ZEV COHEN & ASSOCIATES. INC. Main Office: Ormond Beach St. Augustine Amelia Island Edgewater 300 Interchiange Blvd., Suite C Ormond Beach, FL 32174 386-677-2482 Fax: 386-677-2505 Website: www.zevcohen.com VIA HAND DELIVERY City of Palm Coast Planning and Land Development Regulation Board c/o Mr. Ray Tyner Planning Manager 160 Cypress Point Parkway, Suite B-106 Palm Coast, FL 32164 RE: Superwash Palm Coast ZC 6500IF To whom this may concern. The Superwash Express proposed for Palm Coast has been meticulously designed to incorporate the efficiency and aesthetics of the other stores that Superwash Express developed, owns and operates. The owners encourage you and your staff to review their existing operations in the cities of Mount Dora and Port Orange. These sites reflect the owners' commitment to ensuring that the carwashes are compatible with the surrounding uses and provide for an aesthetically-pleasing site. ZCA and DJ Designs have coordinated the site and landscaping plans with the architectural appearance of the buildings to ensure that the project complies with Subsection 2.05.05.of the unified Land Development Code (LDC).We beueve that the proposed Special Exception application complies with the following review criteria: A. The proposed development must not be in conflict with or contrary to the public interest; the proposed carwash is a use that is specifically identified as a Special Exception in the COM 2 zoning district so there is an opportimity to allow such a use on the subject property. The property is on a busy arterial road that has considerable commercial and office uses. The proposed carwash is located on a parcel that is effectively screened fi-om residential neighborhoods to the south and west. Overall, the proposed use provides a needed service to the area, and does so in a way thatfiirthersthe public interest. B. The proposed development must be consistent with the Comprehensive Plan and the provisions of this LDC; ZCA reviewed the goals, objectives and pohcies of the Future Land Use Element and the requirements of the LDC and concluded that the proposed carwash is consistent with those docimients. C I V L E N G I N E E R I N G T R A N S P O R T A T I O N E N V I R O N M E N T A L LAMOSCAPE A R C H I T E C T U n E. P L A N M I N «3
Page 2 of 5 C. The proposed development must not impose a significant financial liability or hardship for the City; there are not any significant financial liabilities or hardships associated with this development proposal. The applicant is aware that all improvements necessary for the carwash are their responsibility and the City is not liable for any costs associated with the development. The applicant imderstands that they are responsible for their proportionate fair share of costs for improvements so that there are no increases to the City's liabilities. The land is vacant and development of a successful business will improve the overall taxable value. D. The proposed development must not create an unreasonable hazard, or nuisance, or constitute a threat to the general health, welfare, or safety of the City's inhabitants; the proposed development shall comply with all applicable standards regarding concurrency, site design and building codes. The applicant will ensure that the appearance and overall site maintenance will ensure protection of the general health, welfare and safety of the City's inhabitants. E. The proposed development must comply with all other applicable local, state, and federal laws, statutes, ordinances, regulations, or codes. It is understood that the development of the site and building shall comply with all applicable standards from other regulatory agencies within the City of Palm Coast. In addition to the standards from Subsection 2.05.05 listed above, the proposed carwash must comply with the following criteria from Subsection 2.07.03 in order for the Plaiming and Land Development Review Board (PLDRB) to approve the application: A. Is consistent with the specific requirements for that particular use as set forth in this LDC; There are not specific conditions or criteria for carwashes in the LDC. The subject property is within the Palm Coast Parkway Overlay District and meets or exceeds those standards. B. Meets the concurrency requirements of this LDC; the carwash has limited impacts on the City's infi-astructure and complies with the concurrency requirements. The following summarizes the impacts that the proposed carwash will have on the City's infi-astructure: 1. Transportation: According to the Institute of Transportation Engineers, Trip Generation Manual, 9* edition, a carwash will generate 98 PM Peak Hour Trips, but 60% are "pass-by" trips so the amount of new trips is actually 40 PM Peak Hour Trips. Attached is a preliminary traffic assessment based on 2013 traffic counts published by the City. The roads immediately adjacent to the carwash site maintain the current level service with the assigimient of the trips resulting from the project. The applicant is aware that there may be roadway improvements identified in the detailed traffic impact that will be their responsibility. 2. Potable Water: The proposed carwash will be utilizing potable water from the City of Palm Coast for a majority, if not all of its washing needs. The carwash will be equipped with a water reclamation system and gray-water reuse system so that there is minimal demand for potable water. Attached is a projection on water consumption for the month. It is anticipated that the proposed carwash will require approximately 34,710 gallons per month.
