Planning & Zoning Board - Regular Meeting

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Meredith, would you please call the role? Aaron Burgerer, present. Nicole Henker, present. Rafael Catz, present. Linda Thomas, present. Joe Suzie, present. Charlotte Bur, present. I need a motion for approval of the minutes of December the 18th, 2025. Second. All in favor? I I passed.

For those of you that have never been before the zoning board of appeals before, the two people to my right and the two three people to my left, we are Pompo Beach citizens. Then we serve without any compensation to hear your cases and for your variances and special exceptions. To my far right is Scott Reali, which those who are petitioners probably know Scott and have met with him already. And to my far left is our city attorney, James Saunders, who keeps us straight and narrow. And the young lady, Meredith, that's behind all the glass. She's the one that keeps us totally straight. that everything that and if you've written any letters if and all your petitions and everything go to Meredith and they all come to this board and we get them and we like you to know that we actually read them. In a few moments I'm going to ask Meredith to swear you in. This is a quai judicial board, meaning it's just like a courtroom where the judge and we're the judges and everything must be recorded. If you are planning or even thinking about speaking at this, please stand and raise your right hand. Do

you swear or affirm the evidence you about to give will be the truth, the whole truth, and nothing but the truth? I do. You may be seated. Did you all say I do? Okay. There is another qu another thing I'd like to say. When you come to that microphone or this microphone, for some reason, when you speak into it, you can hear my voice way out there, but you don't hear it up here. So, if you're short, bring it down to you. If you're tall, bring it up to you and talk into the microphone to make sure everything that you say is on the record. Did I miss anything?

Nope. So, I will call the first item on our agenda, which is planning and zoning number 2517001, Festival Center LLC for special exception. Would you come to the microphone, please? Please state your name and your address. Good evening. Then Scott Reali will read in the city's uh opinion. Good evening, ladies and gentlemen. My name is Jana Loa. I'm an attorney with the law firm of Holland Knight. Um the spelling of my name is Lhot Ta. Thank you, Mr. Reali.

Thank you, Madam Chair. Good evening, everyone. For the record, Scott Reali with development services. In PNZ case 25-170011, the applicant landowner is requesting special exception approval as required by section 1554219H1 of the PMPO Beach zoning code in order to utilize the subject property which is zone B3 and B3 PCI for a car wash. The property is located at the southeast corner where Northwest 27th Avenue terminates at West Sample Road in Northwest Pompo. This subject property comprises three contiguous vacant lots within the Pompo Industrial Park third edition subdivision. The site was formerly occupied by a gas station and car wash which ceased operations in 2017 and the structures were subsequently demolished in 2022. The applicant LC car wash proposes to develop a new 5,000 square foot fully automatic car wash facility on the 1.14 acre site. The proposed development includes a conveyor style wash tunnel, vehicle entry and loading area, office, restroom, equipment room, and associated improvements such as parking, landscaping, and access drives. Car wash facilities are permitted within the B3 general business zoning district only by special exception. This application seeks that approval. If granted, the applicant must subsequently obtain site plan and building design approvals. Site plan application PZ number 25-1200000013 was reviewed by the development review committee on December 3rd, 2025. The southernmost parcel is zone B3PCI.

That's general business planned commercial industrial. The existing PCI does not identify car washes as a permitted use. However, the conceptual site plan uh confines all car wash operations within the two parcels zoned exclusively B3 general business. The plan also proposes a dedicated right turn lane along eastbound Sample Road with right turn only egress to both Sample Road and Northwest 27th Avenue. The applicant submitted conceptual site and landscape plans, a market feasibility analysis, and a traffic and queuing study, renting offsite impacts. The applicant's narrative and market analysis suggest strong local demand for additional car wash services within this trade area. The property is surrounded by vacant land and existing commercial or industrial uses with no nearby residential development that could be adversely affected. Staff finds the proposed car wash to be compatible with the area's established automotive and serviceoriented character and supportive of the corridor's ongoing redevelopment. The applicant has addressed all 13 special review standards, including the special criteria applicable to car wash facilities as outlined in the city's zoning regulations. As I indicated, there are 13 special exception review standards. And should the board determine that the applicant has provided competent substantial evidence sufficient to satisfy the 13 special exception review standards, staff requests the board include the following conditions as part of the order. One, the applicant shall obtain all necessary governmental permits and approvals including but not limited to site plan, building design, zoning use certificate and business tax receipt prior to commencement of the use. Two, the development shall be constructed in

substantial compliance with the conceptual site and landscape plan submiss submitted as part of this application subject to further technical review and approval during the site plan review process. And the third recommended staff condition recommended staff condition prior to issuance of building permits. The applicant shall record a unity of title or similar instrument applic uh acceptable to the city attorney unifying the three subject parcels into a single development site ensuring the property functions as one lot for zoning and development purposes. And that concludes staff's report and I'm available for questions. Thank you Scott. Please go ahead.

Thank you. Uh once again Janna Looda for the applicant. Um, also with me here tonight are a number uh of members of our project team. I'd like just to quickly introduce them. Uh, a few of them will come up tonight to talk to their respective disciplines, but we have Moes Sed. He is our traffic engineer. We also have um our landscape architect Tom Harget and George Balaban with Kim Lee Horn that are also here this evening as well as uh a principal with Elcarwash, Alex Quintana. I'm not sure if the owner's representative, Ron Bril, made it here or not. Um, but, uh, he is also anticipated to be here. Uh, before you this evening. Oh, I got it to work. Um, again, before you this evening, seeking a special exception approval for the development of the property located at 2690 West Sample Road. Uh just to orient the property for those in the audience and up on the dis. The property is located at the very north end of the city. Um at the southeast corner of Sample Road and Northwest 27th um across Sample Road is the um Broward County North Regional Landfill Facility and unincorporated Broward County. To the northeast across the road is the city of Deerfield Beach. uh to the east and to the southwest as you can see there is a conservation easement that will be um maintained. You'll see that in a moment with how we are protecting that asset. Further to the east is commercial and then to the south and west is all um industrial. I told you I should do this by hand here. At this point, I'm going to try to keep things moving along, but I did want to have um the principal from Elcar Wash come up just briefly talk a little about who is Elcar Wash and getting into the specifics of their business platform, which I think makes them unique from

most other car washes and certainly the car washes in the area. Yes, sir. Now, I know she introduced you, but you still have to state your name, spell your last name, and your address, please. Yes, ma'am. Uh it's Alex Quintana. That's Q U I N T A N A. Uh, and then 2753 Northwest 87th Avenue, Dorado, Florida 33172. And have you been sworn in? Uh, yes, ma'am. I did stand up and say I do. Okay. All right. Please. Yes. Go ahead.

Um, so originally Elcar Wash was established in 2011 um with our original Bird Road location for people that have been down to uh the Miami area. Um then just a quick overview in 2018 our current CEO Jeff Carus came in and um bought the current or the six operating locations in the Miami area. Uh since then over the next four years leading up to 2022 uh we expanded to 17 car washes in the uh tri county area and um we were uh purchased by Warberg Pinkis which is a private equity firm and as of today uh we are operating 90 locations uh with over 450,000 members uh between the M uh Michigan and Florida markets. um we expand all the way up to Jacksonville now and um into the Fort Meyers area and then uh beyond in 2026 and 2027 we're expected to grow to 170 stores between all of our markets as well as breaking into uh the Midwest and Mid-Atlantic markets uh between Philly, Chicago, and New Jersey. So we are a continually growing business um and we just have core values. We we see ourselves almost as a hospitality brand instead of a car wash brand. Um as you can see we have our uh key pillars um and our core values which is the people, excellence, community, growth and fun. Um we are we like to be pillars of the community. Um we are integrated with um most of our customers are from within 3 to five miles of our sites. Um same with our employees. Uh we work with many charities in the local communities that we operate in and um you know we're just we're not here just to build it and forget it. We're there to build alongside with the community. Um so as you guys have continued to grow and bring and welcome into development. Um

we want to grow with you guys um from a Broward County level. Um, also some of the reasons why we wash, um, you know, we go from the rational to the emotional and we also like to think that we do good and look good and feel good. Um, our cars in this area, we spend a lot of time in them uh, between traffic commutes and um, just weekend activities. So, we like to focus on, you know, we're just not a car wash. Some people think of it as a therapy. Some people think of it as part of their everyday routine. and um you know just taking pride in that asset that you're um you know is one of your biggest purchases in your life. Um and between our 90 sites um you can see kind of how we've kept the consistency as we've continued to expand. Um between our 90 operating locations we average out on Google with a 4.7 out of five rating um with over 10,000 or with almost 10,000 reviews. And as you can see, those are some of our fivestar reviews. Um, as you mentioned, uh, or as I mentioned previously, you know, uh, had me smiling even on a bad day. Sometimes just cleaning up your car just makes you feel better. Um, so that's what we try to keep that consistency on a regional and an area basis. we really build out that uh pillars of just constantly um checking in on, you know, multiple touch points that we're constantly um revamping our sites, making sure that the equipment's running optimally um as we continue to grow this business. Going to turn it back over to Janet here.

