boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: NOVEMBER 5, 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 |
Resubmittal Required |
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 |
Resubmittal Required |
David Cappellazo david_cappellazo@sheriff.org |
|
UTILITIES |
Resubmittal Required (Status from previous cycle - no new review has been conducted by the time this report has been published). |
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>
Unresolved: Ref#26( ) Submit site/civil plans showing location of existing or proposed water mains (including size) and fire hydrants in area. Refer to NFPA 1 2018ed Chapter 18 for required fire flow, minimum number of hydrants and spacing.
Unresolved: Ref# 25: NFPA 1 2019 Edition chapte18.2.3.5.1.1*
Fire apparatus access roads shall have an unobstructed width of not less than 20 ft.
Reviewer Response: Jim Galloway - 10/20/25 5:30 PM
site plan page sp1.1 shows fire access lane along West side of proposed building as 12ft wide. Minimum 20ft wide.
Unresolved: Ref# 27:
( ) Provide Required Fire Flow Data for each proposed structure (this flow will either be the total flow required for a non-fire sprinklered building or the fire sprinkler/standpipe demands): Fire flow calculations are determined from square footage and construction type of structure. Refer to NFPA 1 chapter 18 for required fire flow, number/spacing of fire hydrants. Depending on the hydrant flow test results additional fire protection systems or change in construction type maybe required for project (NFPA 1 2021 ed chapter 18). This information must be provided at DRC to evaluate current water supply conditions.
City of Pompano requires a minimum of 2 fire hydrants. Maximum distance to secondary fire hydrant is 400ft of any future building. Distance is measured by fire apparatus travel on access roadways. (COPFL ORD. 95.09(C)) Complete attached form Water Supply Fire Flow. Document located in the E-files folders of e-Plan.
Reviewer Response: Jim Galloway - 10/20/25 5:30 PM
Not addressed.
Unresolved: Ref# 28:
( ) Provide a Hydrant Flow Test to determine the available water supply to this project. This test must be performed by a qualified company of the builders choice. In addition, the static pressure at the water main shall be determined by a recorded method (ie. water wheel) for a minimum twenty-four (24) hour period. The actual flow test must be witnessed by, and recorded data sent to City of Pompano Beach Fire Prevention.
Reviewer Response: Jim Galloway - 10/20/25 5:31 PM
Not addressed.
Unresolved: Ref#93
Will this proposed shell building be protected by a fire sprinkler system? provide civil plans supporting. Depending on occupancy classifications, occupant loads fire sprinklers and alarms would be required.
URBAN FORESTRY
Plan Reviewer: Wade Collum | wade.collum@copbfl.com <mailto:wade.collum@copbfl.com>
Info Only: Ref#94 - 1. Review is for the site in its entirety.
Unresolved: Ref#95 - 2. 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. Label Survey as Tree Survey. Survey tree numbering and tree disposition do not match, correct. Currently shown as a tree disposition plan - is this based on an actual tree survey
Unresolved: Ref#96 - 3. Submit a Tree Appraisal prepared by an ISA Certified Arborist in accordance with Rule 14-40.030 of the Florida Administrative Code as amended, for all trees and palms that are specimen size , and DBH for caliper for all nonspecimen trees, that assigns each existing tree a number; that specifies the common and botanical name for each existing tree; describes the overall size and caliper of each existing tree; evaluates the health condition of each existing tree; identifies the status of each existing tree (whether the tree is to be protected in place, be relocated, or be removed); and provides a dollar value for each existing tree included on the tree survey in accordance with Code Section 155.2411, and Part 5. Palm tree values will be based on the Cost Replacement method. Staff could not locate tree disposition appraisal list / Arborist report.
Unresolved: Ref#97 - 5. 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.
Unresolved: Ref#98 - 6. 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.
Unresolved: Ref#99 - 7. Tree disposition is not complete for the entire site and is not matching up to the proposed landscape plan for trees / palms to remain.
Unresolved: Ref#100 - 8. Provide all existing tree numbers on the landscape plan for trees proposed to remain. Some existing trees may not be sustainable candidates for retention.
