boardname
ARCHITECTURAL APPEARANCE COMMITTEE
Meeting Date: APRIL 7, 2026
title
GRIGGS EXPRESS CAR WASH
projectinfo
Request: Building Design
P&Z# 25-12000044
Owner: Griggs Express LLC
Project Location: 1401 SW 26 Ave
Folio Number: 494204260010
Land Use Designation: I (Industrial)
Zoning District: B-3 (General Business)
Commission District: 5 (Darlene Smith)
Agent: Paola West
Project Planner: Diego Guevara (954-786-4310 / diego.guevara@copbfl.com)
otherinfo
Summary:
The applicant is requesting Building Design approval and Vernacular or Superior Design Alternative approval for a new 3,782-square-foot car wash with a small office, 1,800 square feet of covered vacuum spaces with capacity for 18 vehicles, 4 additional parking spaces, and landscaping. The project site abuts three commercial plazas to the north, east, and west, and to the south, is an office building. The footprint of the proposed building is 3,782 square feet on a 41,146-square-foot lot (0.94 acre). Lot coverage is 10.64%, including the proposed canopy at the pay access area. The Site Plan was reviewed by the Development Review Committee on December 17, 2025, and February 18, 2026.
The applicant is requesting approval for Vernacular or Superior Design Alternative to provide relief from the Commercial Design Standards regarding fenestration and transparency related to the 30% minimum requirement for the street-facing façade area of the ground-level floor of buildings that must include windows or doorways facing Gateway Drive.
§155.5602. C.7.a: Fenestration/Transparency
“At least 30 percent of the street-facing facade area of the ground-level floor of buildings (as measured from the grade to the underside of the eave, top of the parapet, or the story line denoting the second floor) shall be occupied by windows or doorways.”
The north facade of the car wash, facing Gateway Drive, does not comply with the minimum requirement of 30% fenestration. The applicant has chosen Option #1 of the Vernacular or Superior Design Alternative Criteria.
Option #1 states: The proposed features or elements contribute to the overall design and help the project achieve excellence by creating a project of distinction, and thus exceed the deviation from the Code.
Based on the applicant's Superior Design Alternative Narrative, the proposed express car wash is described as “a contemporary building creating a project of distinction that marks the corner of the site. The tower element establishes a distinctive visual landmark….This iconic feature is intended to set a new design standard for future development within the surrounding properties.” The wall at the corner screens the entry to the car wash tunnel, it also incorporates a decorative metal 'wave' rail at the tunnel entrance that symbolically represents the movement of water.
Based on these points, the applicant requests that the Architectural Appearance Committee evaluate the project as a superior design alternative to the minimum ground-level facade transparency requirements outlined in Section 155.5602.C.7.a of the City’s Zoning Code.
Pursuant to Section 155.2205, Code of Ordinances, the Architectural Appearance Committee may require such changes in plans and specifications as, in its judgment, may be requisite and appropriate to ensure that the exterior appearance of buildings and structures enhances the aesthetic character of the surrounding development by complying with the architectural appearance standards of this Code and approved design guidelines.
The subject property is located at the southwest corner of South Powerline Road and Gateway Drive (SW 14 Street).
Location | Zoning District | Existing Uses:
Zoning | Existing Uses
Subject property (Zoning | Existing Use): B-3 | Vacant, former fast-food restaurant.
Surrounding Properties (Zoning District | Existing Use):
North | B-3 | Retail Plaza, IHOP Restaurant.
South | B-3 | Office Building - RGW Office
East | B-3 | Retail Plaza - Galata Restaurant
West | B-3 | Retail Plaza - Dunkin Donuts
Staff Conditions:
If approved by the Architectural Appearance Committee, staff recommends including the following conditions:
1. Obtain approval from the Architectural Appearance Committee for the Vernacular or Superior Design Alternative request detailed above in the staff report.
2. Provide evidence of recorded cross-access easement agreements for the driveway connections with the properties to the west and to the south of the project property.
3. For the purpose of Site Plan and Building Design approval, revise the title of sheet AS1.0 from “Conceptual Site Plan” to “Site Plan.”
4. Standard Conditions of approval and/or specifications required prior to Building Permit/Zoning Compliance Permit issuance:
a. The applicant shall provide evidence of compliance for the 12 points listed in the Sustainability Narrative as submitted to the DRC in accordance with Table 155.5802: Sustainable Development Options and Points.
b. Plans are subject to compliance with all applicable Code requirements, including but not limited to DRC comments issued for this site plan.
c. Landscaping and Irrigation Plans must comply with all Zoning Code requirements as verified by the City’s Urban Forestry Division.
d. A copy of the CPTED plan approved by the Broward Sheriff’s Office must be submitted for Zoning Compliance permit approval.