Great. All right. Forgive me here. Um before I launch into the application, one of the things in this slide is intended to um demonstrate is the community aesthetics. Just like coming into a community and being a partner, we look to um make sure our buildings are adapted to whatever the aesthetics are of the community. You see some images there in the lower right in Palm Beach Gardens, City of Fort Lauderdale, and others. All right, so turning back to the the site ated issue. Um here's a little bit closer up aerial of the site. Um, as staff indicated, it's comprised of three parcels, approximately 1.14 acres. It's zone B3 with an underlying land use of commercial. Um, the image on the right, I wanted to include that for a number of reasons. One is that this site was historically used as a gas station. Um, which is actually a more intensive use than the use that we're proposing. Um, also, um, this that aerial on the right shows the access points currently serving the site. There is a rightinite out off of Sample Road as well as a rightinite out off of 27th Avenue. As I delve into the site plan, you will see how we are significantly improving access to the site, not only by relocating the access points, but also constructing a right turn delane into the singular access into the site. All right, so here is a rendered site plan. Um, we have that nice one-dimensional one, but this one really helps you to see not only the circulation, but the pavement markings, the building orientation, the finishes, and the landscaping. This is a view looking to the east. You have Sample Road to the left. At the bottom of the screen is Northwest 27th. Um, the first thing I want to orient you to is the orientation of the building itself. This is something that's consistent with the principles in your zoning code with that

new urban design to locate the buildings closer to the right ofway with the activity located behind. And that's what we've accomplished here with this building design. The building's actually located up in that corner and with all of the vacuum stations and circulation actually happening on the south side of the building. Um you'll also see here the revised access points. Um, if you can visualize the pedestrian access to the north of the building and the pedestrian access to the west to the sidewalks, that's the approximate location of the prior access serving this property. We are proposing to relocate the access, which is the main access and only access into this property on Sample Road further to the east as shown in this image. We are also relocating the access onto Northwest 27th further south which provides a much greater opportunity for anyone leaving the site. And the final thing is we're making the access on to Northwest 27th a egress only. So there is no um ingress at all at that location. Um also that you can see here as you see that eastbound DEL right turn lane into the site off of Sample Road. That is a significant improvement because it allows vehicles to actually get out of the eastbound through lanes um into a del lane to turn into the property which is a much better condition that presently exists today. And the last thing I would just like to highlight is the bus stop. It is being maintained and has been relocated with new street trees being planted uh within the swale there which should offer some respite for um people awaiting a bus at that stop. All right, here's another rendered site plan. This is a view looking north. So, of course, Sample Road is located um north of the building and this is the same orientation of the site plan that you're going to see in just a moment. Um

what you see here is a number of things and I'd like just to walk you through the operational and circulation aspects of Elcar Wash. Again, the only entrance into the site is off office sample road. And as a customer enters the site, they have an option either to use one of the complimentary vacuum stations or to continue on south around the site uh clockwise into one of the two through lanes that you see on the far western um side of the site. Uh the site is serviced with a number of complimentary vacuums in the center core of the site. Um, as a person enters, if they either choose to use the complimentary vacuums, they can then go into the queue or they can go straight into the queue um and do any vacuuming they may choose after. One of the hallmarks of um El Car Wash is that a significant portion of their customer base are members and we anticipate that many of the people most of the people that are going to use this facility are existing members of Elcar Wash. Their platform of having facilities throughout South Florida means that you may live in Miami and if you're up in Pompo on business and you're driving by, there's easy access for you to pull in um and get your car washed. Um it's quick, fast, and fun as Alex had indicated. Um on the far left there, you see there's two kiosks. The first thing of note is that this um there will be an employee station there just from the standpoint of helping answer any questions that people may have or making sure any transactions happen seamlessly. Um the kiosks have no speakers whatsoever, so there's no sound emanating. And another important thing to note is that it is a cashless system. There's no cash on hand. Um any transactions are by credit card. If a customer decides they don't want a car wash, there is a relief lane after the kiosks. They can turn

right and exit the site or they'll proceed on into the tunnel where there's another staff member waiting to make sure the car is safely guided onto the conveyor system. Um, at that point, the car wash lasts 3 to five minutes max and they exit can exit the site and either choose to vacuum or exit the site completely. Uh, one thing I also wanted to highlight that we um added, it was not required, um, but you see a concrete screen wall that we are proposing at the exit to the car wash tunnel that wraps around the whole exit to the car wash. So, that was done just to help elevate the site from an aesthetic standpoint. Um, you also see the retaining wall that will be proposed along the east and southerntherly edges of the property. that is to address the grade elevation change that's associated with new development and to ensure that the wetlands are all protected. Uh the one thing that is not showing on this and I just want to highlight is that there will be a picket fence along the entire east side except for the entrances um so that the entire um site other than the entrances will be secured um during operation. So here's the uh I guess one-dimensional view of the site plan. Now you see where I showed the rendered site plans. it's easier to kind of track circulation. Um, but this one this shows uh one of the key points and that is queuing. We know that's something that is very important um to the city for uses like this. Um you'll hear in a few moments from our traffic engineer who provided the queuing analysis and study in his traffic impact study. Uh staff indicated we have queuing for 16 cars. And I just want to put that in context. Um, if you measure from the kiosks, the two kiosks on the west side of the site plan to the very first set of vacuums, that is 16 cars. But as you can see from this image, there are much more cars shown on

the site. Um, from the second stop bar back up, that's another 10 cars. If you count the cars north of the kiosks through the tunnel, that's another 11 to 13. So just counting the two at the rear, we have double the queuing that's required at our peak surrogate sites that were studied as part of the study. As part of the study, they looked at surrogate sites in other areas of Elcar Wash's portfolio that were similarly situated and the maximum queue that was identified at all peak hours was 12 cars. We're providing more than double that amount on the site. All right. Now, I'm just going to walk you through some renderings and highlight a few items. Uh, this is a rendering again just to help give a flavor of what the site will look when it's fully developed. Uh, this is a view from the intersection of Northwest 27th and Sample Road. This is a view looking across the site to the southeast. And you can see the layered landscaping including the the various trees that are being um planted to buffer the building as well as within the uh right of way. This also, just in case you're wondering, shows Elcar Wash's new branding in their signage as well. All right, now we've continued a little bit down Sample Road. This is the main entrance, the only entrance into the facility. Uh you can see again that same landscaping, the continuation of the sidewalk. You see the screen wall that come that is wrapping around the tunnel to the facility. Now we are inside the facility and I just a few things here I would like to highlight. Um, first off is that we have something that's a hallmark of Elcar Wash, which is something that's been really applauded in other jurisdictions, and that's the extent that they go to to actually hide the vacuum hoses. They have designed a tubular aluminum canopy

design that provides a modeicum of shade to our customers, but which also does a very good job of hiding those hoses. One thing also I want to point out is the in the forefront there that is the dumpster enclosure which is landscaped on three sides. But also beyond that you see another concrete enclosure. Unlike gas stations and a lot of other uh car wash uses. All of the vacuum stations that you see on the site plan operate off of a single producer. That's the actual equipment that makes the noise. That producer is enclosed in a concrete enclosure with 8 inch thick walls. Um that coupled with the other equipment that we deploy on site in the tunnel assures that we will comply with the city's noise ordinance actually be below the city's noise ordinance at our property lines since we are surrounded by industrial and commercial. So you you know the uh the decel readings are 65 24 hours a day. Um however with the operational um operational design that we have for the producer and everything else our decibel limits will be well below that. This also shows the landscaping landscaping islands that are incorporated through the entire site. All right this is a view from 27th. This is um across the street at grade and again you can just see the egress and the landscaping with again only that picket fence I mentioned earlier missing. Here's a little bit close-up view aerial and again you see the landscaping that's being proposed and the egress only movement onto 27th design and screening. I've already highlighted the landscaping, the screen wall coming out of the tunnel, a host of different methods that we use to screen the activity as well as the placement of the building up on sample in 27th. All right, now is the landscape plan. Um, I was going to have our landscape architect come up, but in an effort of

trying to keep this moving, I'll quickly cover this for you. This is the landscape plan that shows the various trees that are being planted throughout the site, um, as well as, um, hedges and other material. We are meeting and exceeding the code in a number of respects on this site, including the planting of street trees within the swale that presently do not exist. And just here's another rendering that kind of animates that landscaping. Again, it's multi-layered, multicolored to really add interest. Um, El Carwash does a very good job with not only their landscaping, but the maintenance of their sites. So, now I'd like to ask our traffic engineer to come up and he'll reintroduce himself and just go through a few slides on our traffic.

Thank you, Janna. Good evening. Would you please state your name, spell your last name, and your address, please? Good evening, everyone. Uh, my name is Motad. M O A A T Z S A A D. Uh, address 172000 Northwest 64th Avenue, Miami Lakes, Florida. Um, 33015. Uh, I'm the traffic lead in HBC Engineering Company and supporting working with Elcar Wash. Please go ahead.

Okay. Um I'm going to go through some u technical numbers here uh regarding the traffic uh in the area. It's not as cool as rendering that Janna was showing earlier. Uh so we we we have uh performed a study traffic study for traffic generation distribution uh traffic impact study showing um the full traffic uh generation following the IT guidelines and the approved standards. We can see that the the the development is generating 991 daily trips with 89 a.m. peak hour trips and 78 pm uh uh trips. And when we considering the pass by trips which is a vehicle is already on the route and a stop for the car wash. Um and as they were saying earlier that the Elcar wash is a is a membership based uh we can see there's a reduction in the net new trips uh to three uh 307 daily trips with 28 a.m. peak hour and 23 peak peak um uh hour trips which is almost 70% reduction and also we have performing traffic study on the intersection the impacted intersection on the simple uh road with 27 avenue and we can see it's operating currently on level of service B uh for AM time and level of service C for PM time which is considered acceptable and with adding the trips generated for the Elkar We can see it's maintaining the same operation with level of service B for the AM and level of service C for the BM which indicates a minimal impact here and no reduction of the level of service and going through the queueing analysis as uh Janna was explaining earlier uh showing the site plan here uh that we have uh 16 vehicles um and additional 10 vehicles uh that it's not uh impacted on

the internal size circulation which shows 26 vehicles. Um and based on the target study that we we we performed it with two target size of the illar washes. Uh we observe it maximum of 12 vehicles. Uh and the site here is showing 26 which is more than the double the number which showing that there is no impact on the queueing or any spillbacks on any adjacent roadway. We're talking about uh December road here. And for the highlighted traffic improvements that we uh Janna was highlighting u earlier also that we're relocating the sle road axis and we have a single uh entrance here at the at the sample roadbound right turn into the property and also only one egg here on the 27 avenue and for the market analysis.

