ANK Project Tracker — 2751 E Oakland Park Blvd

Project Tracker

2751 E Oakland Park Blvd

Live Tracker

v9.1

Critical Path Position

— —

0% 0/22 steps

▶ DO NEXT · WEEKEND → MONDAY 6/15

This weekend: Freddie electrical markups to Jim · send AC unit + water-heater model numbers to Jim. Monday 6/15: Jim Diehl review meeting — run the 7-question checklist below, lock the mop-sink FDACS posture.

Master reference: Building Facts Brief v5.2 · stamped drawings target 100% week of 6/15 · final Jim payment on completion

▸ Monday 6/15 — Jim Meeting Checklist (7)

Caster bar — classification: movable equipment / N.I.C. acceptable? Rolling-table MVP (solid top on locking casters) sufficient? What construction parameters hold the classification?
Caster bar — pass-through: open walkway kitchen → behind bar → customer floor, no barrier/doorway — acceptable? If a barrier is required, minimum construction?
Caster bar — ADA §904.4: can the lowered accessible counter segment sit near the pass-through end of the bar?
Mop sink / FDACS posture: toilet removal vs. splash partition — which is the more defensible engineering posture, and what partition spec satisfies a typical inspector?
Pergola (future phase): movable-equipment path vs. permitted-structure path in Broward HVHZ — Section D's six questions.
Occupant load: confirm ~38 / Group B §303.1.1 and single-restroom count.
Life safety: confirm no sprinkler / no fire alarm / single exit.

Active Concerns 6 open

Construction cost discovery — the single most important unknown in the company right now. Hard line-item numbers from IDB + subs against the stamped set, week of 6/15.
GC-of-record vs owner-builder — decide before permit-package assembly (~6/19); determines whose COI files with the application.
This-week regulatory starts — file DR-1 sales-tax registration (free, ~20 min online); begin Certificate of Use at FTL DSD; confirm BTR can run pre-CO (Business Tax Office 954-828-8000).
Mop-sink FDACS posture (C.4) — toilet removal vs. splash partition; lock at Monday's meeting — it has FDACS inspection consequences.
Tobacco stocking decision — stocking tobacco/nicotine at GO? Determines whether ABT-6028 ($50, 2–4 wk) stays on the path or drops off entirely.
Kratom COAs — every SKU <400 ppm 7-OH+isomers, dry-weight ppm labels, 21+ sales — required before stocking shelves.

Upcoming Dates

Sat–Sun 6/13–14 — Freddie electrical markups to Jim · AC + water-heater model numbers to Jim
Mon 6/15 — Jim Diehl review meeting · 7-question checklist · lock mop-sink posture
Week of 6/15 — stamped drawings → 100% (final Jim payment on completion) · shop IDB (re-engage Rick/Brian) + Marcos + Dan + framers for line-item quotes
On drawings complete (~6/19) — assemble permit package · GC-of-record vs owner-builder decision · SUBMIT (gate A3, clock starts)
After quotes land — financial deep-dive session (deliberately sequenced after real numbers, not before)

▸ Recently Resolved / Wins (8) — click to expand

Building Facts Brief v5.2 deployed + delivered to Jim Diehl PE (6/4) — master control database at 2751-jim-brief.pages.dev
Sunbiz 2026 Annual Report FILED — confirmed 6/12 · corporate good standing intact
DBPR Hotels & Restaurants jurisdiction EXCLUDED — §509.013(5)(b)7., F.S. [VERIFIED 6/12] · beverage + prepackaged only · air fryer deferred to later phase
FDACS settlement B58902 PAID
Insurance bound · COI delivered to Patti Franco (4/27) — WC + Property + GL
1965 microfilm corpus secured — born-together construction confirmed · CO #5388 issued 10/19/1965
Customer-restroom MEF posture documented — ADA §202.3 / FBC-EB §306.6 + sealed technical-infeasibility memo accompanies the permit set
RCWC 2026 St. Augustine trip completed (6/4–6/9)

Next Blocker

—

Critical Issues 0 open

Next Three Actions

Mon 6/15 — Jim review meeting. Run the 7-question checklist. Lock mop-sink posture (C.4) — it has FDACS inspection consequences.

