Project Tracker
2751 E Oakland Park Blvd
—
PM
Critical Path Position
— —
0% 0/34 steps
Next Blocker
—
Critical Issues 0 open
Cost Burn
$0
of $25,000 target
$25,000
remaining
0% Hard cap: $35,000
Next Three Actions
1
Send briefs to Dan, Marcos, IDB tomorrow morning (Tue 4/27 8:00–8:10 AM).
2
Phone calls 9:00–9:30 AM to confirm receipt and request earliest walkthrough availability.
3
Request Thursday AM joint meeting with Dan + Marcos before Thursday afternoon/evening meeting with IDB — so subcontractor inspection findings inform initial engineer drawings, formally request ADA Exemption, and confirm total required scope, project cost, and initial timeline ASAP.
Recent Discussion VIEW ALL →
Critical Path
Briefs in hand → legal Grand Opening · 34 steps · 6 gates · 6 inspections
Critical Checkpoints All Phases
Items that gate the permit / opening
ADA Exemption — critically urgent. Two defenses ready: disproportionate cost (20% rule) + technical infeasibility (22 SF cannot fit 60" turning radius). File with permit application.
Source: BEACON_MASTER_2751OPB · FBC 2023 · NFPA 101
BSIP 50-Year Recertification — status UNKNOWN. Building is 1966 (60 years). 40-year recert was completed 2010 (PM-10040010). 50-year would be due 2026. Catastrophic if overdue. Call FTL Building Services to verify.
Source: BCPA · LauderBuild PM-10040010 · BEACON Run 3
Kratom 7-OH compliance audit — Florida emergency rules 2ER25-3 + 5KER26-1 (March 2026, EFFECTIVE NOW). Pull COAs from HNR Distribution for ALL current kratom retail SKUs. Confirm every product <400 ppm 7-OH+isomers (dry weight). Confirm every label lists 7-OH ppm on dry weight basis. Stop-sale risk if non-compliant. Phase 1 — applies today.
Source: 2ER25-3 (FL AG emergency rule) · 5KER26-1 (FDACS emergency rule, Mar 2026)
FBC Occupancy Group B — preliminary. 38–45 occupants at 15 SF/person. Under 50 threshold = no sprinklers, no alarm, single exit acceptable.
Source: FBC 2023 §303.1 · NFPA 101 calculation
Energy Code C503 — required. Change of occupancy. Calculation owed by Jim Diehl as part of stamped drawings.
Source: FBC Energy Code C503
Scope of Work — Phase 1 Build
Per-trade scope summary. Subs assigned where formalized; informal labor scoped only.
DEMO
Abandoned bathroom partition demolition
Matt/Freddie scope · informal labor
DEMO
Mirror-wall removal (CI-05) — both E + W walls, gym-era infrastructure
Matt/Freddie scope · specialty handling required
FRAME
Frame closures for shared-wall openings + new partitions per Jim Diehl drawings
Matt/Freddie scope · informal labor
DRY
Drywall hang + tape/mud + screw inspection prep
Matt/Freddie scope · informal labor
PLUMB
Plumbing rough-in — handwash + 3-comp + mop sink (existing bathroom turn-key, no rough needed)
Dan Berg · Oakland Park Plumbing
ELEC
Electrical rough-in — kitchen circuits + lighting · CI-03 + CI-04 evaluations
Marcos Coelho · S&R Electric
FLOOR
Acid stain concrete — carpet already removed, subfloor exposed
Wes · Great Finishes (E-01)
FINISH
Paint, signage, trim
Kenny + Anthony · finishes labor
CEILING
Drop ceiling — disturbed state by design until past inspections, then close walls/ceilings
Per Nick directive · 4/27
Permit Dependencies
Three permits, parallel tracks
FTL Building Permit — drives critical path. Submitted online via Accela. Revision rounds typical 7–14 days each.
Source: FTL DSD · LauderBuild Accela portal
FDACS Food Permit (Part 1 — beverage service) — parallel track. Submit ~14 days before opening. Settlement B58902 PAID IN FULL.
Source: Nick confirmed 4/26 · FDACS settlement records
Tobacco Retail (ABT-6028) — parallel, $50, 2–4 week processing. Does not delay anything.
Source: DBPR ABT · Session 4/26
FDACS Part 1 Standards (beverage service)
ANK = Part 1 (brewed kava + tea + coffee = beverage service), NOT Part 2 (prepackaged only)
Smooth nonabsorbent floors → acid stain concrete via Wes (Great Finishes). Coved at wall/floor junctures in mop areas (FDACS Part 1 §5).
Source: FDACS Min Construction Standards Part 1 §5 · E-01
Handwash sink — owned, needs rough-in. Hot+cold water through mixing valve (FDACS Part 1 §7-8).
Source: FDACS Part 1 §7-8
3-compartment sink — owned, needs rough-in. Indirect plumbed via air gap or air break (FDACS Part 1 §9).
Source: FDACS Part 1 §9
Mop sink — required (FDACS Part 1 §10). Hot water not required.
Source: FDACS Part 1 §10
Adequate ventilation — no cooking equipment, no specialized exhaust required. Existing 3-ton HVAC (PM-00090327) confirms baseline.
Source: FDACS Part 1 §13 · PM-00090327
Toilet room separation — existing bathroom is enclosed and self-closing. Cannot open directly into food prep (FDACS Part 1 §4). Verify door swing in proposed plan.
Source: FDACS Part 1 §4 · proposed floorplan
Property Identity
Address
2751 E Oakland Park Blvd, Fort Lauderdale, FL 33306
Lease §1.1(b)
Folio
4942-24-03-0050
BCPA
Year Built
1966
BCPA
Suite SF
~873
Lease
Building SF
4,849
BCPA
Construction
CMU / Reinf. Concrete
BCPA
Zoning
CB
BCPA
Flood Zone
AE
FEMA NFHL
Assessed Value
$851,560
BCPA 2026
Existing Floorplan
Existing — Full Layout
Full Layout (with measurements)PDF ↓
Existing — Overview
Overview (clean)PDF ↓
Existing — Front Doors Detail
Front Doors DetailPDF ↓
Existing — Bathroom + Office
Bathroom + Rear OfficePDF ↓
Existing — Bathroom Detail
Bathroom DetailPDF ↓
Proposed Floorplan
Proposed — Full Layout
Full Layout (with measurements)PDF ↓
Proposed — Overview
Overview (clean)PDF ↓
Proposed — Kitchen / Service
Kitchen / Service AreaPDF ↓
Proposed — Kitchen Detail
Kitchen Detail (sinks)PDF ↓
Existing Conditions Photo Gallery
Site reconnaissance · April 27, 2026 · click any photo to enlarge
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
SlotBreakerCircuit Description
120ABathroom Power
220ALighting
320ASingle Receptacle West Wall
420ATrack Lighting
520AReceptacles N Wall + Fans
620AReceptacles W Wall
720AReceptacle East Wall (middle)
820AEast Receptacle (south end)
9— SPARE —
10— SPARE —
1120AWest Receptacle (southernmost)
1220AOutside Lights
1315AReceptacle on NE Wall (only 15A in panel)
1420AWest Receptacle (NW)
1520Alabel faded — unverified
1620AEast Wall Receptacle (middle)
1720AReceptacle East Wall (south)
1820AEast Receptacle (north end)
19— SPARE —
20— SPARE —
Panel installed by Albert N. Siefert (EC0002423) per PM-08120788, December 2008.
Building Use History
≤ 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
Existing Mechanical / Electrical Infrastructure
Main Panel
Frank Adam 125A · 16/20 used
Photos + PM-08120788
Second Panel
Utility room · capacity TBD
Photos · CI-03 pending
FPL Device
Type-31 Load Mgmt
Photos
Mechanical Timer
Intermatic-style · function TBD
Photos
HVAC
3-ton · 2000 install (26 yr) ⚠
PM-00090327
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 · DEMO scope (CI-05)
Photos · gym era
Existing Bathroom
Turn-key · toilet + vanity + fan + GFI
Photos
Handwash Sink
Owned · needs rough-in
Nick
3-Comp Sink
Owned · needs rough-in
Nick
Floor
Carpet REMOVED · concrete subfloor
Photos · concrete exposed
Permit History (LauderBuild)
DatePermit #TypeDescriptionStatus
2011-09-07PM-11090400Re-RoofReroof flat 3,743 SF · Manning/All American Roofing CCC045912 · $26,000Complete
2010-04-01PM-10040010Building RecertForty Year RecertificationComplete
2008-12-12PM-08120788ElectricalReplace 125A Main Disconnect · Albert Siefert EC0002423Complete
2000-09-07PM-00090327HVACReplace 3-ton unit, raise on stand (Gym) · Worrell/State Energy CAC056704Complete
2000-08-18PM-00081518Re-RoofReroof 9 SQ flat roof · Manning/All American Roofing CCC045912Complete
1996-11-25FS-23093230Fire SafetyRealty Executives · 1,000 SF · ABC 9/20 ext · NO sprinklers/smoke/standpipeInactive
Original PDF ↓
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
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)
Dan Berg
Plumbing — Oakland Park Plumbing
754-246-1636
Brief Sent
Pending — 4/27 AM
Phone Confirmed
Pending
Walkthrough
Target: Thu AM joint w/ Marcos
CI-01 Test
Soil stack water test
Pricing
Pending
Timeline
Pending