Right. So, just real quick, and I I neglected to do it earlier, but I do have a few um I have curriculum viditate for all of the experts that are testifying today. So, I'll make sure to provide that to Meredith, as well as just another copy of the traffic study and the feasibility. So, I'll bring that over to her in just a moment. Um but right now, I'd like to have Alex come back up as the business um person for Elcarwash to talk a little bit about the feasibility study that we commissioned in connection with this application. Thank you. So, as you are aware, um there are multiple types of car washes. Um you have your gas station car wash, which is also known as a touchless car wash, one car at a time. Uh you have conveyor uh car wash, which are full or express car washes. So, we would be classified on the uh express car wash. You have the self-s serve, which is more of the old school the bay with the pressure washing gun. Then you have a hand wash detailing um service. Uh so we ran a marketing analysis. So as you can see on this uh diagram, the green lines are the uh city boundaries for PMPO Beach. And um as you can see, our site is up there in that northwest corner. Um and our current location that's under construction is on that eastern boundary of the city. Um, so you know, part of our uh marketing analysis that we created was uh assessing the need for a new car wash in um your guys community. And um as we could see, there's no one within 3 miles of the radius inside the city limits. Um and as Jana has mentioned as well, 85% of our customers on a daily basis are usually memberships. So they're they're already using an existing facility. Um and so as we scouted out this site and we've continued to develop this site, we've realized that this is a hole that we need to fill and to create the interconnectivity that we're um

currently expanding in the Broward area or Broward County um area. So, we did have a market feasibility study um put together by BBG uh real estate services um that's been provided um and so it showed that there was a significant demand for additional car washes within the local market. Um and then that the population totals in the area in combination with the other existing car washes um indicate that the market is considered under supplied. Um and also internally we've looked at our customer data and we noticed that uh a lot of our customers were kind of falling in this area um that we needed to fill in the gap. So that's why this site came about and we decided that this would be a great site. So we have we will now have a car wash on your eastern boundary and hopefully on your northwestern boundary of your um city. Um, as Jana mentioned, just real quick with our sound analysis, um, I won't beat a dead horse here with, uh, reiterating, but we do put them in a concrete enclosure. Um, sound studies are also decibel. You know, we learn about it in elementary school and then we always forget about it. So, I like to put this chart up there, uh, to kind of show what, um, sound level we're talking about because you just hear 65 dB and you think, "Wow, that could be pretty loud." But um and it's in between a conversation at a three-foot radius or a classroom chatter which is 70 dB. So at our area it's no louder than what we're hearing right now. Um and so we do a really good job of enclosing those enclosures. Uh we use pressure plates so our motors aren't constantly running um inside the tunnel so as the car hits certain parts of the tunnel certain equipment turns on and off. And um and that's why we also locate um our back producers inside the central parts of our uh site so then that sound has uh time to dissipate.

Um also we are uh we focus on sustainability at our car washes. Um so we have three 2,000galon reclaim tanks. Um and we use anywhere between 20 and 30 gallons of fresh water per car. the remaining um water that's used is reclaim water. Uh so it goes through the 30,000galon um baffle tanks and then uh through an oil sand separator which then goes out to your uh system. So we are essentially dumping out clean water into your guys system uh versus washing your car at your home and you're just going straight into the storm water. Um so we tried to focus on that. That's one of our big initiatives and we continually optimize our tunnels as we uh mentioned and we're trying to work down this year to get below 20 or at 20 gallons of fresh water uh per car. Um and now I'm just going to turn it over to Janet to go over the criteria of the special exemption.

Yep. That's what I was and so we are now in the home sweat stretch. Right.

Uh so as staff indicated there are um various criteria for the granting of a special exception. And just to clarify, and this is defined in your code, a special exception is not a a prohibited use. It's just a use that due to the nature of the use, they um there's criteria to make sure that the design, the location, and the operation um ensures that the use is compatible with the surrounding area. So, I just wanted to put that out there. So, looking first at the first criteria, the consistency with the comprehensive plan, and all this is in our narrative, and I know you all um had that in your backup, so I'll go as quickly as possible. the use is consistent with the underlying land use um as indicated by staff. Um it furthers many goals policies of the city's comprehensive plan. I have many of them listed here, including the pedestrian connections, the new traffic improvements that's being proposed. We're preserving residential single family neighborhoods. We're over half a mile from the closest residential neighborhood. I think the closest one is Whispering Pines Mobile Home Park on the east side of Power Line. Uh we're meeting all state, county, and city flood plane requirements. The landscape code um as well, although the site's vacant, it's it is served by public facilities as it was formerly a gas station and car wash. Uh CEP, if you had the part of the backup was a whole plan that showed all of the crime prevention through environmental design that has been incorporated into the project. And Alex just went through a number of the items that we further in the portable water and conservation elements um including the reclamine systems um the use of a compact building design energy efficient lighting uh filters that treat water pre-treatment before it's discharged into the sewer system among others. The next criteria is that we comply with all applicable zoning district requirements. We are going have been undergoing our DRC review and at this time we are meeting and exceeding all of

the requirements. I believe we've gone through two DRC reviews and no nothing's been identified as far as anything that requires a variance on this project. There are specific use requirements outlined in section 1554219 of the code and all of those are met as well as indicated by staff in their presentation. The next criteria uh relates to overburing available capacity of existing public facilities and services including but not limited to streets and other transportation schools and potable water. Again, the project design we've already gone into how highly sustainable and what a green use it is because it significantly reduces water usage um that you typically see on individual car washes, recycles water, environmentally friendly products, biodegradable products. You heard from our traffic engineer uh with respect to uh a summary of his traffic impact statement that the any traffic impact is minimal. In fact, the traffic impact associated with this parcel based on its prior use as a gas station actually results in a reduction of trips. That coupled with the fact that the trips that are associated with it, a number of them, a significant number of them are actually pass by traffic, which are trips that are already on the road. And that is in part uh a product of the model of our business. We're improving access both on 27th and on sample and improving it also by constructing an eastbound turn lane. Uh the crimerevention prevent principles also um are incorporated into the project and Alex already talked to you about how we integrate ourselves into the community. So we do support public schools financially and operationally even though we have no impact on them since it's not a residential development. The next criteria is whether or not the use is appropriate for its location and compatible with the general character of the neighboring lands. And here again, we are on a major arterial road through Broward County and that being Sample Road at the very very

north end of uh this fine city. We are completely surrounded to the north, east, south, west by commercial and industrial uses with the regional landfill and the city of Deerfield Beach to the north. um already talked about the residential and again the feasibility analysis demonstrates that there's no other member-driven express only. So I want to point that out because I believe you may hear from someone who is a car wash in proximity that has full service detailing services as well which is not something we do at all. The next criteria is that the site avoids significant adverse order, noise, glare, vibration. Again, there's no no evidence whatsoever on our sites of any odor. We actually use a HEPA filtration system as part of the vacuums. Our use is predominantly a daytime use. We typically open at 7 and we are closed by 9:00. Um, so it's we usually say we're open dawn to dusk. Um, no vibration and certainly no noise ad no adverse noise impacts. Excuse me. You've heard um all the different um methods that we use to make sure that our noise is completely mitigated. Um all other code requirements are being met. Adequately screens, buffers or minimizes adverse visual impacts. Again, surrounded by commercial and industrial uses. Building orientation was done purposely to put the activity to the rear. We meet all of the requirements of the city code with respect to overhead door. We are meeting or exceeding the landscape code in terms of our street trees and landscaping. And again, I turn you back to how we are screening even the activity of the vacuum bays by using these decorative aluminum trelluses and canopies to hide the actual hoses for the vacuums from view. Avoid significant deterioration of water and air resources, scenic resources, and other natural resources.

And again, I turned to the sustainability of the use itself. Uh, and you can see all of those here. And again, I'm trying to uh quickly get through of them. One key thing is is again at home car washes do not discharge into the sanitary sewer system. They discharge into your storm water systems, your canals, and your lakes. Maintain safe and convenient ingress and egress and traffic flow onto and through the site. Um, all the construction here again is new. Um the access drives, we've already talked about that. The new turn lane, the limiting of the traffic onto 27th being egress only, the double in some respects if you include the queuing in the tunnel, triple the queuing on site, and then of course still maintaining off-site improvements with the sidewalk and pedestrian access and the new relocated bus stop fulfills a demonstrated need for public convenience and service of the population for the neighborhoods. And I apologize if I'm talking fast. I'm trying to get through this for you. Again, I refer back to the market feasibility analysis prepared by BBG um that made the conclusions that there is a demand for additional car wash services in the local market. We know how fast Broward County is growing. Given the population totals and the lack of a modern expressonly car wash along West Sample Road, there is a demonstrated need for this use. And then I population totals in the area also indicate that the prospective car wash volume and the proposed facility will likely come from residents that are not currently using the services in the area. Allows for the protection of property values uh and the ability of neighboring lands to develop. I highlight that as you know the festival flea market is undergoing development right now. To the east and to the southeast is a conservation area. All the construction here will be new and code compliant and again as far as any adverse impacts um none are expected from this development

and of course we will comply with all relevant codes and laws. Um that concludes my uh presentation. I would like to reserve a few moments for rebuttal um after uh the comments from any other members, but I um do thank you for your time and your patience and I respectfully request your favorable approval of the project as we do feel that we've met all of the criteria for granting of this use.