This weekend. Freddie electrical markups to Jim. Send AC unit + water-heater model numbers to Jim.

This week, in parallel. File DR-1 sales-tax registration (free, ~20 min). Start Certificate of Use application at FTL DSD. Confirm with FTL Business Tax Office whether BTR can run pre-CO (954-828-8000).

On drawings complete (~6/19). Assemble permit package. Decide GC-of-record vs owner-builder (affects whose COI goes in the package). SUBMIT.

Same week. Shop IDB + subs for hard line-item numbers against the stamped set. Financial deep-dive session AFTER quotes land — not before, otherwise it's analysis on guesses.

Critical Path

Stamped drawings → permit → CO → licenses → FDACS → legal Grand Opening · 22 gates · Tracks A/B/C/D · Gate Map 6/12

REGULATORY GATE MAP · 6/12 — Master sources: Building Facts Brief v5.2 + Master Regulatory Gate Map (June 12, 2026). Business model at GO: kava/specialty beverage bar + prepackaged retail (incl. kratom). No cooking, no food prep. Air fryer = later phase, deferred.

Gate-Critical Checkpoints Permit → CO → FDACS

Items that gate the permit, the CO, or opening day

Customer restroom — Maximum Extent Feasible — CMU-bound room ~52.75″ × 59.5″ cannot meet 60″ ADA turning space. Proceeds as MEF per ADA §202.3 / FBC-EB §306.6. Sealed technical-infeasibility memo accompanies the permit set (Access Board Guide Ch. 2, Feb 2014 + DOJ Title II preamble). Verified at standalone BADAACCESS inspection.

Source: Jim Brief C.3 · 2010 ADA Standards · FBC-Accessibility 2023 · ICC A117.1-2017

Occupant load — hold Group B under 50 — calculated ~38 at 15 SF/person (IBC §303.1.1). Crossing to 50+ flips occupancy to Group A-2: heavier fixture ratios + 3:2 women's water-closet requirement. Tune seating to maintain. Jim confirms calc Monday.

Source: Jim Brief E.1 · IBC §303.1.1

Mop / service sink — required — FBC-P Table 403.1 Note h waives it only at ≤15 occupants; ~38 exceeds the ceiling. Shown on drawings as pre-existing at the employee-restroom fixture connection (sink previously swapped) — no new rough-in. FDACS cross-contamination posture (toilet removal vs. splash partition) locks Monday (C.4).

Source: Jim Brief C.4 · FBC-Plumbing Table 403.1 Note h

FDACS — three sinks required — dedicated handwash + 3-compartment + mop/utility. Handwash and 3-comp land in the kitchen feeds (the headline new construction); mop sink pre-existing.

Source: Jim Brief E.3 · Rule 5K-4 FAC

FDACS initial inspection — cannot operate without it — after CO, before opening. Sinks, floors/walls/ceilings (FRP = smooth, nonabsorbent, cleanable), toilet separation, lighting, premises. File permit application ~14 days pre-open; can file during build.

Source: Rule 5K-4 FAC · Gate Map C1–C2

Kratom 7-OH compliance audit — emergency rules 2ER25-3 + 5KER26-1 in force. Every SKU <400 ppm 7-OH+isomers (dry weight) · labels list ppm dry-weight · COAs on file · 21+ sales. Required before stocking shelves. Audit any remaining 4242 inventory before transfer.

Source: 2ER25-3 (FL AG) · 5KER26-1 (FDACS, Mar 2026)

Energy Code C503 — required for the change of occupancy. Calculation owed by Jim Diehl inside the stamped set.