Page 3 of5 3. Sanitary Sewer: The on-site reclamation and gray-water reuse system will minimize discharge into the City's sanitary sewer system. The attached spreadsheet shows that the projected amoiont of discharge to the sanitary sewer will be approximately 22,710 gallons per month. 4. Parks and Recreation: Not appucable since there are not any residential units or potential users of recreational facilities associated with this development. 5. Schools: Not applicable since there are not any residential units or potential users of public schools or related facilities associated with this development. 6. Stormwater: The conceptual plan reflects that there is sufficient area to ensure comphance with the minimimi standards established by the City of Palm Coast, as well as other reviewing agencies (e.g. SJRWMD). C. Is compatible with the surrounding neighborhoods and promotes the value of surrounding land, structures, or buildings. Compatibility shall be reviewed in light of the following components: 1. Architectural design; the proposed carwash facility has been designed to be consistent with the existing residential and non-residential uses in the immediate area. Attached are elevations of the building showing the dimensions, materials and colors the design incorporates. 2. Fencing and screening, landscaping; the property is located within the Palm Coast Parkway Overlay District overlay which includes a requirement for a landscape buffer (35-feet) along the south side of Cypress Point Parkway. The regulations include a requirement that live oaks are used as the required street trees. Attached are two site elevation renderings that show how the site will view from Cypress Pointe Parkway and the access drive to Elizabeth Ann Seton Church and School. These reflect the conceptual landscaping in order to show how the site may look after the carwash facility is constructed. The applicant is aware of the concerns with potential views into the work areas of the proposed carwash and has enhanced the buffers along Cypress Point Parkway and the access drive to St. Elizabeth Ann Seton Church. The landscaping has been expanded and enhanced to effectively screen the work areas of the carwash fi-om Cypress Point Parkway and the western access drive to St. Elizabeth Ann Seton Church. The combination of the building architecture and landscaping wall creates an effective and attractive site that is compatible with the surrounding uses.
Page 4 of 5 Noise reduction, sign, and light control; the location of the mechanical equipment within the building will virtually eliminate the noise from that source. The operation of the carwash and detail areas have been located to ensure that the site is screened so the minimize any noise from the site so there are not any impacts on adjoining property owners, or the general public. The signage is consistent with the architecture of the building and complies with the locational and size requirements of the City of Palm Coast. It is important to note that directional signs also integrate the architectural treatment of the primary buildings to ensure a cohesive and coordinated appearance. The lighting has been designed to ensure the proper type of fixture is in the optimal location to provide sufficient light, without overspill onto the public right-of-way or adjacent private property. There are not any exposed fixtures shining directly onto the adjacent lands due to location of landscaping, screening walls and/or the buildings. Storm drainage, sanitation collection; the conceptual site plan reflects that there is sufficient area to adequately handle the stormwater treatment and storage on the site. Police and fire protection; the development of the site for a carwash will not require additional police or fire protection. The site has been designed to ensure full access to any emergency vehicles responding to the property. The applicant has identified the hours of operation as Monday through Saturday, 8:00 AM to 6:00 PM and Sunday, 8:00 AM to 4:00 PM. The hours of operation and the past history of the other Superwash carwash facilities further ensure that there is not a need to increase police or fire protection services. On and off-site traffic control; access to the site will be at an existing median opening at the intersection of on Cypress Point Parkway and Pine Cone Drive. The PM peak-hour traffic generated by the proposed carwash is projected to be a total of 98 trips, but 60% of these are considered "pass-by" so that actual amoimt of new trips generated by the use is 40 trips in the PM peaks hour. Off-street parking and loading; and the City of Pakn Coast does not have a specific parking standard for a carwash listed in the Land Development Code (LDC). The standard of 1 space for every 300 gross floor area of building would yield a parking demand of 28 parking spaces. The applicants are aware that the actual parking demand on the site pertains to the number of employees and peak demand for the self-vacuum stalls. A total of 34 spaces are shown on the conceptual site plan. This will ensure that there is adequate parking on the site for the employees and customers. Loading is not an issue since the carwash operation does not large delivery of goods. The supplies used by the carwash are delivered by standard box vans or similar vehicles. Large semi-trucks will not be used for deliveries.
Page 5 of 5 8. Other matters relevant to assuring that the proposed development site fosters desirable conditions and compatibility with the existing environment. The proposed carwash reflects a concentrated effort to provide a needed service to the residents of Pakn Coast in an efficient and attractive manner. The applicant has taken every effort to ensure that the orientation of the buildings, the architecture of the buildings and the design of landscaping combine to minimize visual and noise impacts fi-om the site. The goal is ensure that this facility is consistent and compatible with the surrounding developments and to establish a level of quality to be used for future development along this corridor. Overall, the use is needed in the area and provides a needed service in an attractive, efficient manner that is consistent with the requirements of the City of Pahn Coast Land Development Code. We believe that the proposed Superwash Express Carwash will provide the City with a valuable service in a manner consistent with the architectural and aesthetic requirements established by the City. Should you have any questions or require any additional information, please contact our office. Sincerely, ZEV COHEN & ASSOCIATES, INC. Clay Ervin Senior Planner/Project Manager 65001008 ECE/q) cc: FILE