Okay, don't go away. Does any board member have any questions of the petitioner? No questions. Okay. Now, is anyone in the audience for this special exception that wish to speak that have been sworn in? Hearing none. Is there anyone in the audience that would speak against this petition that has been sworn in? Please come to this microphone, sir.

And please speak into the microphone first. State your name and your last name. Spell it and your address. Good evening everyone. My name is Thiago Dudas. T H I A G O. Last name is D U D A S. My address is 3953 Cocoa Plant Circle, Coconut Creek, Florida 33063. Thank you sir.

Good evening everyone. I'm here in behalf of um my sister Carolina Tambolini. Carolina, she is the owner of a Jets Car Wash. Um Karolina and Jet Car Wash um team have been working hard uh to provide a great service for our community and our neighbors and also have about 14 full-time employees that relied in their jobs with the Jets Car Wash. Jet's car wash is located only 0.3 miles from this project from L car wash project which is literally across the street. Um LC car wash meet all the criteria as I can see it and they build a nice and very professional uh locations like as um as you can see as they show you. But respectfully, um I don't believe there is a need for three car washes. Just down the street on Sample Road and Power Line, there is another car wash which is only 0.6 miles from the project from El Car Wash. I I I don't believe there is a need for three car washes to be located to be in in in a in a half a mile range between them. uh Elcar Wash as they can see as as they say there's um over 90 locations they're growing and they're plan to uh break you know over 100 locations uh soon. Uh so I do respectfully ask the seat of Pomp Beach to consider like in our request and oppose the construction of Elcar Wash at least at this site.

Thank you S. And I like to ask you one question. Is Jets Car Wash in the city of Pmpo Beach? The address of a Jets car wash, it does say uh Pompo Beach for many years as um the previous owner is here. So the address it is Pompo Beach. Okay. Thank you. I just didn't know what was that. Thank you. And uh if I have a time, just one more thing then I'd like to uh it it's uh across it's on the north side of Sample Road. So it's in the city of Deerfield Beach. City of Deerfield. Now yeah with the reszone with Yeah. I thank you. There may be a post office address of PMPO but it's in the city limits. Deerfield. Yeah. Thank you. Just one more thing. Do I have time? Sure.

All right. So car wash generated frequent vehicles enter and exit often result in congestion, sudden stops and turning movements. This proposed location already experiences significant traffic flow and additional vehicles activity will further increase the risk of accidents. Please also consider as well the factor that this location um would be only one block away from a very heavily traffic highway entrance and exit which is a Florida turnpike. Thank you. You're welcome. Thank you. Thank you. Uh go ahead. Is there anyone else that would like to speak? Please come forward.

What? Yeah. Have you been sworn in? No. No. Do you swear or affirm? You can raise your right hand. Sure. Do you swear or affirm the evidence you're about to give will be the truth, the whole truth, and nothing but the truth? Yes, I do. Thank you. Thank you. Good evening, everybody. My name is Walk into the microphone. State your name.

My name is Sam Abuar. um spelled as A G H B A R. Uh good evening everybody. I'm the previous owner of Jet Car Wash. Uh I owned this car wash since uh 2010 to 2020. Um this car wash it's a familyowned car wash and uh now it's uh I will say it's owned by u a minority woman you know in this car wash that's what it's owned by uh as you as you guys know car wash it's a huge private equity and uh they expanding everywhere going where's other car washes is and basically Jets car wash what it's called right now they have 14 employees uh express car wash is they known by easy operation hiring one or two people to run the car wash so basically a car wash that size coming across the street from another car wash basically the 14 employees basically their job is in jeopardy and they might not even have a job because a big guy coming across the street from a small car wash. So this is one point. So another point in car wash when they say there's a a a big demand for a car wash. I don't think there's a big demand for a car wash because there's two car washes down the street and the demand is I don't think has existed. That's that's one point. Also the the flea market now they are building a huge

facility for Amazon and Amazon they run I work with FedEx by the way right now I'm a FedEx contractor. I own like 60 trucks on the road on 27th Street. So our terminal is down the street from the from the Elcar wash. So every day for FedEx around 350 trucks they go into that street to go to the turnbike. So I can imagine with this congestion with traffic how it's going to be with Amazon coming and going to the turnbike and FedEx going to the turnbike as well how the traffic is going to be. So just put into this your consideration the traffic jam it might cause because with express car washes there's a big line for them and and uh that could be a problem. Uh that's all I have to say. U I appreciate your time and thank you very much.

Thank you very much. Is there anyone else in the audience wish to speak? Well, Jenna, you want to rebut and wrap it up?

I do. Thank you. Janna Loto once again for the applicant. Um I'd like just to uh to I guess point out a few things. One is that um you know we've provided expert an expert report with BBG our market feasibility analysis that shows and it did an analysis of all the car washes within a three mile radius uh which includes the jets across the street. It includes I believe it's called Max's car wash is what he was referring to. Both Max's and Jets are in the city of Deerfield Beach. Max's is by and large a a a hand or selfserve car wash if I it's one I believe that has three bays you pull in and use the wand to clean your car. Um and then it has two conveyor systems that you can simply through but little to no employees that I'm aware. Um so Jets and Max's car wash are very distinctive from Elcar Wash. Elcar Wash is 100% expressonly car wash. Um, we do have fewer employees on shift because of the nature of the use. We have typically four employees. I described basically where they're stationed and one's proctoring the site and then the site manager on shift. Um, it's likely that Jets has more employees largely because they have a different type of car wash business. Um, the best way I can explain it and I know that um, you all have dealt with this recently is that there are many different types of car washes. There's the gas station accessory car wash which was on this site pre previously where the car simply pulls in, the equipment moves around you and then you just pull out. Um there's then the hand car washes, the oldfashioned ones I I know of where you pull in and you have the wand and you actually spray your own car down. The hand detailing. Um then there's the conveyor system car wash of which we are. And of that there's even different types. There's ones that are your fullervice car wash, your Simonets. You pull up, you get out of the car, they vacuum, they do the

whale and shine, they do everything, and then you get back in. Um, and then there's some that are slightly they're flex. Um, Jets Car Wash not only, and I have actually a slide, um, that I can kind of quickly go to just so you can see. Um, this is Jets Car Wash, which is located in Deerfield Beach across the street. Um this shows the the various aspects of it and here is from their website that shows that they have full service deluxe ceramic all of that. They also have detail services. They offer all of that on the property of which we do not. Um the other thing I know that there's a number of um letters that were included in the backup of customers that were very supportive and you know love the service they get at Jets which is great. That's what's great about business is that you we elevate each other and the fact that they have that loyal following is why I believe they're going to continue to be successful. But I just wanted to make sure that you were aware that they are distinctively different than Elcarwash. We've already indicated that the lion share of our members are customers are members. Many of them already members of Elcar Wash because our platform is distinctively different. Um with respect to um the uh the use across the street uh recall it was the festival flea market. It was a very large retail establishment. Um, and we are actually decreasing as far as the intensity. If you look at the historical use of our property when it was formerly a gas station over what's here today and at the same time improving in many respects the access and tra traffic circulation both in and around our site. Um, when it comes to the the differing types of car washes, the best example I can give you is that just like any service, there are different types people there's different strokes for different folks. Some people want to

just go to a a quick drive-through restaurant. They want to go to a McDonald's or a a Mickey De's. They don't want to get out of their car. They just want to get their food and go. There's others that want maybe a little bit more service. So, they're like the Panera people. They like to go in. They can order. They sit down and they go pick up their food and then they're at a table. And so, that's kind of the halfway. Then you got people who want a full service sitdown restaurant. They don't want to do anything. They want somebody to come take their order, bring them their water and and do everything for them. Our business is the same thing. And I just want to point out that when you look at the car washes in the city of PMPO Beach, even accounting for jets and maxes down the street. With the approval of this application, there will only be four 100% express car washes in the city. this location which is located at the very north end of your city on a major arterial road which is a very good location even rising tide which was approved last May I believe which is in the central part of your city on Atlantic towards the west Griggs which is at the very south end of your city and then the other Elcar Wash which is at the northeast on federal highway those are the four only four that you have in the city that are 100% express the rest of them our full service gas station or others. So, I just want to make sure I put that out there. Um, again, I appreciate the time that you've given me and if you have any other questions of me or my team, we are available.

Okay, the public hearing's closed. Closing statement has been made. Does the board have any questions? I do. Yes. Okay, Raphael. [clears throat] And I I I understand that you're you're differentiating between express car wash and a full service car wash and I've you pulled up the slide. The the place across the street also provides express car washes, right? It is a component of their business. Yes. Okay. Um and I have another question. I guess it's more for the city. Does does it make a difference for our review purposes whether the their business is in Deerfield versus PMPO?

