TO: Mayor and Commissioners
FROM: Anthea Gianniotes, Development Services Director
THROUGH: Terrence Moore, ICMA-CM
DATE: September 22, 2026
Title
RESOLUTION NO. 136-26: A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF DELRAY BEACH, FLORIDA, APPROVING A LEVEL 4 SITE PLAN, LANDSCAPE PLAN, AND ARCHITECTURAL ELEVATIONS, AND A CONDITIONAL USE FOR A CAR WASH AT 2210 NORTH FEDERAL HIGHWAY, AS MORE PARTICULARLY DESCRIBED HEREIN; APPROVING A WAIVER REQUEST TO SECTION 4.6.9(D)(6)(D) OF THE LAND DEVELOPMENT REGULATIONS TO ALLOW ONE-WAY TRAFFIC FLOW ADJACENT TO PERPENDICULAR PARKING SPACES; PROVIDING FOR AN EFFECTIVE DATE; AND FOR OTHER PURPOSES. (QUASI-JUDICIAL HEARING)
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Recommended Action:
Recommendation
Review and consider Resolution No. 136-26, approval of a conditional use, a waiver, and a Level 4 Site Plan, Landscape Plan, and Architectural Elevations to develop an automatic car wash including outdoor vacuum stations, known as Lenny's Car Wash, in the General Commercial (GC) District located at 2210 North Federal Highway.
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Background:
The subject property, 0.48 acres (0.49 acres pre-dedication of ROW), is located between Old Dixie Highway and North Federal Highway, north of NE 22nd Lane. An existing self-service car wash, approved in 2005, currently occupies the site. The property is zoned General Commercial (GC) and is within the North Federal Highway Redevelopment Area and North Federal Highway Overlay District.
The application is a Level 4 Site Plan Application (File No. PZ-360-2025) with a Conditional Use (File No. PZ-359-2025) to demolish the existing structure and construct an automatic car wash with outdoor vacuum stations accommodated at each of the 16 on-site parking spaces. The project is comprised of a 3,310 square-foot structure consisting of the car wash tunnel, mechanical equipment, office space, and restrooms; a total of 21 parking spaces, 16 on-site and 5 on-street parallel spaces on NE 22nd Lane; and a queue that enters from Old Dixie Highway and exits on NE 22nd Lane.
The Level 4 Site Plan request includes a Conditional Use, and a waiver for one-way traffic flow. A separate stacking-distance relief request was reviewed and approved by the City Engineer.
Conditional Use:
LDR Section 4.4.9(D)(10): A Conditional Use approval is required for wash facilities for vehicles in the GC district.
Pursuant to LDR Section 2.4.6(A)(5), Findings, In addition to provisions of Chapter 3, the City Commission must make findings that establishing the conditional use will not:
(a) Have a significantly detrimental effect upon the stability of the neighborhood within which it will be located;
(b) Hinder development or redevelopment of nearby properties.
Waiver:
LDR Section 4.6.9(D)(6)(d): To allow a one-way traffic flow adjacent to perpendicular parking spaces.
Pursuant to LDR Section 2.4.11(B)(5), Findings, Prior to granting a waiver, the granting body shall make findings that the granting of the waiver:
(a) Shall not adversely affect the neighboring area;
(b) Shall not significantly diminish the provision of public facilities;
(c) Shall not create an unsafe situation; and
(d) Does not result in the grant of a special privilege in that the same waiver would be granted under similar circumstances on other property for another applicant or owner.
Engineering Review:
LDR Section 4.6.9(D)(4)(b)(i): The required 100-foot minimum stacking distance from the property line was reviewed and approved by the City Engineer to allow 88 feet of stacking in front of the gates prior to the car wash tunnel.
Considerations:
1. Is the proposed operational maneuvering route functional for the site and use?
2. Are the proposed noise mitigations sufficient to reduce potential noise impacts, or is additional mitigation warranted to ensure that the noise levels will remain below the required threshold?
3. Is the proposed use and development intensity compatible with the surrounding land uses, meet the community needs without adversely impacting the adjacent properties, and advance the overall vision, policy and objectives of the City?
On August 17, 2026, the Planning and Zoning Board (PZB) reviewed the request and recommended approval to the City Commission by a vote of 6-0 with the condition to modify the north facade tower similar to the same design shown on the east facade. The Applicant has submitted further models for the noise study to reflect the outdoor vacuums to address Staff's concerns due to the noise study being unclear if the outdoor component was included in the initial analysis.
At the PZB meeting, Board members agreed the relief request for one-way traffic flow was appropriate for the use and operations, and the proposed use and intensity was compatible for the site and neighboring area. The Board members noted that the adjacent residential zoning district is buffered by the FEC Railway and Old Dixie Highway with sufficient landscaping that the proposed generated noise is not anticipated to negatively impact the adjacent residents. The Board members agreed that the north facade could benefit from utilizing similar design elements on the east facade and include in their approval the condition to modify the north facade. The Board members also asked for clarification on the vacuum stations if there will be proposed coverage for that outdoor use, and the Applicant confirmed the Site Plan request does not include a covered structure for the parking spaces, but would consider adding a canopy structure in the future.The board should not count on a possible future improvement at this time.
Please note, the item before the City Commission is final action on the Conditional Use, Waiver, and the proposed Level 4 Site Plan, Landscape Plan, and Architectural Elevations. This item will not appear as an appealable item on a future agenda. Each of these requests requires specific findings; the attached PZB Staff Report provides a full analysis of the project and applicable findings.
City Attorney Review:
Approved as to form and legal sufficiency.
Funding Source/Financial Impact:
N/A
Timing of Request:
Approval of the Level 4 Site Plan with Conditional Use, and Waiver is required prior to site plan certification, and application for building permits.