Building Facts Brief

2751 E Oakland Park Blvd, Fort Lauderdale, FL 33306

Prepared for: Jim Diehl, PE  ·  Project: Awa Na Kava change-of-occupancy build-out  ·  Rev. June 4, 2026

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Proposed Floor Plan

The proposed layout as drafted. Shows the restrooms, owner’s office, kitchen with the new L-shaped wall, the 14-ft caster bar (movable equipment, N.I.C.), seating arrangement, and pergola lounge. Open the PDF for full vector resolution.

Download Proposed Floor Plan (PDF)

A. Building — Confirmed

Address / Folio	2751 E Oakland Park Blvd, Fort Lauderdale, FL 33306 · Folio 4942-24-03-0050. The building was originally filed in 1965 under 2749 E Oak Pk Blvd; the bay was renumbered to 2751 later.
Legal description	East ½ of Lot E, less the South 50 ft, Block 13, Coral Ridge Galt Addition No. 3 (PB 35, Pg 47, Broward County). Lot dimensions of record: 50 × 150 ft (per master permit p0022 + McLaughlin survey 4/2/1965, p0023).
Year built	1965. Certificate of Occupancy #5388 issued October 19, 1965.
Construction type / classification	CBS — concrete block, stucco exterior. Reinforced-concrete foundation. Classified Type II construction, Group G, Fire Zone 2 per 1965 South Florida Building Code (City plan check, p0024).
Structure / age uniformity	2751 and the adjoining 2747 bay were built as one structure in a single 1965 construction event. Demising wall is 8-inch CMU. Structural system and age uniform across the suite.
Original permits (1965)	Building FL-65-4067 · Roof FL-65-4068 · Original A/C permit #9484 (3-ton electric rooftop, Air Conditioning Associates, 7/28/1965). Architect: Richard A. Baker. Original GC: Sepper Development Co.

B. Interior & Systems — Confirmed (Existing Conditions)

Existing interior layout	Current interior partition layout is a 1982 tenant build-out (Chisholm Realty, permit #82-7116, Robert Brewster Construction). It is not original 1965 fabric — existing non-structural partitions are 1982-era.
Original fire-rating regime (1965)	1965 plan check (p0024) required 1-hour fire-rated interior partitions and 1-hour fire-rated ceiling throughout.
Drainage	4″ cast-iron soil stack present; visually confirmed at three points. Note: the landlord is replacing the cast-iron sanitary line on a separate permit (see Section C scope split).
Existing customer restroom	Small CMU-bound room, ~52.75″ × 59.5″. Being reworked under this permit (see Section C.3) — not turn-key.
Abandoned storage-room plumbing	Behind the customer-restroom wall — retains drain rough-in plus copper supply routed to attic. Reuse path for the required FDACS mop / service sink (see C.4).
Water heater	No existing WH. Attic space directly above both bathrooms is the install location; the dedicated circuit already exists. New unit will be installed (see C.5).
Electrical — original 1965 service	400 Amp main, dual metering, EMT wiring (per p0024). Service has since been downsized; the external “2751 A” panel (Section E, item 2) is likely a vestige of that original 400A configuration.
Electrical — current main panel	Frank Adam, 125A, 20 slots (16 used, 4 spare). Installed 2008 (Albert Siefert, EC0002423, permit PM-08120788).

C. Permitted Scope of Work

C.1   Scope Split — Landlord vs. Awa Na Kava

Item	Whose scope
Cast-iron sanitary line replacement + toilet flange set	Landlord (separate permit). Awa Na Kava relays flange position to landlord’s plumber as a one-line ask.
All other wall plumbing (lavatory, mop sink), water heater install, electrical, partitions, finishes, kitchen wall	Awa Na Kava — this permit, IDB (CGC1514991) as GC of record.
14-ft caster bar	Awa Na Kava — movable equipment, N.I.C. (shown on plans, not as construction). See C.6.

C.2   Kitchen — New L-Shaped Wall + Feeds

The major new construction. New L-shaped kitchen wall with the plumbing and electrical feeding into that wall. See Section H (Proposed Designs — Kitchen) for layout intent.

C.3   Customer Restroom — Maximum Extent Feasible

Existing CMU-bound room (~52.75″ × 59.5″) cannot meet full 60″ ADA clearance / turning space; CMU walls are a hard structural constraint. The restroom proceeds as maximum extent feasible per ADA §202.3 / FBC-EB §306.6. Sealed technical-infeasibility memo accompanies the set, citing Access Board Guide to ADA Standards Ch. 2 (Feb. 2014) and DOJ Title II preamble on plumbing-wall infeasibility.