That that's up for you to decide. I mean, we we typically just look at the businesses in in the city limits. Got it. Because my my my question is is regarding special exception review standard 11, which is that the [clears throat] the use fulfills a demonstrated need for public convenience and service of the population of the neighborhood for these special exception use with consideration given to the present availability of such uses. There is the present availability is right across the street. So where is where is he demonstrated need for public

in in our our our market our feasibility analysis that was provided which which looked and included them in that appraisal and found that based on a whole number of characters and that is that is expert information that you received the only thing that you've received here tonight is people almost like a fear and I I just want to put this back to you because this is something as a board I just want to make sure that um when we're looking at this is that there there's any number of uses across your city that compete directly with other businesses next to them. If we're looking at a metric that we're not going to we're going to, you know, look [clears throat] at what's around, you're never going to have a restaurant next to one another. You're never going to have a Burger King across the street from a McDonald's. Um, and it it's it it's behooves us to know that competition is not a bad thing, but I am trying to just point out to the board that respectfully that the the car wash uses are marketkedly different. Ours is very highly member-based. We anticipate that Alliance, the people coming to this are using our larger network. They're already members, so we're not mining from the car wash across the street. that um again even our traffic study supports that with the pass by traffic and we have a very limited nature in our use. We don't do car detailing. We never will. We can put it in as a condition of our approval that we'll never do detailing. We do not do full service. We don't do the wheel and shine or vacuuming it for anyone again. Something you can put on a condition. We're never going to do it. Our model is we do not want to touch the car ever.

With all due respect and I just want to ask you for for your explanation because you mentioned restaurants across the street from each other, etc. And I would agree with you, competition is good, never to disagree. But if a restaurant came in asking for a special exception where there's other restaurants across the street, I'd be asking the same exact question. It doesn't matter what use it is because if there's no demonstrated need for the public convenience, meaning another restaurant, and they're asking for a special exception, I'd have the same question whether it's in a restaurant, a car wash, a hospital, I don't insane asylum, I don't care what it is, it's the same question. So, so it's not a matter of what's across the street. It's not a matter of preempting competition. I could care less, frankly. It's not my, it's not within our purview competition. what's within my purview is a demonstrated need and I'm just I'm having trouble finding it. And I get that you gave me an expert report, but I'm an attorney also and I get expert reports. You know, we can get an expert to say the sky is purple. So, I get it. But, but just because an expert says it doesn't make it so. Correct.

I would say that in the absence of any competing expert report, that's the best evidence that you have as this board to rely on. We're free to accept it or reject it. Correct. That's up to your city attorney to advise you. Okay. Thanks.

One of the things that I think the and I don't have enough information in front of me, uh, but I think one of the things that we need to remain fixed on is was what is before the board as it relates to uh, as Mr. Katz mentioned about the neighborhood. meaning that is this board's jurisdiction to consider what's in another jurisdiction as it relates to [laughter] the question he's asked. I I I'd be hardressed to say that this board has to consider what exists in its the surrounding cities in order to determine

its own jurisdiction. And so I would think the answer to the question um if you're looking at the provision he referenced you are singularly looking at the city of PMPO Beach in that consideration. So, if across the street the city of Deerfield Beach determined in its own um its own um comp plan and other land use regulations to do certain things that that has no bearing at least for the jurisdiction of the city of PMPO Beach, um that would, you know, on a county level that might be something to be considered as it relates to certain um uh land use and zoning matters, but as it relates to whether or not to grant the special exception. I think the focus of this board must be on the city of Pompo Beach and its neighbor and neighboring properties to the property that lies within its jurisdiction.

Its jurisdiction. Correct. You have a question. I have a question. Sorry, I'm getting a cold. Excuse me. Um I know you mentioned to the south there's a conservation area. Was there any uh research done as to the impact or the potential impact to that area. My understanding is is with the retaining wall, we're not going to have any negative impact on that area at all. We're actually designed our site around it. Okay. I know that you are avoiding it, but I guess um long-term I is is this something that can be changed for development? Like I guess I I would like

I believe it's subject to a conservation easement. I don't quote me on that, but as you can see actually in this image fairly well, there's a retaining wall that's being built to asssure that literally raising ours up so that there's no issue. There's no it's it's not like we're bleeding over into that. And again, all of our, for example, all of anything that happens in the tunnel, everything there is filtered and then discharged into the sanitary sewer. And the site will fully comply with all pvious, impervious, storm, you know, drainage, all of that. And that's something I am sure in particular Broward County also looks at as part of their permitting. And do you know if that retaining wall is being built anyway or is that something because of

it's being built as part of our project because with the flood plane we have to elevate the site and as a result because obviously we're not touching the conservation easement. It's requiring us to build that retaining wall to ensure that it's protected. And I do have our civil engineer George Balaban here who might be able to answer it more intelligently than me. I guess I'm just kind of I'm just curious in general before he it gets maybe it's just that why is that being built before this is approved because right now it's vacant property. Um I don't know if that's one of the reasons but here George come up make sure

yeah I'll answer a question. George Biban Kimley Horn 8201 Peters Road B A L A B I've been sworn in. Yes. [laughter] So, uh, the reason it's being built, it's required, um, as part of foot compensation, you're required to have a BM for an entire property. So, it's required to be built as a part of the development will be happening. It won't happen by itself. So, as you're building the car wash, you'll build the retaining wall. Does that make sense or Okay. Because as a reminder, the property is presently vacant right now.

Any more questions? Yes, I do. You do.

Um well, one was what Raphael talked about, but um we corrected that, I guess. Um the traffic study, I'm I'm a little um off on that, I guess. The traffic study um you present he presented. I'm not sure about the whole thing because I didn't understand part of it. But my concern is you have um FedEx trucks and did you keep an account for the new warehouse? I mean, how do you know how much traffic is going to go there if it's not even open? Because that that was just approved and that's going to be a very massive production going through there. Um lot of trucks, a lot of tractor trailers. You also have the turnpike. So that's why I'm trying to figure out how you got your analysis.

Well, uh I'll before I turn it over to MOTA, the um in connection with our approvals, we did um or in connection with preparation for this, we did pull the traffic information from the site to the west, which has all the driveway distribution information and other traffic data. So he'll speak to that in a moment. Um, I also want to remind everyone that in the festival flea market site, there is a full signalized intersection that will serve not only the the racetrack that's proposed on the corner, but also that industrial use as well. Um, that allows for that westbound left turn movement if you're familiar with it. And I can go back to the original aerial. It actually shows that signalized intersection. So, I'll turn it over to MOT now. With with that being said, also I think if I'm not mistaken, we were coming off uh the high off sun uh sample and 27th. So there's is there analysis on 27th with all those Amazon trucks with all the trucks and stuff coming coming from the new warehouse? So is that part of it or is it just sample road? Um so we we we did the data collection uh there and then we forecasted also for the year of construction and also we considered the festival industrial because we get all the data from there which shows all the development that will be there all the existing data and we add it to the synchro analysis which is mainly a simulation that we do uh we put the data there we put the forecasting and we run the simulation to show what will be the the all the traffic criteria there with the with the volumes of traffic volumes with the level of service which shows the the congestion that will be which we have from A to F. It's like the the DOT we we uh we we don't approve the E or F the acceptable until the D and along the route we have B and C and D which is within the the approval and as we showed

on the 27 and sample we had uh the the the B and the AM and C and the and the PM and with consideration of all the the development we still maintain the same uh level of service um and also for the delays we have a minimal uh vehicle delays uh that will happen in the with consideration of all uh the the development

and if I can clarify and Jana Loto once again for the applicant this image kind of shows the uh the this whole concept very well. Um, one as far as the westbound movement um, from Festival presently again full signalized intersection at on the festival flea market site that can serve westbound traffic. Yeah. So, thank you. Um, now I got to figure out where I'm at here. Um, the other positive thing here is the relocation of the egress onto Northwest 27th. presently um it is a right in right out and it's much closer to the intersection we are locating it further south and the only movement is egress only um during our daytime hours because we are a daytime operation. So not only are we building additional I guess I don't want to call even stacking but leeway for cars because we believe the only cars leaving there are cars that are going to want to turn left um because anybody going right are likely to go out the main entrance. anyone coming into our site is coming on Sample Road now and we're now providing a del lane that doesn't presently exist and moving that entrance further east. So moving that movement away from the intersection. So these improvements coupled with the reduction in trips associated with the change in the nature of the historical use, coupled with the fact that we are capturing pass by traffic, we believe that I mean there's minimal impact if any on 27th because we're limiting the access onto that road to begin with with the revised design.

Can I ask you a quick question about that? I'm sorry. Did you say that there was a bus stop on sample right in front? There is. Um my understanding is there's an existing bus stop. We are um just relocating it because of the turn lane. And I don't know if I can show you with my cursor. You see it here with kind of the w the it's not showing it, but that wider portion of the sidewalk just north of the center part of the building, that is the new bus stop. So, it's in front of where you'd be turning in.

It is. It is. No, it's it's basically our turn lane will effectively become like a bus. The bus will pull into our turn lane and then go back out into traffic effectively. Um, ultimate that is one of the things I believe is part of our DRC. Our bus stop obviously needs to be reviewed and approved by um, Broward County Transit um, because it is their stop that as I understand it, but right now it is tentatively being shown there. Um, it's right now on directly on Sample Road.

What 27th or Sample? Which one is the most that they're going to be coming out and coming in? Um I believe well they're only coming in sample because you can't come in on 27th. Okay. Um we anticipate again that since it's mainly pass by traffic that they're going to be coming in and out of sample and 27th nothing. 20 27th is still an option for an exit. We anticipate that it's likely going to be anyone who's wanting to go westbound. They'll exit there. Um and

basically the left at the lake right? Isn't there a light there? There's a lay at 27th in Sample and then there's a further lay and remember there's a fixed median so you can't make a left out. There's a fixed median that extends pretty far I think to the south end of the industrial site. Um you can't even I mean it's the fixed medium runs again I think the entire length of the festival property. Um but the uh there is a full signalized intersection at 27th in Sample and then further west at the kind of centralized in the festival flea property. If you can visualize that is another full signalized intersection there as well and the uses in there according to our client which was the owner of festival is there's cross easements among those uses to be able to access that. I have one more. Maybe I can simplify it a little bit for this the other gentlemen. Um, just by numbers, how many vehicles are going to be going eastbound on Sample Road? Do you go by numbers or do you go what do you go by?