Unresolved: Ref#101 - 9. Provide VUA requirements as per 155.5203.D along all sides with trees at 1:30’ against all roadways / drive aisles. Incomplete south side. 1:40’ on west side 10 trees.
Unresolved: Ref#102 - 10. Provide Street Trees at 1:40’ as per 155.5203.G.2.c. along Premier Dr. / SW 21st Ave. palms can stay, intermingle canopy trees to meet the count.
Unresolved: Ref#103 - 11. Provide 10’ perimeter landscaping strip requirements around entire property as per 155.5203.D. This is to be a clear measurement not to include vehicular overhang.
Unresolved: Ref#104 - 12. 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: Ref#105 - 13. 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.
Unresolved: Ref#106- 14. 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.
Unresolved: Ref#107 - 15. Provide the required landscape elements (tree and palms) above for these areas.
Unresolved: Ref#108 16. Show all suspended pavement on the Civil / PGD Plans if required.
Unresolved: Ref#109 17. 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: Ref#110 18. As per 155.5401.C. remove light poles from required VUA areas, perimeter landscaping strips, landscaped islands in parking bays, landscaped areas between parking bays, and landscaping between vehicular use areas and buildings. There are still conflicts.
Unresolved: Ref#111 - 19. 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. Palms do not qualify
Unresolved: Ref#112 20. 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.
Unresolved: Ref#113 21. As per 155.5203.B.5.a thru e: Provide a scaled Irrigation Plan illustrating 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. No plan showing the balance of the site. Please provide a note that no trenching will be allowed within the roots zones of existing trees.
Unresolved: Ref#114 22. Bubblers will be provided for all new and relocated trees and palms. It is recommended to provide bubblers for all new tree installations until establishment. Quantity shows 15 only.
Unresolved: Ref#115 23. Adjust planting details to only show sisal or other biodegradable material attached to trunk of tree. No reference to wire and rubber hose.
Unresolved: Ref#116 24. Adjust details and notes to show root flare above or equal to surrounding grade and note that mulch not be placed against trunk. No change on multi trunk.
Unresolved: Ref#117 25. 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.
Unresolved: Ref#118 26. 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. Could locate note.
Unresolved: Ref#119 27. Please remove gallon size from plant list.
Unresolved: Ref#120 28. Please provide specifications and directives by an ASCA Registered Consulting Arborist prescribing timelines, watering, root pruning procedure and rootball size for all relocation proposed if any.
Unresolved: Ref#121 29. 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). Staff could not locate note.
Unresolved: Ref#122 30. As per 155.5204.F.3.d; Underground utility lines shall be routed around the tree protection area where possible. If this is not possible, a tunnel made by a power-driven soil auger may be used under the tree.
Unresolved: Ref#123 31. As per Article 9, Part 5, Pervious Area; The area of a site covered by living plant material that allows precipitation to infiltrate directly into the ground. Up to 15% of the area may be covered with mulch or other types of non-living pervious materials.
Unresolved: Ref#124 32. 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: Ref#125 33. Please provide a detailed comment response sheet as to specifically how comments have been addressed at time of resubmittal.
Info Only: Ref#126 34. Additional comments may be rendered a time of resubmittal.
ZONING
Plan Reviewer: Saul Umana | saul.umana@copbfl.com
Unresolved: This application is subject to Major Site Plan Review standards, as the thresholds for Major Site Plan criteria have been met. This requires obtaining a development order from the Planning and Zoning Board in addition to a development order from the Architectural Appearance Committee.
Unresolved: There is conflicting information regarding the scope of work. If the interior renovations and exterior changes to the Golden Corral have already been approved, a reference to the building permit approval is required, and the corresponding areas should be greyed out.
However, based on the narrative and the lack of permits in the system, the project is being reviewed as a whole. Remove references to the existing structure and include all components in the site plan, including floor plans and elevations.
Unresolved: 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.
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 or clarify.
Unresolved: 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: 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.
Question: Has an access agreement been established for the internal driveways?
Unresolved: 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).
Unresolved: In parking areas where a sidewalk is used in lieu of a continuous curb, the sidewalk should extend beyond the parking area. The parking depth should be measured as 16 feet, with an additional 2 feet for vehicle overhang (i.e., a 7-ft sidewalk should increase to 9 ft).