Source: FBC Energy Code C503 · Jim Brief E.4

Caster bar — ADA §904.4 accessible counter segment — wherever customers pay: ≥36″ long at ≤36″ high (parallel approach) or ≥30″ with knee clearance (forward approach). Built into one bar module. Bar itself shown as movable equipment / N.I.C. — classification parameters confirmed with Jim Monday (C.5).

Source: Jim Brief C.5 · ADA §904.4

Life safety — no sprinkler / no fire alarm / single exit — assessed acceptable at ~38 occ Group B (FBC 2023 + NFPA 101). Jim confirms Monday. Fire-Rescue signs off within the permit/CO process.

Source: Jim Brief E.2 · FBC 2023 · NFPA 101

Regulatory Bodies — Who Governs ANK

The complete list · 10 bodies · Gate Map Part 1

#	Body	Governs for ANK	Instrument
1	FTL Development Services (DSD)	Building permit, plan review, inspections, CO, Certificate of Use (zoning), sign permit	Building permit → CO · Certificate of Use
2	FTL Business Tax Office	Privilege of operating in city limits (FTL Code Ch. 15)	City BTR
3	FTL Fire-Rescue	Fire/life-safety review within permit + possible operational walkthrough	Sign-off within permit/CO
4	Broward County Tax Collector	County-level business tax (in addition to city)	County BTR
5	FDACS — Div. of Food Safety	Food establishment permit (beverage = Part 1, Rule 5K-4 FAC) · kratom retail rules	Annual Food Permit + inspection · 7-OH compliance
6	DBPR — Alcoholic Bev. & Tobacco	Tobacco retail (only if selling tobacco/nicotine)	ABT-6028 dealer permit
7	FL Dept. of Revenue	Sales & use tax on retail sales	DR-1 registration → DR-11 certificate
8	FL Dept. of State — Sunbiz	Corporate good standing	Annual Report — FILED 6/12 ✓
9	IRS / payroll bodies	941s, payroll	In motion via CPA (Annmarie)
10	Broward BSIP (via FTL Building)	50-year recertification (building 1965 · 40-yr done 2010)	Recert filing — Nick handling personally

Operating Licenses — Track B Sequence

Newly mapped 6/12 — these were NOT in the prior path

B1 · Certificate of Use — zoning verification of kava-bar use at this address. Can apply pre-CO; issuance ties to compliant premises. [EST] $50–$200.

Source: fortlauderdale.gov DSD [VERIFIED requirement 6/12]

B2 · City BTR — required by FTL Code Ch. 15 before operating. After/with Certificate of Use, before opening day. [EST] $50–$200/yr (Oct 1–Sep 30 year).

Source: fortlauderdale.gov/business [VERIFIED requirement 6/12]

B3 · Broward County BTR — required in addition to city; city BTR first. BTExpress online, 24–48 hr processing. [EST] $27–$150/yr.

Source: browardtax.org [VERIFIED requirement + sequence 6/12]

B4 · DR-1 sales-tax registration — THIS WEEK. Free online at floridarevenue.com, ~20 min. Before first taxable sale. Yields DR-11 Certificate of Registration.

Source: floridarevenue.com [VERIFIED — standard statewide]

B5 · Sunbiz Annual Report 2026 — ✓ DONE — filed, confirmed 6/12/2026. Corporate good standing intact.

Source: sunbiz.org · Nick 6/12

Regulatory Fee Stack

Fees only — NOT construction · Gate Map Part 3

Item	Cost
FTL building permit fee	[EST] ~2–3.5% of declared construction value — verify on FTL fee schedule at submission
Certificate of Use + City BTR + County BTR	[EST] $130–$550 combined
FDACS food permit (Part 1)	[EST] $130–$650/yr — verify exact category fee at application
ABT-6028 tobacco (only if stocking)	$50
DR-1 sales-tax registration	$0 online
Sunbiz Annual Report	DONE — paid
Exterior sign permit	[EST] $100–$300
TOTAL REGULATORY (ex-construction, ex-permit-fee, remaining)	≈ $850–$2,250

Construction cost is the real exposure — unknown until IDB/sub quotes land against the stamped set. The single most important unknown in the company right now.