What is there now? And then what is what are you saying that it could be? Are you talking about the vehicle trips per day on Sample and the aggregate all uses? Yes, because you're open from 7 to 9. Wait, I just want to make sure you're not talking about just our use. You're talking about all uses, correct? Like the total vehicle traffic on S. Like right now it's doing a million cars. What is it doing after yours? And then there's also going to be a gas station too that's not that's proposed that's going up too that's right across from you again. Correct. On on Pompo's side. Yeah.

So there's another one there. So is all that that's I want to know what what what what it is now and then what do they project what you're projecting it would be after. All right. and with the Amazon warehouse all that.

All right. So currently the annually it's a 55,000 um uh on on both directions on Samber road and 9,800 on 27. uh we took hourly here because we did all the simulation all the traffic analysis hourly because this is the guidelines and we can see it's it's very small here but I I have the numbers uh with the the without any development we have 2280 on the eastbound and 1604 in the uh westbound and with adding the car wash by itself we are talking about 234 uh which is increase of almost 30 vehicle that's for AM500 uh 1,513 for the for the PM that's for the eastbound and for the westbound we're talking increase from604 to620 and PM from 2325 to 2338 so it's a very minimal and with adding the development and the festival industry we can see I will I will say the three numbers so I don't confuse because maybe you already forget the previous numbers. So, we're talking about the eastbound. It went from 2,280 with without any development to 2,34 with the car wash to 2476 with the whole development which maintain the same level of service. We're talking about AM here for the PM492 to500 13 to600 which also maintain the same level of service. That's eastbound. Westbound follows the same trend.

So what would be the what are you saying the total is? You said it was 55,000 annually. What would it be now after that? How many more? 10,000 cars. 20,000. We're talking about 700 to 1,000 uh extra cars. Sorry. um over oil during during the whole year with all development with all three developments that they're going to do

16. Sorry, let me do the calculation very quick. Again, I I I just caution the board over the complexity of this question because the question seems to pose about everything coming and going on sample as well as everything coming and going on Northwest 27th Avenue. And I again I I kind of pull you back to your review standards which are sightsp specific and what the generation is as a result of that proposed use. Um and so when we are trying when the board is trying to grapple with that, it it may create some confusion as to what um is pertinent or what you may be trying to drive at that relates to the review standard. So again, I just caution you on the questioning of phrased that way. if there's some specific um if it's an intensity you're concerned about, if it's a something that's generated as a result of that proposed use, then maybe you want to fashion the question more related to that. And I think um um Miss Odto would be able to respond or the consultants um that are here for the applicant. Is there any other questions of this board of the petitioner? Okay, no further questions. I would entertain a motion. A motion please

do it. Um, in [clears throat] PNC case 25-1700 11, I move we find there is competent and substantial evidence in the record. All the requirements for granting the special exception have been met and that we grant the special exception subject to the three conditions requested by staff. Thank you. Do I have a second? Second. Okay, [snorts] it's been moved and seconded. Any further comments from the board? Meredith, would you call the role, please? Aaron Burgerer, yes. Linda Thomas, yes. Nicole Hener, yes. Raphael Katz,

no. Joe Suzie, yes. Yes. Charlotte Bur. Yes. Your special exception has been granted. Thank you very much and thank you for your time. I appreciate it. Okay, board members, would you like to take a break? We've been on this uh item for almost an hour and a half. If you'd like to stretch your legs and we'll come back and get to item number two. So, we're in recess now.

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Heat. Heat.

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Hey, hey, hey. Heat up here.

Heat. Heat. Hey, hey, hey. Well, this meeting back to order. Next item on the agenda is planning and zoning 25100 020. It's a variance from the PMPO Beach CRA.

And have you been sworn in? Yes, I have. Thank you. Please state your name. My name is Paula West. I am uh president of Plan West. My address is 10152 Indian Town Road, unit 159 Jupiter, Florida. Thank you, Mr. Reali.

Thank you, Madam Chair. Good evening again. Scott Reali with development services. This is PNZ case 25-1100000020. The applicant land owner requests variances from the PMPO Beach Zoning Code and to allow development of a restaurant on vacant property as follows. There are three different um sections of the code you'll be voting on. The first is section 1555101 G3A and that's to allow driveway access points located less than 100 linear feet from an intersection with Power Line Road. It's approximately 81 ft 10 in at the Northwest Fifth Street and uh zero feet at uh Northwest Fourth Court where 100 ft is otherwise required. The second request is from section 1555203D3C2 and that's to allow reduced perimeter buffer landscaping strip widths of approximately 7 feet along portions of the power line road frontage and approximately 8 in along a portion of the west property line where a minimum of width of 10 ft is required. And the third uh request is from table 155203F3 and that's to allow modifications and reductions to the required type B and C perimeter buffers along portions of the property in lie of full compliance with prescribed buffer and widths uh and standards. The property is located along the west side of Powerline Road between Northwest Fourth Court and Northwest Fifth Street in the Northwest CRA. The applicant proposes development of a 1,448 square foot restaurant on a vacant uh halfacre site comprising five adjacent

parcels. A minor site plan application which is PNZ25-120012 was reviewed by the development review committee on October 1st and December 3rd, 2025. The vast majority of the site is zoned B2, community business, with a commercial land use designation. The westernmost parcel is zoned RS3, single family residence 3, with a low residential land use designation. Since only landscaping is proposed within this residentially designated area, commercial flexibility to allow a restaurant in the residential land use was not required. There are no active building permits, code enforcement cases, or business tax receipts for the property. The requested variances relate to vehicular access separation and minimum landscape buffer widths. The applicant notes physical constraints that make strict compliance impractical. These constraints include the irregular shape of the property, a narrow pitch point along the west side, limited frontage conditions, traffic diverting islands on adjacent side streets, and a required right-of-way dedication along Powerline Road. Staff has analyzed each of the requested variances regarding driveway access. The proposed driveways don't meet the 100 foot separation requirement. The southern driveway is proposed as a write out only to minimize traffic conflicts with Power Line Road. With regard to perimeter landscaping strip, portions of the site cannot accommodate the full 10-ft width due to the narrow lot configuration. Proposed widths are 7 feet along Powerline Road and 8 in along a portion of the west perimeter at the narrowest point. And regarding perimeter buffers, modifications to type B and type C buffers are proposed at constrained locations. The remainder of the site

meets code standards. The project is consistent with the B2 zoning district and commercial land use designation in terms of use and intensity. The narrow strip of residential land along the western property line is inconsequential and and contains the landscape buffer for the adjacent residential properties. Proposed buffers, landscaping, and traffic mitigation measures address adjacency to residential uses. Approval of the variances would allow development to proceed while mitigating potential impacts on surrounding residential properties. There are eight variance review standards. the applicant has addressed each of these in detail. And should the board determine that the applicant has provided competent substantial evidence to satisfy those eight variance review standards, staff recommends the following conditions be included in the board's order. One, the applicant shall obtain all required government permits and approvals, including site plan, building, and zoning compliance per per approvals. Two, development shall be in substantial compliance with the site and landscape plans submitted with this variance application and site plan PNZ25-1200000012. All perimeter landscaping and buffers, including walls and screening must be installed and maintained as depicted. Additional relief will require separate review. Three, the southern driveway, which is northwest fourth court, shall be limited to right out only. Four, prior to building permit issuance, right-of-way dedication along Powerline Road must be completed. And the fifth recommended staff condition. Prior to building permit issuance, the applicant shall record a unity of title or similar instrument acceptable to the city attorney unifying the five parcels into a single development site ensuring the property functions as one lot for zoning

and development purposes. And that concludes staff's report. I'm available for questions. And again, this is CRA has uh is in full support of this. Uh thank you, Scott. Before Paul, I am going to ask the city attorney. This is an item where we have to vote three separate motions. One for the driveway, one for the landscaping, and one for the buffer. There's three separate ones. I just want to let the board know that I'm going to ask be asking for three motions down the road. Thank you. Thank you for you. Go ahead, Paula.

