boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: JUNE 4, 2025
title
EDGE EXPRESS CAR WASH
projectinfo
Request: Minor Site Plan
P&Z# 25-12000011
Owner: Manda Brothers Realty No 17 INC
Project Location: 5391 N Federal Hwy
Folio Number: 484307000461
Land Use Designation: C (Commercial)
Zoning District: B-3 (General Business)
Commission District: 2 (Rhonda Eaton)
Agent: Christina Bilenki
Project Planner: Saul Umana (saul.umana@copbfl.com / 954-786-4662)
otherinfo
Summary:
The applicant is requesting Minor Site Plan approval with Major Building Design for a car wash facility located on Federal Highway.
DEPARTMENT REVIEW STATUS CONTACT INFO
|
ENGINEERING |
Authorized with Conditions |
David McGirr | david.mcgirr@copbfl.com |
|
FIRE DEPARTMENT |
Authorized |
Jim Galloway | jim.galloway@copbfl.com |
|
URBAN FORESTRY |
Resubmittal Required |
Mark Brumet | mark.brumet@copbfl.com |
|
UTILITIES |
Authorized with Conditions |
Tabensky Johnson Tabensky.Johnson@copbfl.com |
|
ZONING |
Resubmittal Required |
Saul Umana Saul.umana@copbfl.com |
|
BSO |
Resubmittal Required |
BSO Deputy Anthony Russo | Anthony_Russo@sheriff.org |
|
PLANNING |
Resubmittal Required |
Max Wemyss | max.wemyss@copbfl.com |
|
BUILDING DIVISION |
Authorized |
Todd Stricker Todd.Stricker@copbfl.com |
Staff Conditions:
PLANNING
Plan Reviewer: Max Wemyss | max.wemyss@copbfl.com <mailto:max.wemyss@copbfl.com>
Unresolved: The property does not appear to be platted. The Applicant shall seek confirmation from the Broward County Planning Council through a platting determination letter (for exemption) or through the Plat Approval process.
Info Only: Land use for this parcel is Commercial (C), and the proposed use is permitted in the land use category.
Info Only: Applicant proposes "Edge Express Car Wash", a 3,600 square foot commercial use on a 38,728 sf lot.
Unresolved: The property is abuts NE 54th Street and N Federal Highway. The overall width of NE 54th Street varies, but includes a minimum of 25 feet to the centerline, and N Federal Highway is a total width of 120 feet (60 feet to the center line). NE 54 St (AKA SW 15 St) is specifically listed in the Broward County Trafficways plan requiring a minimum ROW of 80 feet, and thus a minimum of 40 feet to the centerline of NE 54 St is required. Please demonstrate this dimension on the Site Plan
Info Only: The property fronts onto N Federal Highway (AKA: US-1), which is identified on the Broward County Trafficways Plan. Both the Trafficways Plan & Chapter 100.01 requires a minimum of 120 feet for this roadway. The width of the right-of-way provided on the survey confirms compliance with the plans.
Info Only: The city has sufficient capacity to accommodate the proposal.
URBAN FORESTRY
Plan Reviewer: Wade Collum | wade.collum@copbfl.com
Unresolved: 1. Provide a signed and sealed landscape plan prepared by a Florida Registered Landscape Architect in accordance with Code Section 155.5203.
Unresolved: 2. All elevation sheets appear incorrect and mislabeled, clarify and correct.
Unresolved: 3. Submit a tree survey prepared, signed, and sealed by a Florida Registered Surveyor showing the locations of all existing trees and palms in accordance with Code Section 155.2411, and Part 5. The numbering must match the appraisal.
Unresolved: 4. As per 155.5204.E.1.b.i-iv; Mitigation is to be replacement trees above and beyond required plantings
Unresolved: 5. Provide a data table showing how the site is meeting the requirements of 155.5203. C Minimum Site Development Landscaping.
Unresolved: 6. Provide VUA requirements as per 155.5203.D a row of shrubs and trees along the north side at 1:30’ and along the south and west side at 1:40’.
Unresolved: 7. Propose plans to remove the billboard that is currently on site and may create setback and clearance issue for the proposed.
Unresolved: 8. As per 155.5203.B.2.ii.Based on the height of the building half of all required canopy trees are to be 14’ tall and palms to be 18’ OA, please adjust.
