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Cutler Bay hears Elcar Wash plan seeking building‑frontage variances for mixed‑use site
Summary
At a June 10 zoning workshop, developers proposed redeveloping a 0.98‑acre site on South Dixie Highway into an Elcar Wash with about 4,400 sq. ft. of office space and requested two building‑frontage variances, arguing the design improves circulation, landscaping and traffic flow; one council member strongly objected.
Cutler Bay officials on June 10 heard a presentation on a proposed Elcar Wash redevelopment that would replace an abandoned paint store at 1987 South Dixie Highway with a mixed‑use site including a tunnel car wash and roughly 4,400 square feet of office space.
Planning and zoning director Julian Perez introduced the project and said the applicant is seeking site‑plan approval, a conditional use for the car wash and two variances that would allow zero percent building frontage where the code requires 100% (primary streets) and 75% (secondary streets).
Tracy Slavvens, counsel for Elcar Wash, told the council the .98‑acre site is being repositioned so the building sits more centrally to improve circulation and separate parking and entrances for the differing uses. "By situating the building more in the center of the site away from the property lines, we're able to enhance the circulation and parking," Slavvens said. She said the layout creates space for additional landscaping that will buffer sound and visual impacts for nearby residents.
Slavvens described the office component as an incubator for local startups or community groups. She said cars will enter from South Dixie Highway, stack about 24 vehicles in the queue and that traffic studies indicate the design should avoid queuing into the roadway. She also said the office area will provide six parking spaces (one more than code requires for that portion of the building) and that vacuum stalls serving the car‑wash area can also serve short‑term parking needs.
The presentation included environmental and noise‑mitigation points: Slavvens said Elcar Wash uses water‑reuse systems and modern equipment designed to minimize noise from blowers and dryers. Council members sought clarifications during Q&A: Councilmember Ramirez asked if vacuum/parking stalls count toward the building's parking requirement; staff and the applicant said the building meets code parking and no parking variance is requested. Councilmember Lord asked about other Elcar Wash examples with office space and suggested branding the office as a business or community center to help attract users.
Councilmember Duncan praised the design and landscaping, calling it an improvement for the US‑1 corridor and supportive of economic development. By contrast, one council speaker (not clearly named in the transcript) said the project is "a stretch" to call mixed‑use, argued it does not meet the town's original vision for the corridor and opposed granting variances.
The applicants and staff noted that the project was advertised in the Miami Herald on May 31, 2026, and the property posted May 29, 2026. The entitlement requests — variances, conditional use and site plan — will return to the council as formal approvals are sought.