Thank you again. Good evening. Paula West, um, president of Plan West for the record. Uh, with me I do have Stacy Boon who is the architect for the project. Um, I have the two owners of the, uh, proposed business, the Binhams. That is Kenneth Bum and Janice Binham. Um, I also have Kimberly Vasquez from the CRA if you have any questions. So, little bit of background on Big Tree Barbecue. They are a res a restaurant without a building. So, they are a food truck. Um they have been in operation since 1999. They provide barbecue and soul food. Um they've done a lot for the city actually. They've um uh just heard actually that they uh catered the city's uh the city's employee appreciation lunchon for the last three years and they've done several events throughout the city um specifically at the senior center and the EPAD Larkin Center. So that's a little bit of background on them. So they are the prospective future owners of the site. The site is currently owned by the CRA and the CRA will be transferring the property to them after they get their permits and approvals and uh funding. I knew I missed something. So, we currently do not have an address um assigned to the property yet. As Scott mentioned, we are on Powerline Road between Fourth Court and Fifth Street in Collier City. Uh the property is about it's not about it's five different parcels. There's one little strip on the southwest corner that's a an abandoned easement and then the other four properties on uh fronting on Power Line. Uh to the east we have the Worldwide Christian Center on the east side of Powerline Road. Um that is an RM12 multif family zoning district. To the south we have fourth court and more B2 zoning. Uh to the north we have RS2 zoning single family and to the west we have uh directly to the northwest we have a multif family uh property and

then to the southwest we have a single family lot um the multif family lot sorry the multif family lot yes is in B2 zoning the other one is in single family zoning so our variance requests which are three yes um are kind of summarized in this diagram here the first request that we're asking for is for the two access points into the site. They are circled in the diagram. The code currently requires the entry and exit points of a property to be set back 100 ft or more from a major street. This being Power Line Road, we cannot make that happen on the north side because of the size and configuration of the site. So, we were able to do it at 81 ft about and then on the south end, we're at zero feet because of how narrow, extremely narrow it is on the south end. The second request is for a reduction in the buffer and it's actually not the type C buffer I just realized. So the blue highlighted in the diagram are buffers that we're required to provide for our adjacent uh neighbors. So to the north we're and it's kind of kind of messy but to the north next to the multif family we're supposed to provide a type B buffer. To the south we're supposed to provide a type C. The both of them are 10 ft wide. The type C buffer next to the single family requires a wall between landscaping and then the type B requires just a fence. For the record, we're providing a wall all throughout the west side of the entire property to be proper neighbors and and for screening purposes. Um the third request is to reduce the yellow which is the perimeter landscape strip. So, similar to a buffer, the city code requires that you provide a 10-ft landscape strip same width next to um between your vehicular use areas, which are your driveways or your parking, and then your property lines. We cannot provide that on the west side because of that pinch point. And on the east side, we're providing

seven, which is actually already constricted because of a dedication that we have to provide for Power Line Road. So, this is an aerial view of the property. It's vacant, has been vacant for a while. And I also wanted to point out that to the north and to the south, as Scott mentioned, there are these traffic diverters that [clears throat] further um confine our property with respect to access. So those little traffic diverters during the DRC process, we talked to engineering to see if we could modify them or move them. The answer was no. That's another challenge that we have. I'll try to go through these as fast as I I possibly can. So the first standard has to do with the extraordinary and exceptional conditions of the site. The property is very much constricted not only by those uh th those access points and the traffic diverters, but mostly with that pinch point and that's that little narrow portion of the site that's in the middle. We can't really do anything about the property next door. It's already it's been actually in existence for a while as well. So was the single family home uh to the west. But that little pinch point is kind of driving the buffer uh reduction request that we have and also the landscape strip reduction. Um let's see. Yeah. So the buffer on the west side as I mentioned. So on the south end I am we are providing a 10-ft width. On the north end from the pinch point which is an 8 inch width up to the 10 it kind of funnels that way. So we have to reduce it there. The perimeter landscape strip as I mentioned is about an eight inch on the west side with that pinch point and then on the east side is a seven foot wide uh landscape strip instead of the 10. And then the access is uh like I said it it was 81 ft on the north end and about zero on the south end. And then of course I mentioned the uh 7 foot uh dedication of rightway that we have to provide.

Second con uh sec second standard talks about uh the conditions of the lot not being the fault of the land owner. As I mentioned, this property has been vacant. It's been vacant since 1969, I believe. Yes, 1969. The multif family lot and the single family lot have been multif family and single family since 1969 as far as I saw in historical aerials. And give me one second. And as Scott mentioned, uh, we are required to unify the parcel. So the not including the easement, um, little strip on the south end. The four lots that you see really cannot contain an actual commercial development in a commercial zoning district. Uh, they don't meet the lot width, which is 100 foot. They don't meet the lot area, which is 10,000 square ft. And individually, you may be able to fit in a single family home. Maybe. Anything else is non-conforming. So the only way to make this work is to unify all of those parcels and make it into one uh consolidated development. Uh as I mentioned the traffic diverting island further restricts the access into the site and then of like I mentioned the the properties have been vacant since 1969. So nothing has been developed probably because of the size of the lots. Third standard talks about these requirements essentially prohibiting the development of the site. We just simply do not have the u sufficient land to build the the improvements to meet code. At the pinch point, we have about 28t 8 in in in overall lot area or lot width. You're required to provide a 10-ft land uh perimeter landscape buffer on the west side. We're providing a one-way 20 foot uh drive exit, how do I say, a one-way exit out driveway to come out on fourth court. We can't even do a two-way

driveway here. So, we had to kind of make it a one-way. And of course, to meet fire access, we had to make it a 20 foot. So, we're providing that. So, you're required a 10 foot, you're you're required a 20 foot minimum, and then you're required another 10 foot. And we don't we just simply don't have the 40 feet. Uh, as I mentioned, the fire access does restrict uh the width of the driveway that we're providing. And while we did we did look at, let me see if I can go up. While we did look at um pushing the entrance on fifth over further west, it could probably work. We wouldn't be able to make the 100 foot, but what that does is it restricts the fire axis because fire really can't do that sharp that little sharp angled turn. And then of course on the south end, if you push the driveway or the exit um way further west, you're in somebody else's property. Goes without saying. So next standard talks about this not being a special privilege. Any development that that comes in to develop this property is going to have exactly the same variance require request. They still have to provide the landscape buffer. They still have to provide the um the width of the driveway and they still have to provide the landscape strips and they still will have to provide the div um the uh right-of-way dedication. As I mentioned, we're doing a one-way drive. We're not doing a two-way. And then the whole vacant thing, that's the um the aerials from 1969. Next standard talks about allowing reasonable use of the property. Um our buffer reduction is driven by the pinch point and because of the pinch point the perimeter landscape strips are also a result of that pinch point in addition to the rightway dedication and then of course the the u access point reduction is necessary because of not only the narrowness of the north end of the lot but also the extreme narrowness of the southern portion of the lot.

I am not going to go one by one through these. These are all in your backup. We do we address them. We list them. we actually meet every single one of the uh general purpose purposes and intent u items in your code and like I said I we address them and then of course in the B2 uh zoning district it's built in the purpose that the B2 is meant for neighborhood um restaurants and things like that of which we are next standard talks about uh not affecting the health or safety of the neighborhood ood. Uh this is as I mentioned a neighborhood restaurant. It is in a neighborhood zoning district and it is permitted by right. It is not a special exception. Just saying. Um the buffers that we're proposing or the the buffers and the landscaping strip are including all of the landscaping that's required by code. As Scott mentioned, the only thing that we need is the that reduction in width. And we're providing that wall that on the north end of our west north end of the west buffer. We're not required to provide a wall, but we're providing that to be good neighbors. And then of course proposing to make the south egress point a write out only helps to make the um circulation of the site safer. And then the last standard talks about um the different policies of the comprehensive plan that are supported by our request. This is redevelopment and infill. Um we are abiding by the uh right-of-way standards of chapter 100. We're providing that dedication for powerline road. Uh this is a use that promotes um tourist accommodations. It's a restaurant. Uh this is redevelopment in the CRA and again this is redevelopment in Inville. Um we do have the support of the CRA. Of course they are the property owner and there's the Big Tree Barbecue website in case you want to check them out. And that's concludes my presentation.

Thank you Paula. Does the board have any questions of Paula? Is there anyone in the audience that would like to speak for this variance? Hearing none. Is there anyone in the audience that would wants to speak against this variance? Hearing none. Public hearing closed. Again, does the board have any questions? Okay, no questions. I need a motion. The first motion for the driveway. Yes, they're all all three of them are variances. One's for the drive. The first one's for the driveway.

So, in in [clears throat] PNZ case number uh 25 1 0 0 0020. and move we find there's compent substantial evidence in the record that all requirements for granting the variance regarding the driveway have been met and that we grant the variance subject to the five conditions requested by staff four four yes five sorry do I have a second okay it's been moved and second further discussion would you please Call the role. Raphael Catz, yes. Aaron Burgerer,

yes. Nicole Henker, yes. Linda Thomas, yes. Joe Suzie, yes. Charlotte Bur, yes. Thank you. God bless. Okay, that's number one. You're not done yet. Don't count don't count those chickens before their hatches. Yeah. Right now, I need another motion to reduce for the landscaping. Okay. Uh in PNZ case 2511 00000020. I move to find that there is competent and substantial evidence in the record that all the requirements for landscaping grant the variance have been met and that we grant the variance subject to five

five conditions. Second. It's been moved and second. Any further discussion from the board? Meredith, please call the role. Joe Serusi, yes. Raphael Catz, yes. Aaron Burgerer, yes. Cole Hener, yes. Linda Thomas, yes. Charlotte Bur, yes. Okay. Third and final motion I need for the modification of the buffers. Modification of the buffers in PNZ case 2511 00020. I move we find there is comp competent substantial evidence in the record that all requirements for the was it landscaping. Yeah. No uh the buffer

modification granting the variance have been met and that we grant the variance subject to the five conditions requested by staff. Second. Okay. Any discussion from the board? Mereditis, please call the role. Raphael Katz. Yes. Joe Cuz yes. Karen Burgerer, yes. Nicole Henker, yes. Linda Thomas, yes. Charlotte Bur. Yes. Now, thank you and God bless. Now you can thank us. It's it's all and I and and if you are the restaurant owners, we you know saw the pictures. We've read all the backup. We wish you all the luck in the world. It's quite a lovely looking building.

Okay. Onward to item number three in Z case number 251 1 0 0 21 variance for Blossom Gas of Louisiana Incorporated. Please state your name and spell your last name and your address. Dave Dixon. D IIX O N Calvin Gerardano and Associates on behalf of Boston Gas, 1800 Eller Drive, Sweet 600, Fort Lauderdale, Florida 33316. Thank you, Mr. Reali.