Unresolved: 9. Show how requirements from 155.5203.D.5 VUA Landscaping are being met. Provide a minimum of 11’ of landscape areas between a vehicular use area and an abutting building. Provide what is required vs. what is going to be proposed as to a superior landscape design.
Unresolved: 10. 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, 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:
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.
Unresolved: 11. Show how requirements as per 155.5203.E., Building Base Plantings are being met.
Unresolved: 12. Oak trees proposed along Federal Hy. may conflict with overhead wires (OHW), either bury the OHW’s or provide an FPL approved trees species for his space.
Unresolved: 13. As per 155.4219.A.1.b., A type B perimeter buffer shall be provided along all perimeters of the site. Please show and note on the plans and provide a cross section detail.
Unresolved: 14. 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.
Unresolved: 15. No exterior lighting fixtures shall be located in any landscaped planting areas required in and around vehicular uses areas in accordance with Section 155.5401.C, Vehicular Use Area Landscaping (e.g., perimeter landscaping strips, landscaped islands in parking bays, landscaped areas between parking bays, and landscaping between vehicular use areas and buildings).
Unresolved: 16. 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.
Unresolved: 17. 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.
Unresolved: 18. As per 155.5102.C.9; provide continuous curbing around all VUA area to prohibit vehicular encroachment into required landscaping
Unresolved: 19. Provide Street Trees at 1:40’ as per 155.5203.G.2.c Five (5) trees along the north side
Unresolved: 20. Separate the existing trees from the new proposed trees and provide a different symbol with the tree number on the landscape plan. Show existing trees #’s for trees proposed to remain on the landscape plan - these must match the tree survey and the tree disposition.
Unresolved: 21. Plant list does not match plan correct and adjust.
Info Only: 22. Love note #12, thank you.
Unresolved: 23. Please remove note #15.
Unresolved: 24. Show retention on the landscape plan please.
Unresolved: 25. All trees are to be large / medium canopy trees unless OHW are present, correct and adjust.
Unresolved: 26. Please provide alternate trees for Guapira, Tecoma, and Cassia
Unresolved: 27. Vacuum pump stations and transformer are in conflict with required landscaping and tree locations, please shift out of required areas.
Unresolved: 28. Show on the plans and provide a dumpster detail including hedges in accordance with 155.5301.C.
Unresolved: 29. As per 155.5203.B.5.a thru e: Please note that system will be a rust free, automatic underground irrigation system installed in accordance with requirements of the Building Code, include a rain-sensing cutoff device, providing 100% coverage with 50% overlap, and reuse water wherever practicable and available.
Unresolved: 30. Bubblers will be provided for all new and relocated trees and palms.
Unresolved: 31. If trees are to be containerized specify that the root ball will be shaved at the periphery to remove all circling roots.
Unresolved: 32. Provide spreads of proposed shrubs and groundcover material so as to align with spacing. Also, please note that plant spacing shall supersede plant quantity to fill the bed.
Unresolved: 33. Provide a note on the plans specifying that all shrubs abutting City Rights of way are maintained at a height no greater than 24”. It is staffs recommendation that all VUA perimeter trees be 14’ OA to create a CPTED clear line of sight from the roadway.
Unresolved: 34. As per 155.5204.F. No development, work, or demo activity shall be allowed within the dripline of a tree or tree protection area.
Unresolved: 35. Provide a note on the plan describing fines and penalties for encroachment into the critical root zones and within the tree protection zone for existing trees to be protected and preserved.
Unresolved: 36. For example; Penalties would be incurred by the contractor for damages to the existing trees on site from the contractor, the subcontractors, or employees. Any encroachment within the tree protection zone, failure to maintain the tree protection zone, or any damage to the tree(s) or critical root zones will result in mitigation. The cause of damages would include, but not be limited to, storage of materials, placing fill or debris, disposal of paint or solvents, parking of machines under trees or tree protection zone encroachment. An example of this would be; Violations of this will result in a fine of $1000.00 for the first offense, $1500.00 for the second, and $2000.00 for the third, etc. If physical damage is done to the tree, an appraisal of the damages and related fees will be determined by an ASCA Registered Consulting Arborist, and be based on all, or a percentage of, the established value assigned to the tree.
Unresolved: 37. Provide a note that all existing trees will be pruned by an ISA Certified Arborist under the direction of a BCMA or ASCA Registered Consulting Arborist with a Florida Chapter ISA Prescription Pruning Qualification (PPQ).