Confirmed NOT Applicable

Bodies with no gate for this scope

DBPR Hotels & Restaurants — excluded: beverages/prepackaged only, §509.013(5)(b)7., F.S. [VERIFIED 6/12]. Air fryer = later phase, deferred — re-evaluate jurisdiction only if/when added.

DOH — municipal water/sewer; no well, no septic.

DEP stormwater — tenant build-out, no site disturbance.

Federal FDA — no gate; kava retail prep is state-governed.

DBPR ABT (tobacco) — conditional: drops off entirely if ANK does not stock tobacco/nicotine at GO. Decision open.

Open Verification Items [CHECK]

The honest list · Gate Map Part 5

Exact FTL permit fee % + Certificate of Use fee — at application; FTL fee schedule.

FDACS Part 1 exact annual fee for this category — at application.

Fire-Marshal operational walkthrough required for Group B <50, no suppression? — ask during permit intake.

BTR / Certificate of Use parallel with open building permit? — FTL Business Tax Office, 954-828-8000 (typical: yes, issuance conditioned).

Tobacco stocking decision — will ANK stock tobacco/nicotine at GO? If not, ABT-6028 drops off entirely.

Property Identity

Address

2751 E Oakland Park Blvd, Fort Lauderdale, FL 33306

Lease §1.1(b)

Folio

4942-24-03-0050

BCPA

Year Built

1965 · CO #5388 (10/19/1965)

Microfilm p0022/p0024 · BCPA lists 1966

Suite SF

~873

Lease

Building SF

4,849

BCPA

Construction

CBS · 8″ CMU · RC foundation · Type II

Microfilm p0024 · 1965 SFBC Group G, Fire Zone 2

Zoning

BCPA

Flood Zone

FEMA NFHL

Assessed Value

$851,560

BCPA 2026

Lease & Landlord

Term

5 years from Feb 1, 2026

Rent Commencement

Apr 1, 2026

CAM

18%

Landlord Entity

2747 Oakland LLC

Landlord Contact

Kenneth Fisher

Property Mgr

Patti Franco

Lockbox

Rear gate · code 2751

Insurance Bound

WC + GL + Property bound · COI to Patti Franco · D2 DONE 4/27

Insurance memo 5/18/2026

Source Documents

Project records · click to open / download

🗂 BUILDING FACTS BRIEF v5.2 — MASTER CONTROL DATABASE

2751-jim-brief.pages.dev · Rev. June 4, 2026

Sections A–G: building facts (microfilm-sourced) · permitted scope · caster bar · pergola · design items · 1965 microfilm refs · 40 renderings · sent to Jim Diehl PE

📄 JIM DIEHL P.E. · INTERIOR BUILDOUT PROPOSAL

May 18, 2026 · stamped engineering scope

Engaged 5/18 · $2,250 Zelle deposit paid · IDB Contractor of Record

📄 WES · GREAT FINISHES INC. · INVOICE #3141

Concrete floor grind / stain / seal

Floor work window May 2026 · invoice on file

📄 WES · GREAT FINISHES INC. · RECEIPT

Payment confirmation

Deposit / pre-work payment record

Building Use History

1965

Built — Sepper Development Co. / Sepper Construction · Architect Richard A. Baker · CO #5388 issued Oct 19, 1965 · originally filed under 2749 E Oak Pk Blvd (bay renumbered 2751) · 2751 + 2747 built as one structure, single construction event

Source: Microfilm p0020–p0025 · permits FL-65-4067 (bldg) + FL-65-4068 (roof)

1982

Chisholm Realty tenant build-out — current interior partition layout dates to this build-out, NOT original 1965 fabric