Governing codes: 2010 ADA Standards · FBC-Accessibility 2023 · FBC-Building 2023 · FBC-Plumbing 2023 · FBC-Existing Building 2023 (8th ed.) · ICC A117.1-2017.

Water closet (toilet)	Floor-mounted, standard (not wall-hung — no clearance benefit per §604.3.1). Flange centerline 17″ ± ½″ from side wall (target; code-allowed range 16″ min to 18″ max per §604.2). This is mandatory — the landlord is fully re-running the cast-iron drain, so the prior “can’t move the toilet” constraint is removed; centerline must be brought to compliance. Set against the 59.5″ wall (rear); open/transfer side toward door — left vs. right side wall is a layout choice. Seat 17–19″ AFF. Side grab bar 42″ min (33–36″ AFF, 12″ max from rear wall, §604.5.1); rear grab bar 36″ min (§604.5.2); solid blocking during drywall. Hard checkpoint: once the slab closes, flange position is locked — written rough-in dimension to the landlord’s plumber before slab closure. The one-line ask to landlord PM: “When the new flange is set, place centerline 17″ off the [chosen] side wall.” No wall plumbing, no added cost — lateral position on a drain being re-laid anyway.
Lavatory (Awa Na Kava plumber)	Wall-mount corner sink, min footprint, tucked into corner. Must sit outside the WC clear floor space (§606.2) but may overlap turning space + its own approach. Rim ≤ 34″ AFF (§606.3); knee clearance 27″ h × 8″ deep (§306.3); toe 9″ h (§306.2). Forward approach 30″ × 48″. Lever or touchless faucet (§309.4). §606.5 pipe protection: supply + drain + P-trap insulated (foam wraps, Truebro/Lav-Guard), no sharp/abrasive surfaces. Rough-in (Awa Na Kava’s plumber, stub from wall at corner): drain branch + vent stubbed at corner; hot/cold supply stub-outs at corner — confirm wall vs. floor routing with plumber (do not assume); heights set so finished rim ≤ 34″; pipe insulation per §606.5.
Door	Existing 24″ door widened to 32″ in the ~36″ wall-to-wall hallway (34″ rough opening + casing fits). Nets ~30″ clear — under the 32″-clear new-build standard, documented as maximum extent feasible (widening further would require relocating the EP-panel wall + electrical — disproportionate / not pursued). Door swings outward (or sliding) to eliminate the in-swing maneuvering-clearance conflict (§603.2.3). Annotate “max extent feasible” on the plan with the constraint noted.
Clear floor space & approach	WC: 56″ deep provided (have 59.5″) + max achievable open-side width (~35.75″). Open-side shortfall vs. 60″ documented as max-extent-feasible departure. Lav approach may overlap WC clearance + turning space (§606.2 allows).
Restroom count	One single-user accessible unisex restroom. FBC-Plumbing 2023 permits a single-user room “available to all persons regardless of sex” to count toward the required fixtures provided occupant load supports it (Group B / <50). The constrained 52.75″ × 59.5″ room does not auto-force a second restroom at this occupant load; Jim confirms against the occupant-load calc.
Verify on the drawn geometry (Jim)	• Corner lavatory + its 30″ × 48″ approach must not push the WC off the 17″ centerline. • Supply-line routing for the lavatory is a plumber-scope confirmation (wall vs. floor) — get the “yes” before travel. • Door swing must clear maneuvering space inside the room.

C.4   Mop / Service Sink — Reuse Storage-Room Plumbing

Required — the §422.7 occupant-load ≤ 15 service-sink exemption is Business/Mercantile only, and a beverage use plans on needing it. Show on drawings reusing the abandoned storage-room plumbing behind the customer-restroom wall (see B above).

C.5   Water Heater — New Install in Attic

No existing WH. Install in attic space directly above both bathrooms. Dedicated circuit already exists (Nick will supply circuit details — see top note).

C.6   Caster Bar — Movable Equipment (N.I.C.)

Note — correct any prior “built-in bar” assumption: the bar is not fixed construction. It is movable equipment.

14-ft single solid top on lockable rolling casters. Not a fixed/built partition. Show on drawings as movable equipment / N.I.C., not as construction. To hold that classification it: is not anchored to floor or walls; carries no plumbing and no hardwired electrical (cord-and-plug only); is positioned so it does not block required egress width or the accessible route.

Strings that still attach despite “movable”:

• ADA §904.4 accessible service counter segment wherever customers pay: ≥ 36″ long at ≤ 36″ high (parallel approach; 30″ × 48″ clear floor space) or ≥ 30″ long with knee clearance (forward approach). Build into one bar module.
• FDACS: food/drink contact surfaces smooth, nonabsorbent, cleanable (NSF-style); sealed top, no raw-wood contact surface.