Unresolved: 38. Provide a note stating; All trees designated as single trunk shall have a single, relatively straight, dominant leader, proper structural branching and even branch distribution. Trees with bark inclusion, tipped branches, and co-dominant trunks will not be accepted. Trees with girdling, intact leader circling and/or plunging roots will be rejected.
Unresolved: 39. Provide a note on plan that a Pre Construction meeting with Urban Forestry is required before any work is performed onsite.
Unresolved: 40. As per 155.5203.B.2.b; Provide a note that all road rock, concrete, asphalt and other non natural material be removed from all planting areas prior to landscape installation and be replaced with planting soil prior to landscape installation and be replaced with planting soil prior to landscape installation.
Unresolved: 41. Provide soil specifications in percentage form, i.e. 70/30.
Unresolved: 42. All tree work will require permitting by a registered Broward County Tree Trimmer.
Unresolved: 43. Please provide a detailed comment response sheet as to specifically how comments have been addressed at time of resubmittal.
Info Only: 44. Additional comments may be rendered a time of resubmittal
ZONING
Plan Reviewer: Saul Umana | Saul.Umana@copbfl.com
Info Only: Please note that at this time all dues associated with this site plan application have been paid. Be aware of potential scams.
Unresolved: Provide a response to Planning comments regarding potential ROW dedications. Make sure to update zoning data if required to dedicate.
Unresolved: The Car Wash use requires the approval of a Special Exemption by the Zoning Board of Appeals.
Unresolved: The Use of a car wash requires the installation of Type B Buffers ( type B perimeter buffer shall be provided along all perimeters of the site except where a type C perimeter buffer is required by Section 155.5203.F <https://codelibrary.amlegal.com/codes/pompanobeach/latest/pompanofl_zone/0-0-0-38742>, Perimeter Buffers;)
Unresolved: No overhead doors shall face the front lot line and or street side.
Unresolved: Provide distance from driveway entrance to intersection on federal highway. 100 ft distance min required.
Unresolved: Provide the minimum number of required bicycle parking spaces on site. 4 min.
Unresolved: Remove wheel stops from parking spaces - provide a raised side to serve as concrete curb on the parking spaces facing the building.
Unresolved : show the 2 ft overhang of the parking space - staff recommends placing the continuous at 16 with 2 ft of overhang shown on the landscaping island.
Question: Will Staff parking for their personal cars or will all parking spaces include the cover/vacuum?
Unresolved: Except for parking areas serving single-family dwellings, each required off-street parking area and space, and each off-street loading area and berth, shall be identified by double striping as well as other surface markings that are arranged to provide for orderly and safe loading, unloading, parking, and storage of vehicles. Such markings-including directional arrows, lettering on signs and in handicapped-designated areas, and labeling of the pavement-shall be maintained so as to be readily visible at all times.
Unresolved: Place note on site plan that Mechanical equipment mounted on ground level, or mounted within 3 feet from ground level, shall be screened by dense continuous hedges installed in accordance with Section 155.5203.B.2.f., Shrubs and Hedges, or semi-opaque fences or solid walls. The height of the vegetation, wall or fence, shall be maintained at least six inches above the height of the mechanical equipment being screened.
Unresolved: a. New Nonresidential Development
Except as otherwise provided in subsection c. below, on any multifamily and nonresidential properties, all exterior commercial containers-including, but not limited to, garbage dumpsters and compactors, cardboard receptacles and compactors, large recyclable containers, grease/oil tanks and garbage cans and carts-shall be screened from view from adjacent streets and properties in accordance with the standards in this subsection.
i. Commercial containers shall be screened on three sides by a durable, sight-obscuring wall constructed of brick, masonry, stone, or similar material, and on the fourth side by a wood or metal gate.
ii. No commercial container enclosure shall be placed in an area where the fence regulations would cause a conflict with this section.
iii. The height of the screening walls and gate shall be at least six inches higher than the height of the container.
iv. Where the container is located next to a building wall, the building wall may serve as a screening wall, and the other screening walls or fences shall incorporate at least one of the primary materials or colors of the adjacent building wall.
v. The external sides of walls screening a commercial container shall have a "finished" surface (e.g., textured or painted) and shall be landscaped to soften their visual impact in accordance with Section 155.5302.F.3., Fence and Wall Landscaping.