Scope Summary (from Brief v2)

  • CI-01: Soil stack water test (verify drainage with garden hose adapter)
  • Hand wash sink rough-in (existing fixture, owned by Nick)
  • 3-compartment sink rough-in (existing fixture, owned by Nick)
  • Mop sink (FDACS Part 1 §10 required — hot water optional)
  • Existing bathroom (turn-key) — verify lavatory drain has air gap, backflow preventer adequate
  • Use abandoned bathroom plumbing infrastructure where possible (existing drain + supply lines in attic)
Marcos Coelho
Electrical — S&R Electric
954-935-0901
Brief Sent
Pending — 4/27 AM
Phone Confirmed
Pending
Walkthrough
Target: Thu AM joint w/ Dan
CI-03 Assessment
2nd panel utility room: capacity, source, function
CI-04 Capacity
125A capacity (4 spare slots — tight)
Pricing
Pending
Timeline
Pending

Scope Summary (from Brief v2 + Site Recon)

  • CI-03: Second panel in utility room — verify (a) source feed, (b) amperage capacity, (c) function, (d) active vs. abandoned
  • CI-04: Main panel 4 spare slots tight — kitchen build needs ~5 dedicated. Choose: consolidate, sub-panel, or service upgrade
  • FPL Type-31 Load Management Device — confirm doesn't constrain HVAC operation
  • Mechanical timer — identify what it controls (outdoor signage / lighting / HVAC), keep or remove
  • Existing Frank Adam panel (PM-08120788, Albert Siefert EC0002423, Dec 2008) — most recent licensed electrician of record on main service
  • Power requirements for build-out (Phase 1 menu: beverages + retail)
  • Lighting plan — keep existing track lighting (circuit 4) or replace? Exterior signage circuit (12)?
Open Risks & Issues
Live tracking · resolves auto-cascade to Dashboard
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