Source: Permit #82-7116 · Robert Brewster Construction · Jim Brief B

≤ 2000

Gym — confirmed by mirror walls + ballet barres still in place + permit notation

Source: PM-00090327 HVAC permit notation "(GYM)" · on-site photos

1996–~2020

Realty Executives offices — 1,000 SF, 114-Offices class

Source: FS-23093230 Fire Safety Account · Inactive after 9/2020 violation

~2020–2026

Vacant ~5+ years

Source: FS-23093230 inactive status + lease commencement Feb 2026

2026 →

Awa Na Kava kava bar (Phase 1)

Source: Executed lease 2/1/2026

Frank Adam Main Panel — Circuit Map

125A 1-phase 3-wire 120/240V · UL Listed Class N1 Issue 4808 · 16 of 20 slots used · 4 spare

Slot	Breaker	Circuit Description
1	20A	Bathroom Power
2	20A	Lighting
3	20A	Single Receptacle West Wall
4	20A	Track Lighting
5	20A	Receptacles N Wall + Fans
6	20A	Receptacles W Wall
7	20A	Receptacle East Wall (middle)
8	20A	East Receptacle (south end)
9	— SPARE —
10	— SPARE —
11	20A	West Receptacle (southernmost)
12	20A	Outside Lights
13	15A	Receptacle on NE Wall (only 15A in panel)
14	20A	West Receptacle (NW)
15	20A	label faded — unverified
16	20A	East Wall Receptacle (middle)
17	20A	Receptacle East Wall (south)
18	20A	East Receptacle (north end)
19	— SPARE —
20	— SPARE —

Panel installed by Albert N. Siefert (EC0002423) per PM-08120788, December 2008.

Existing Mechanical / Electrical Infrastructure

Main Panel

Frank Adam 125A · 16/20 used

Photos + PM-08120788

HVAC

3-ton rooftop · 2000 install · nameplate model # to Jim this weekend

PM-00090327 · feeds mechanical sheet

Water Heater

Existing original · attic above bathrooms · no change · model # to Jim

Jim Brief B · feeds plumbing sheet

1965 Original Service

400A dual-meter EMT · since downsized

Microfilm p0024

Bathroom Exhaust

Existing ceiling fan · functional

Photos · existing

Drop Ceiling

2x4 acoustic · disturbed (per directive)

Photos · Nick directive 4/27

Mirror Walls

Both E + W · owner-side demo · no permit trigger

Photos · gym era · MIRROR risk

Customer Restroom

Retained as-is · WC + wall-mount corner sink (vanity swapped) + fan + GFI · adds: 2 ADA grab bars + FRP

Jim Brief B/C.3 · shown as existing

Employee Restroom

Existing utility/mop sink (swapped at same connection) + WC · FRP · FDACS posture pending C.4

Jim Brief B/C.4 · lock Monday

Handwash Sink

Owned · lands in kitchen feeds (stamped set)

Nick · Jim Brief C.2

3-Comp Sink

Owned · lands in kitchen feeds (stamped set)

Nick · Jim Brief C.2

Floor

Carpet REMOVED · concrete subfloor

Photos · concrete exposed

Storage Room (abandoned bath)

Plumbing access · cast iron drain + copper supply + cleanout documented

Site recon 4/27 · soil stack confirmed at 3 points

Permit History (LauderBuild)

