.5 VUA in part, the Development Services Director may grant modifications to the required landscaping between vehicular use areas and buildings for development that provide at least 50% of the required width (4.5’), subject to providing superior landscape design that includes a minimum of trees or palms as follows within the subject area and must include one or more of the following elements: All elements do not appear to be met on new and existing building.
i. Palms must be provided in multiples (doubles or triples);
ii. If palms and trees are combined, one row of shrubs can be provided;
iii. If palms or trees are provided, shrubs must be included in layering or height tiering with a minimum of 2 layers or tiers;
iv. If trees are provided, design must include a minimum of 2 species;
v. Trees or palms must be a minimum of 14 feet in height;
vi. Layered or height tiered shrubs are provided in variety with a minimum of two (2) species;
vii. Suspended pavements systems are provided for the adjacent vehicular use area.
6. Provide the required landscape elements (tree and palms) above for these areas. no changes post zoom call.
7. Show all suspended pavement on the Civil / PGD Plans if required.
8. Provide a cross section detail of the proposed building footers / slab as it appears that it will encroach into the required foundation landscaping soil space at the footers of the building. Provide drawings and verification of the use of monolithic / eccentric footings as it relates to these areas. Slab extends +/- 2 ‘ into reduced landscape foundation planting.
9. As per 155.5203.D.4., a landscaped island shall be provided at each end of every row of parking spaces and per every 10 spaces. Landscape parking islands are to be a minimum 8’ wide and contain trees, sod and irrigation. NE corner.
10. As per 155.5203.B.2.g.i.B. a minimum area for planting a tree shall be 120 square feet, with a minimum dimension of eight feet. North side and along the existing building.
11. Correct planting detail to reflect the planting hole be 2 ½ - 3 times the size of the root ball to more closely mirror industry best management practices. No change. Note on detail conflicts with note. Correct.
12. Please provide a detailed comment response sheet as to specifically how comments have been addressed at time of resubmittal.
13. Additional comments may be rendered a time of permit submittal.
ZONING
Plan Reviewer: Saul Umana | saul.umana@copbfl.com
Unresolved: The comments response sheet states that the applicant is still viewing this a Minor site plan submittal. The thresholds for major site plan have been met and thus this is subject to Major Site Plan approval which includes site plan approval from the Planning and Zoning Board - No additional fees will be collected at this time.
Unresolved: City Staff discussed with the applicant that the interior building and exterior renovation building permit can continue - though the situation is currently fluid with proposed changes to site plan. As a compromise, please include the floor plan of the existing building on this submittal.
Unresolved: Not addressed: Sheet 003 SP-1.1 - Zoning Data Table
Make the following corrections:
• Zoning is B-3/PCI - General Business with Planned Commercial Industrial Overlay.
• The lot coverage listed in the table is 16,708 sq. ft., however, the footprint of the existing and proposed buildings totals 15,325 sq. ft. Revise or clarify. (Are you including overhangs?)
• Include information regarding the existing structure, including building height.
• Setback labels and measurements do not align. Premier Drive (SW 21st Street) is the front yard. The interior side setback is labeled “Abutting Canal.” Correct on site plan and table.
Unresolved: Not addressed. Parking calculations for restaurants are based on 1 space per 4 persons of maximum occupancy capacity for customer service areas, and 1 space per 8 persons of maximum occupancy capacity for outdoor seating areas - not per seat.
Clarify how the “potential restaurant” calculation was determined (currently showing a required 164 spaces, which would result in a parking deficiency).
An estimate of occupancy should be used to calculate parking requirements. The more restrictive parking standard should serve as the basis for future development.
Unresolved: Not addressed. Previous zoning comments emphasized sidewalk connectivity, which is highly encouraged. However, note that where landscaping features are required, head-to-head parking rows must include landscaping, which may limit full sidewalk connections. Revise accordingly in coordination with landscaping for the head-to-head landscaping island required in parking spaces.
New- Given the new landscaping area where the drive aisle used to be, Staff recommends a sidewalk to connect the parking area to the front door for easier pedestrian access.
Unresolved: Not addressed: Two-way driveways must be at least 24 feet wide, as measured between the edges of paving. The proposed new curbing for the landscaping strip should be modified to make the driveway entrance compliant (currently shown as 22 feet). The current internal driveway is shown at 22’
Unresolved: Uploads the City standard parking detail showing the double stripping on the site plan details sheet.
Unresolved: Not addressed:
Similarly, in the newly proposed parking areas with a continuous curb, parking spaces should be 16 feet deep, with an additional 2 feet of pervious area for overhang.
Unresolved: On the elevations, provide:
Color key legend for both existing and proposed buildings.
All material notes and finish information on both black-and-white and color elevations.
Unresolved: where is this on the submittal? All applications for approval of a Major Site Plan for multifamily residential, nonresidential, and mixed-use development shall incorporate a sufficient number of sustainable design options from Table 155.5802, Sustainable Development Options and Points, to demonstrate achievement of the minimum number of points required below for the specific type of development.
3. Nonresidential and mixed-use development in all other districts shall achieve at least 12 points.
PLANNING
Plan Reviewer: Max Wemyss |Max.wemyss@copbfl.com <mailto:|Max.wemyss@copbfl.com>
Info Only:
Land use for this parcel is Commercial (C), and the proposed use (5,000 square foot retail/restaurant shell) is permitted in the land use category.
-The property is platted (Tract "A" of Atlantic Business Center; Plat Book 169 Page 126), which was recorded March 6, 2001. There have been two plat note amendments (PB 38277 Pg 0406 & PB 50161, Pg 568). The original plat note restricted the property to 490,300 square feet of office/ industrial uses, 203,750 square feet of assembly/ distribution industrial use and 50,000 square feet of commercial use. Subsequent plat note amendments changed the note to decrease the amount of office space (253,300 square feet) and increase the industrial use to 1,013,250 square feet) and added a children’s recreation facility.
Info Only:
The property abuts W Atlantic Blvd, which is listed on the Trafficeways Plan, the remaining streets are private. The overall width of W Atlantic Blvd exceeds the minimum width required of 120 feet (60 feet to the center line). No additional right-of-way is required.
Info Only: -The city has sufficient capacity to accommodate the proposal.
BSO
Plan Reviewer: : BSO Deputy D Cappellazo for the City of Pompano Beach
david_cappellazo@sheriff.org
Development Review Committee Date Reviewed: 12/15/2025
Subject: CPTED and Security Strengthening Report: PZ#:25-12000021
Name: Shell Building/Master Carwash LLC
Address / Folio: 2100 W Atlantic Blvd, Pompano Beach, Florida
Type: Major Site Plan
Reviewer: BSO Deputy D Cappellazo for the City of Pompano Beach
david_cappellazo@sheriff.org
M-(954) 275-7479 (Send Text & Email; No Voicemail)
Monday Thursday; 8 AM 3 PM
Reviewer: BSO Deputy T. Russo for the City of Pompano Beach
anthony_russo@sheriff.org
M-(561) 917-4556 (Send Text & Email; No Voicemail)
Tuesday Friday; 8 AM 3 PM
UTILITIES
Plan Reviewer: Nathaniel Watson | Nathaniel.watson@copbfl.com
No new comments rendered. Previous comments resolved post- DRC meeting (10/28/2025).