. Location
Commercial containers shall not be placed in the following locations:
c. Any front yard or street side yard;
Unresolved: Floor plan shows dumpster on a different location
Unresolved: Revise the direction of the elevations
Unresolved: This application is subject to Architectural Appearance Committee :
Show compliance with the following code requirements
a. Offsets Required
Street-facing front building facades that are greater than 60 feet wide shall be articulated with wall offsets (e.g., projections or recesses in the facade plane) that are at least one foot deep, at least ten feet wide, and spaced no more than 40 feet apart. (See Figure 155.5602.C.5.a <https://codelibrary.amlegal.com/codes/pompanobeach/latest/pompanofl_zone/0-0-0-39355> Example of front facade offsets.)
b. Offset Alternatives
The following alternatives can be used alone or in combination as an alternative to the required front facade offsets:
i. Changes in facade color or material that follow the same dimensional standards as the offset requirements;
ii. Columns or pilasters that are at least eight inches deep and at least eight inches wide, and have a height equal to at least 80 percent of the facade's height;
iii. Roofline changes that vertically align with a corresponding wall offset or change in facade color or material, including changes in roof planes and changes in the height of a parapet wall (such as extending the top of pilasters above the top of the parapet wall); or
iv. Awnings or other shading devices over doors and windows that follow the same dimensional standards as the offset requirements.
c. Street Side Facades
The street-facing side facades of buildings shall be articulated with the same facade details as provided on the building's front facade, or be screened from off-site views through fences, walls, or landscaping at least eight feet high.
Fenestration/Transparency
a. 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. This figure may be reduced to 20 percent of the first-floor front facade of a structure housing a large retail sales establishment.
b. All ground-level windows on street-facing facades shall be transparent. Mirrored or heavily-tinted glass that prevents views into the building is prohibited on street-facing front building facades. This provision does not apply to a building facade enclosing a sexually oriented business use.
c. Street-facing facades of the ground level floor for uses involving repair, servicing and/or maintenance shall not include service bay entrances, overhead doors, sliding glass doors, removable panels, or similar type of doors.
d. Street-facing facades of the ground level floor for all commercial, institutional, industrial uses in commercial zoning districts and mixed use developments shall not include roll up doors.
8. Roofs
a. Flat roofs on principal buildings shall be concealed by parapet walls that extend at least three feet above the roof level.
b. Alternative roof forms or pitches may be allowed for small roof sections over porches, entryways, or similar features.
c. All roof-based mechanical equipment, as well as vents, pipes, antennas, satellite dishes, and other roof penetrations (except chimneys), shall be located on the rear elevations or otherwise be configured, to the maximum extent practicable, to have a minimal visual impact as seen from the street.
ENGINEERING
Plan Reviewer: David McGirr | david.mcgirr@copbfl.com
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 a copy of the (FDOT) Florida Department of Transportation driveway connection permit or exemption for the proposed driveway, roadway curb gutter, and sidewalk to be constructed within the road right-of-way of N. Fed. Hy.
Condition: Submit/upload a copy of the (FDOT) Florida Department of Transportation utility construction permit or exemption for the proposed off-site potable water, reclaimed water, and sewer main or lines to be constructed within the road right-of-way of N. Fed. Hy.
Condition: Submit/upload a copy of the (BCOES) Broward County Water and Wastewater Service Utility permit or exemption for the proposed utility work.
FIRE
PLAN REVIEWER: Jim Galloway | jim.galloway@copbfl.com
This P&Z application is able to meet all of the Fire Department requirements at this time for Site Plan Review. However, the petitioner shall maintain all proper fire department access and water supply requirements as per chapter 18 of NFPA 1 as amended from time to time.
*Additional comments may follow throughout the remainder of the permitting process. The buildings shall be in compliance with All NFPA Standards prior to receiving Fire Department approval.
UTILITIES
Plan Reviewer: Tabensky Johnson | Tabensky.Johnson@copbfl.com <mailto:Tabensky.Johnson@copbfl.com>
Info Only: 1.Additional comments may be forthcoming contingent upon future submittals to the Additional PAM and/or DRC review process.
Condition: 2. Please procure an approved Broward County EPD Surface Water Management permit or exemption for the proposed site and off-site work. Required during official Bldg. E-plan submittal
Info Only: 3. Please follow best management practices for sedimentation and erosion control of on-site and off-site storm systems.
Condition: 4.Broward County Water & Wastewater service area. Please procure a Broward County permit for the proposed off-site connections.