This applies to all nonconforming site features around the existing building, including the row of 5 parking spaces.
Similarly, in parking areas with a continuous curb, parking spaces should be 16 feet deep, with an additional 2 feet of pervious area for overhang.
Unresolved: Add a note to the site plan stating that all parking spaces shall be double-striped.
Markings:
Except for parking areas serving single-family dwellings, each required off-street parking space and loading area shall be identified by double striping and other surface markings arranged to provide for safe and orderly parking.
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: Revise the existing building elevations to remove separate building permit approval notes. Include material and color key legends, ensure compliance with Commercial Design Standards, and provide height measurements.
Flat roofs must be screened by a 3-ft parapet.
A minimum of 30% glazing is required for street-facing façades (East and North elevations).
Unresolved: 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: 10/16/2025
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, Cycle 2
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
INFO ONLY: A.**CONFIDENTAILITY STATEMENT**
PLEASE STAMP YOUR CPTED NARRATIVE & DIAGRAM "CONFIDENTIAL"
I noticed it was stamped on the narrative report but not on the CPTED diagram
B. **DISCLAIMER**
SAFETY & SECURITY REVIEWS do not guarantee a crime will never occur; it is an effort to mitigate opportunities for crime & to help avoid any present & future security deficiencies, conflicts, threats, breaches, or liabilities that might occur without any review.
C. **BROWARD SHERIFFS OFFICE NO TRESPASSING PROGRAM**
Please note that participation in the BSO No Trespassing Program is required. If this site is already on the program, then additional signage may be necessary along with an updated affidavit signed by authorized personnel. Please contact the BSO Pompano Beach C.P.T.E.D Advisor regarding placement of the No Trespass Signs.
***THE CPTED & SECURITY STRENGTHENING CONDITIONS STATED BELOW MUST BE INCORPORATED INTO YOUR CPTED NARRATIVE PLAN & ONTO YOUR CPTED DRAWING DIAGRAM FOR APPROVAL. THE PURPOSE IS ESTABLISH CONSISTENCY BETWEEN THE NARRATIVE DOCUMENT & DRAWING DIAGRAM THIS WILL ALSO AID IN EXPEDITING THE CPTED INSPECTION PROCESS BY ENSURING THAT THE ON-SITE PROJECT MANAGERS HAVE ALL THE NECESSARY INFORMATION TO MEET EXPECTATIONS. ***
Unresolved: 1.) For Commercial and Industrial: Install hard-wired burglar security alarms and safes at any commercial property, retail businesses and residential management offices, and/ or wherever valuables of any kind are stored such as cash, jewelry, electronic equipment such as computers, monitors, and any other costly inventory, including potentially sensitive or personal or business identification documents, electronic files or financial information etc., that are frequently targets of theft, frauds, burglaries and robberies. Alarms must be monitored and activated whenever businesses are closed, or all personnel are out of the building offices.
2.) For Commercial and Industrial: Burglary / Intrusion / Sensor alarms must be activated whenever the business is closed, or all authorized personnel are out of the business.
Please add these two conditions to your CPTED diagram and narrative as discussed via our telephone conversation
UTILITIES
Plan Reviewer: Nathaniel Watson | Nathaniel.watson@copbfl.com
As of 10/23/2025 - Utilities has not completed their review. The comments below are from the previous cycle for reference only.
Info Only: 1. Additional comments may be contingent upon future submittals to the PAM and/or DRC review process.
Info Only: 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: Please follow best management practices for sedimentation and erosion control of on-site and off-site storm systems.
Unresolved Ref #21: The attached City Engineering Standard details are dated. Please update the details to the 2025 versions. Please correct. Also, please add city standard details 107-1 Typical 1" Water Service
Unresolved Ref #22: Please indicate on civil plan 026C-3 WS Utility Plan the total site water consumption in (GPD) gallons per day
Unresolved Ref #23: Please indicate on civil plan 026 C-3 WS Utility Plan the total wastewater discharge from the site in (GPD) gallons per day
Unresolved Ref #24 Please attach the following 2025 City Engineering Standard Details and any other that apply as per the design: 113-1 Meter Bank Typical