C.7   Engineering Notes to Carry on the Drawings

Synthesis of the items that must appear on the stamped set:

• Floor-mounted WC at 17″ CL (landlord scope) with side & rear grab bars + solid blocking
• Wall-mount corner lavatory with §606.5-protected stubs (Awa Na Kava scope)
• Mop / service sink reusing the abandoned storage-room plumbing
• Water heater in attic above bathrooms (existing dedicated circuit)
• 32″ outward-swing restroom door (annotated “max extent feasible”)
• Caster bar shown as movable equipment / N.I.C. with §904.4 accessible service segment built into one bar module
• Restroom maximum extent feasible per ADA §202.3 / FBC-EB §306.6 — sealed technical-infeasibility memo accompanies (Access Board Guide to ADA Standards Ch. 2 (Feb. 2014) + DOJ Title II preamble on plumbing-wall infeasibility)
• WC centerline brought to §604.2 compliance (drain fully re-run by landlord)

C.8   Expected Stamped Set Components

For alignment of expectations — the stamped set is anticipated to include:

• Cover / code-summary sheet — occupancy class (target Group B, <50 occ), occupant load, code editions
• Life-safety / egress plan
• Architectural floor plan — partition layout, finishes
• ADA / accessibility plan + details — restroom (MEF), 32″ outward door, §904.4 service counter, accessible route
• Plumbing plan — restroom, lavatory, mop sink, water heater
• Electrical plan — panel/circuits (incorporating Freddie’s sketch), new loads, lighting
• Mechanical — AC (pending nameplate) + ventilation
• Engineer’s calcs — Florida Energy Code forms (change of occupancy), occupant-load calc, sealed technical-infeasibility memo (restroom)
• Caster bar shown as movable equipment, N.I.C.

D. Change-of-Occupancy Design Items (General)

Proposed use: botanical / kava beverage lounge. No alcohol. No commercial cooking — plug-in appliances only. The following govern:

1. Occupant load & group: calculated ~38 at 15 SF/person — Group B, <50 threshold (IBC §303.1.2). Holding under 50 keeps fixture ratios in the gentler Group B lane and supports the single-restroom count. Crossing to 50+ flips occupancy to Group A-2 (assembly): heavier fixture ratios, and public restrooms must satisfy the 3:2 women’s water-closet requirement. Tune seating to maintain.
2. Life safety: at this load/occupancy, assessed as not requiring sprinklers or a fire-alarm system, single exit acceptable (FBC 2023 + NFPA 101). For your confirmation.
3. FDACS sinks — three required: dedicated handwash, 3-compartment, mop/utility (C.4).
4. Energy calculations: required for the change of occupancy (FBC Energy Code, C503).
5. ADA & accessibility: inspection is separate from final — accessibility designed in from the start. Restroom carries a sealed technical-infeasibility memo (see source note).
6. DBPR — not triggered for this scope. Phase 1 beverage / prepackaged is statutorily excluded under Fla. Stat. §509.013(5)(b)(6). (Air fryer is a later-phase concern, deferred.)

E. To Be Field-Verified Before Drawings Finalize

These two items are not yet confirmed and should be resolved on-site before drawings are locked:

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F. Primary-Source References (1965 Microfilm)

Seven original 1965 microfilm pages from the City of Fort Lauderdale records — the source of record for Sections A and B. Click any image for full resolution.

G. Site Photos — Existing Conditions

H. Proposed Design Renderings

Houzz/3D layout exports showing design intent for each area. Reference only; the as-stamped drawings govern. Click any image for full resolution.

Kitchen — Shows the new L-shaped kitchen wall (the headline new construction) and equipment layout.

Customer Restroom — Proposed max-extent-feasible layout: WC at 17″ CL (landlord scope), wall-mount corner lavatory (Awa Na Kava scope), outward-swing door.

Employee Restroom — Second fixture set; same ADA framework.

Bar Lounge — Main service area. 14-ft caster bar shown as movable equipment (N.I.C.); seating layout tuned to keep occupant load <50 (Group B).

Pergola Lounge — Outdoor/pergola seating area.

Nick’s Office — Back-of-house office.

Source note: Building identity, vintage, permit, and structural facts are from the recorded 1965 City of Fort Lauderdale microfilm (Section F). Existing-condition facts and site photos are from direct site observation. Restroom configuration is documented as maximum extent feasible per ADA §202.3 / FBC-EB §306.6; a sealed technical-infeasibility memo accompanies the permit set (cite Access Board Guide to ADA Standards Ch. 2 (Feb. 2014) + DOJ Title II preamble on plumbing-wall infeasibility). Calculated items (occupant load, life-safety thresholds) are engineering estimates for your confirmation, not authority determinations.