Thank you. For the record, Scott Reali with Development Services. This is our final case tonight. It's PNZ25-1100000021 and the applicant landowner is requesting a variance from section 1554228 A3AI which are the outdoor screening standards of the PMPO Beach zoning code in order to allow an 8-oot screening fence in lie of a taller structure and to permit mounted underground propane storage tanks to extend above the height of the required screening. fencer wall. The variance is necessitated by the required design and installation characteristics of propane storage tanks and by crimerevention through environmental design that's septed requirements which preclude the use of taller opaque screening along the site frontage. The property is located on the west side of South Andrews Avenue between Southwest 2nd Street and Southwest 3rd Street. The subject property is a 79 acre vacant parcel zoned I1, which is general industrial and designated industrial on the future land use map. There are no active building permits, code enforcement cases, or business tax receipts tied to the property. In 2024, the zoning board of appeals approved a special exception PNZ24-170000004 allowing outdoor storage as a principal use associated with a propane storage facility. A minor site plan application, which is PNZ 24-12000017, has since undergone development review committee review. The approved use involves propane storage tanks regulated by applicable state and federal safety

standards which require tanks to be installed on level surfaces and connected horizontally to fill distribution vehicles. As a result, although the tanks are proposed to be underground and and earthmounted, portions of the tanks extend above grade and above the height of the required screening fence. The applicant proposes an 8-foot semi-transparent metal picket fence which complies with the minimum height requirements of section 155 4228A3 AI. However, the fence does not fully screen the tanks, prompting the need for the requested variance. During DRC review, the Broward Sheriff's Office and the city staff required that perimeter fencing remain transparent to maintain clear sight lines for law enforcement and emergency responders consistent with SEPTED principles. BSO correspondence stated December 10th, 2025 confirms that transparent fencing is preferred for sites considered critical infrastructure within the energy sector as it enhances natural surveillance and emergency response capabilities. A separate septed waiver has been requested to allow a metal picket fence in lie of an opaque wall within the required type-c buffer along the eastern frontage. Staff notes that this waiver is independent of this variance request, but directly affects the feasibility of increasing fence height to fully screen the tanks. The surrounding area consists of established industrial uses, including adjacent propane storage facilities to the south and west that contain above ground storage tanks with minimal screening. The proposed development represents an improvement in screening and site design relative to existing conditions in the vicinity. Based on the nature of the propane

storage facilities, applicable safety standards, and the industrial context of the surrounding area, staff finds that strict application of the screening requirement would impose an unnecessary hardship while providing minimal additional public benefit. staff finds that the requested variance represents the minimum necessary the minimum relief necessary to allow reasonable use of the property and is consistent with the intent of the zoning code. Of course, there are eight variance review standards. The applicant has addressed each of these and should the board determine that the applicant has provided competent substantial evidence to satisfy those review standards, staff recommends the board include the following conditions as part of the order. One, the applicant shall obtain all required governmental permits and approvals, including site plan building, zoning compliance, and SEPTED approvals. Two, development shall be in substantial compliance with the plans submitted with this variance application. Special exception PNZ 2417004 and site plan 24-1200017 except as modified by the ZBA. And the third recommended staff condition, approval of this variance shall not be construed as approval of the requested SEPTED waiver, which shall be reviewed and approved separately by the development services director. And that concludes staff's report. And of course, I'm available for questions.

Thank you, Mr. Dixon.

Thank you. That was uh very comprehensive, so I don't think I need to go too much deeper. I'm Dave Dixon, um agent on behalf of Blossom and Gas of Louisiana. Uh this is a variance request to complete the approval of a propane storage facility at this location. We've gone through DRC. We basically had a pending development order, but on further engineering and more detailed engineering as you get further down the line, the the tanks we realized had to be uh higher up. So when those tanks went above the fence height 8 foot, then we are here today before you for that. So, uh, just a little bit of the background. Here's our our, uh, colored site plan. The the tanks are bottom left of the plan there. There's one point of access. Um, it's for distribution trucks to come in. Uh, [clears throat] fill up the tanks and then smaller distribution trucks take them out to the service area. Uh, there's going to be two [clears throat] tanks. We we do have a special exception as mentioned um for the use and as noted it does meet all DRC requirements and all other code requirements just need this variance for the fence. So this is the spot for propane and always has been in Broward County which is why the owners particularly uh interested in this. It's close to transportation networks. Um you can see here it's since 1963 it's been the spot for propane. So, we're just trying to make sure that we get this industrial use on the industrial zone lot to work. Uh, as mentioned, it's for the height of the mounds, the portion of the mounds that will be above the fence screening. Now, it's of course the screen screening fence is see-through as required by BSO. So, um, it's sort of a moot point in a way, but but it is a code. So, we're requesting the the portions that you can see here. If the top of the fence is 8 foot, top of the mount is 14 foot, the variance request is for that that delta

that difference there. Um I do have uh the owner's engineer uh here to discuss particulars about why this has to be the case for for this particular use.

Good evening. Good evening. David Kennedy, keen ney, uh, Blossom Gas. Um, 28 Ferncliff Drive, Asheville, North Carolina. So, not in Florida. Um, have you been sworn in? Yes, ma'am. Okay. Thank you. Yes, please.

Uh, so real quick, just why we've got to be at the height we need to be at. Um, propane is in a liquid state when it's inside of these tanks, but you know, it's called liqufied petroleum gas. It wants to be in two different states. It wants to be a vapor. A vaporous form. Okay? Pumps can't pump vapor. They can pump the liquid but not the vapor. And so having a two-state gas, like a straw, like if you were drinking out of a straw, if if that was a two-state liquid, it would turn into a gas as you were pulling it up. You're pulling the pressure off of it, so it turns into a vaporous gas. So you couldn't get it out. So yeah, we could put the tanks underground, but we couldn't get the product back out of it to fill the actual trucks, if that makes any sense. So the point is to get them up high enough so we call we flood the pumps with product so that the head pressure of that tank is always pushing the product out of it to supply the pump so that the pump can actually work to fill the trunks up to go deliver to the to the homes. You're probably very familiar with underground tanks at the home. That's because the home doesn't actually use any liquid. It only uses the gas off of the top. So, we can do it at homes, no problem because we're not actually trying to pump and get the liquid out of that. All your bar, if you've ever had a barbecue tank that has a barbecue grill with a barbecue tank, that's gas that comes out of that. So, the this way we're using it with moving liquid in and out, not really an enduse application. It's why it needs to be up this high so we can get it out and into the trucks.

That makes mathematical sense. And if you and if you notice the mount that these tanks will be the almost the exact height as all the other tanks around it. We even have to build it on the peers just like an above ground tank. But then we come after the fact and mound up over top of it to to screen it. We we really use that for more environmental conditions and hazardous areas when we mount tanks. But in this instance, we're doing it as a a screening measure. Any questions? Any questions from the board? I just have a real question. When do you say sorry when you say top of a tank mound? So like what is it going to look like like the actual mound? I think he's got a I think you have a good

Do you have like a rendering of what that's Yeah. In fact, we have a generalized two scale rendering here that um actually I'll just go through this real quick. U that's our existing condition. This you can see the elevation of the tanks to scale and the elevation of the fence. And then this is the um with the landscaping at at installed height looks fine. So again, you can kind of see it there and then with the landscaping, but that's the generally the scale of that. And if you go to the microphone, sir,

if you can go one picture, if that's the what a conventional tank look like with peers and then to go forward that one. There we go. And then we just cover that what that conventional would look like with the mount. Just really quick, I just I'm just very curious. The mound the mound itself, is it does it look like concrete or is it going to be It's washed 57 stone. So, what a gravel driveway would look like.

And you're planning to put all the trees in the way that the rendering is shows. Okay. Any other questions from the board? Is there anyone in the audience that wish to also speak in favor of this petition? Is there anyone in the audience that would speak against this petition? Public hearing closed. If the board does not have any questions, I would entertain a motion to the microphone. Miss Thomas,

oh, which I'm sorry, I started in PNZ case 2511 00000021. I move that we find there is competent and substantial evidence in the records that all requirements for granting the variance has been met and that we grant the variance subject to the three conditions requested by staff. Second. It's been moved and seconded. Any further discussion? Meredith, please call the role. Linda Thomas, yes. Joe Serusi, yes. Karen Burgerer, yes. Nicole Hener, yes. Raphael Katz. Yes.

Charlotte Bur. Yes. Your request has been granted. Okay. Other business that we're on at the end of the agenda is to elect or choose a chair and a vice chair. And for that, I'm going to turn this meeting over to Meredith. Thank you, Madam Chair. Members of the board, may I have a nomination for the chair position? Yes. Charlotte's doing a wonderful job. If it ain't broke, don't fix it. That's it. I second. Perfect. You You're going to ask You're going to make me accept, right? Yes, I accept. Do you accept? Are there any other nominations? No. All in favor say I. I.

I. Is there anyone opposed? Hearing no opposed. Perfect. You are the chair. You did a great job though, Joe. You did a great job. Terrible. Next. Joe was an excellent backup, wasn't it, Joe? He's good. He stays in his position. Keep him. I Well, go ahead, Mary. That sounded like a nomination to me, right? May I have a nomination for vice chair position? Joe, I'll second that. Second. Are there any other nominations? Hearing none. Joe, do you accept? [laughter] Yes. All in favor say I.

I. Anyone opposed? Hearing none. Joe, you are the dice chair. Congratulations. Well, since I wasn't here in December, I didn't get a chance to wish everybody a very happy and a healthy new year. It's wonderful being here. And I guess we can be adjourned. Thank you. Thank you all. Thank you all.

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