Commission Meeting Agenda Item
Consideration of Approval of the Major Site Plan for Big Dan’s Carwash — MJSP 10/20-001 — A Proposal to Redevelop a Defunct Gas Station into a Car Wash Facility Featuring a 4,240-Square-Foot Building, 22 Vacuum Cleaning Spaces, Eight Bug Prep Spaces, Dumpster Enclosure, and Underground Stormwater; Located on a 1.23-Acre Parcel at 135 North Highway 27/441; Identified by Alternate Key Number 2933224
Staff Recommended Motion
Staff recommends approval of the Major Site Plan for Big Dan’s Carwash, referenced as MJSP 10/20-001 with the following waivers:
- Chapter 10, Section 10-3).b.)B).2).a). — Landscaping Buffer Class “B” – Reduction in plant material along the north and west elevations.
- Chapter 10, Section 10-3).g). — Landscape area in the width of four feet shall be provided around the base of all buildings.
- Chapter 20). Section 20-3C).9).F). No more than three (3) different colors or color shades (one primary/body color, and no more than two (2) accent/trim colors) should typically be used on a single building.
On Thursday, October 22, 2020, the Town of Lady Lake received a New Major Site Plan for Big Dan’s Car Wash proposing a 4,240-square-foot car wash building, 22 vacuum cleaning spaces, and eight bug prep spaces. The scope of the project includes a full redevelopment with underground stormwater, dumpster enclosure, and landscaping plans. As per the Lake County Property Appraiser’s record, the defunct gas station building is a 624-square-foot structure constructed back in 1960, and the subject lot was platted in or about 1925.
In review of the Land Development Regulations, it was found that due to the site being vacant for longer than six months, all new regulations are applicable for the scope of the redevelopment. The applicant stated that the direct highway frontage and narrow width of the lot are special and unique conditions peculiar to this site as the site itself cannot be reconfigured. Additionally, the overhead power lines would make it difficult for canopy trees to grow and develop at their full potential.
In accordance with Chapter 10-Landscape and Tree Protection, the site is required to provide approximately 196.8 tree caliper inches based on the 1.23-acre site development area (160”x 1.23).
The applicant is providing approximately 265 tree caliper inches, including 116 tree caliper inches in canopy trees proposed to be planted and 95 tree caliper inches in proposed understory trees to be planted and approximately 54 tree caliper inches in palms. The following number of trees are being provided:
- 4 Sweetgum trees at four tree caliper inches each minimum
- 4 Sycamore trees at four tree caliper inches each minimum
- 5 Live Oak trees at four tree caliper inches each minimum
- 3 American Elm trees at four tree caliper inches each minimum
- 13 Winged Elm trees at four tree caliper inches each minimum
- 13 Red Cedar trees at 2.5 tree caliper inches each minimum
- 13 Yaupon Holly trees at 2.5 tree caliper inches each minimum
- 12 Wax Myrtle trees at an average of 2.5 tree caliper inches each minimum
- 9 Sabal Palm trees at min 8 feet high in 24”x24” Planter container at an average of 6 tree caliper inches each minimum
- Walter Viburnum shrubs at a minimum of 36” with three feet over center
It was found that the applicant has designed location and planting of landscaping in accordance to the Town’s landscaping code as it refers to spacing, native vegetation, water use requirements, while taking into consideration site visibility and overcrowding of plant material.
In accordance with Chapter 10, Section 10-3).b).B).2).a), the Landscaping Buffer Class “B” width requirement along the north elevation is twenty feet in width.
LANDSCAPING WAIVERS PROPOSED:
North: Landscaping Buffer Class “B”
Required: 20-foot buffer with six canopy trees, five understory trees, and hedge
Provided: 20-foot buffer with two canopy trees, six understory trees, and hedge
Waiver: Plant material reduction
In accordance with Chapter 10, Section 10-3).b).B).2)., the Landscaping Buffer Class “B” width requirement along the west is twenty feet in width.
West: Landscaping Buffer Class “B”
Required: 20-foot buffer with 11 canopy trees, eight understory trees and hedge
Provided: 20-foot buffer with five canopy trees, 14 understory trees and hedge
Waiver: Plant material reduction
Palm planters will be provided by the front of the building in lieu of installing the foundation plantings.
Town staff is in favor of approval because the request is compatible with approved land uses in the vicinity to the east, south and west of the subject parcels. Also, the site will provide sufficient landscaping buffers and screenings as required by the Town’s Land Development Regulations and Open Space FLU Policies as well as on-site storm water retention for future drainage needs. The proposal is consistent in how the Town would like to see infill development take place to promote economic development within the downtown area.
The applicant’s engineer, Ravi Alur, has submitted and received a permit from the Florida Department of Environmental Protection via Self-Certification for a Stormwater Management System in uplands serving less than 10 acres of project area and less than two acres of impervious surfaces, dated October 19, 2020. Stormwater collection will be onsite through the utilization of an underground collection system.
An automated car wash (ITE Code 948) typically generates 14.2 trips per day per every 1,000 square feet of area. The project is anticipated to generate 60 new PM peak-hour trips; 30 entering and 30 exiting. It was determined upon review by the East Central Florida Regional Planning Council that the project meets the intent of the de minimis criteria in the Lake-Sumter Traffic Impact Analysis Methodology and Guidelines.
The site plan was reviewed to determine if it is in compliance with the Land Development Regulations (LDRs) including drainage, grading and erosion control. The application was determined to be in compliance with the Land Development Regulations (LDRs) and the Comprehensive Plan; with the exception of for the requested waivers and granted variance.
The civil engineering and landscaping site plans, consisting of 14 sheets, have been submitted on 24" x 36"sheets and certified by Ravi Alur Professional Engineer with Aspire Engineering, drawn on October 19, 2020 with final revisions dated March 8, 2020. Sight Lighting and Photometric Plan consisting of one sheet are drawn by S. Pennington, dated October 15, 2020. Architectural Elevation Plans consisting of two sheets are drawn by Todd Michael Sofarelli, Jr., Registered Architect dated August 10, 2020.
Town staff, Neel-Schaffer Engineering, and the Fire Inspector completed reviews. The following items are included in the packet:
Review #2 for the general site development completed by Neel-Schaffer Engineering, dated March 22, 2021 (Satisfied).
Review by Fire Inspector Kerry Barnett dated March 11, 2021 (Satisfied).
Review by Public Works Utility Supervisor Butch Goodman dated March 24, 2021 (Satisfied).
On Monday, January 4, 2021, the applicant was granted a Driveway Distance Separation Variance by the Town Commission with a 5 to 0 vote.
At the February 10, 2021 meeting, the Parks, Recreation and Tree Advisory Committee voted 4 to 0 to forward the site plan for Big Dan’s Car Wash to the Town Commission with the recommendation of approval of the landscaping waivers.
To be determined.
Source of Funding