Date	Permit #	Type	Description	Status
2011-09-07	PM-11090400	Re-Roof	Reroof flat 3,743 SF · Manning/All American Roofing CCC045912 · $26,000	Complete
2010-04-01	PM-10040010	Building Recert	Forty Year Recertification	Complete
2008-12-12	PM-08120788	Electrical	Replace 125A Main Disconnect · Albert Siefert EC0002423	Complete
2000-09-07	PM-00090327	HVAC	Replace 3-ton unit, raise on stand (Gym) · Worrell/State Energy CAC056704	Complete
2000-08-18	PM-00081518	Re-Roof	Reroof 9 SQ flat roof · Manning/All American Roofing CCC045912	Complete
1996-11-25	FS-23093230	Fire Safety	Realty Executives · 1,000 SF · ABC 9/20 ext · NO sprinklers/smoke/standpipe	Inactive
1982	#82-7116	Interior Build-Out	Chisholm Realty tenant build-out · Robert Brewster Construction · current partition layout	Complete
1965-07-28	#9484	A/C	One 3-ton rooftop electric A/C · Air Conditioning Associates (Wilton Manors)	Complete
1965-06-22	FL-65-4068	Roof	Original BU roof on 2.5″ Porex deck · Sepper Construction	Complete
1965-06-22	FL-65-4067	Building	Original construction · CBS, RC foundation, 1 story · Sepper Dev. / R.A. Baker architect · CO #5388 (10/19/1965)	Complete

Original PDF ↓

Site Observations & Notes

Site recon batch · April 27, 2026 · existing-conditions facts now consolidated in the Building Facts Brief (Section B) — the master source for the stamped set

Storage Room (Abandoned Bathroom) — Plumbing Access

A second space distinct from the operational restrooms. Shelving was removed to expose existing plumbing. Cast iron drain stack visible vertical center · copper supply line with yellow-handle shutoff valve on left · cleanout access at floor. The 4″ cast-iron soil stack is confirmed at three points (Jim Brief B). Note: the FDACS mop sink is NOT here — it is pre-existing at the employee-restroom fixture connection (Jim Brief C.4); posture locks Monday.

Source: Site recon photo 4/27 · Jim Brief B/C.4

Stored Contents (unit to be clear before build work)

Materials documented inside the unit 4/27: futon, ladders, rolling tool chest, plywood signage letter, hand truck, etc. Drop ceiling intact in this view. Gym-era floor lane markings visible. Exit-marked rear door right.

Source: Site recon photo 4/27

▣ Proposed Build-Out — Design Intent

The target we're building toward. Renders from the Building Facts Brief (design intent — the as-stamped drawings govern). Click any image to enlarge.

STATUS 6/12 — IDB out of the loop by their own instruction (work direct with Jim to minimize cost). Re-engage Rick Doremus / Brian LeTulle with the completed stamped set week of 6/15 for permitting + build quote — feeds the GC-of-record vs owner-builder decision. Detail below reflects the April engagement record.

Innovative Design Build, Inc.

General Contractor

Rick Doremus (President) · 954-592-9179 Brian LeTulle (VP) · 954-444-2902 Jim Diehl, PE (Engineer, route via Rick/Brian) · 954-297-5584

Brief Sent

Pending — 4/27 AM

Phone Confirmed

Pending

Walkthrough

Target: Thu PM/eve

Pricing

Pending

Timeline

Pending

Contract

Not signed

Deposit

Not paid

Drawings Stamped

Pending Jim Diehl

Scope Summary (from Brief v2)

General contractor coordination across plumbing, electrical, framing, finishes
Engineering drawings via Jim Diehl, PE — stamped to scope locked with Dan + Marcos
Permit application submission online via FTL Accela
Build sequencing and inspection coordination across 6 inspections + 6 gates
Phase 2 strategy note: Discuss feasibility of single-round permitting that includes DBPR plan review + indoor hookah service review in parallel with Phase 1, to enable single rollout vs phased rollout when Phase 1 is permit-ready

Linked Path Steps

Steps 9–12: Engineering drawings → permit drafting → permit submission
Steps 18–22: Inspection coordination (mechanical / framing / insulation / drywall screw)
Steps 23, 27: Finishes coordination + Final building inspection
Step 26: BADAACCESS inspection (separate, ADA verification)

Scope Summary (from Brief v2)

Linked Path Steps

Scope Summary (from Brief v2)

Scope Summary (from Brief v2 + Site Recon)