STAFF REPORT To: Municipal Planning Commission Meeting Date: Applicant: February 16, 2012 Larry Villines for

Classic Ford Lincoln

2&7

Prepared By: Ronald M. Traub, Director Economic & Community Development

Status of Applicant: Chief Financial Officer for Classic Auto Group Requested Action: Purpose: Existing Zoning: Parcel ID Number: Location: Size: Surrounding Land Use and Zoning: Conditional Use Permit (CUP) and Preliminary Site Plan Review To construct a new car dealership B-2, General Business 16-B-040-B-00-018-0 8540 Tyler Boulevard Proposed 67,152 sq. ft. building on a 6.56 acre site. North: Component Repair Technology, Center Tyler Automotive Body & Service; zoned M-1, Light Industrial South: CEI Transmission Lines and CSX Transportation; zoned M-1, Light Industrial East: Tyler/Tylinter; zoned M-1, Light Industrial West: Classic Toyota dealership; zoned B-2, General Business The parcel was rezoned from M-1, Light Manufacturing to B-2, General Business in general election held in November of 2001. 1133 Site Development Plans 1135 Conditional Use Permits 1162 Landscaping, Screening and Buffering Design Guidelines for Commercial and Industrial Corridors Existing 24-30 storm sewer along Tyler Blvd. Existing 8 sanitary sewer along Tyler Blvd Existing 12 water main along Tyler Blvd

Zoning History: Applicable Regulations:

Public Utilities:

Engineering Comments: 1. A Building Permit is required for new buildings. Plans shall be submitted for permit review by the Chief Building Official for conformance with the Ohio Building Code and necessary permits obtained. 2. An automatic fire suppression system is required. 3. Stormwater detention required per City Ordinance. Calculations for drainage and detention required for City review and approval. Drainage Design Standard sheets to be completed and submitted for City review. Drainage Design Standards are available on City website under Stormwater Info. Note: Minimum orifice for stormwater control shall be no smaller than 3 in diameter. 4. Provide emergency overflow for proposed detention facility. Show overflow route path through parking lot. 5. Site subject to NPDES Stormwater Permit requirements. Copy of permit or permit application required
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prior to start of construction. 6. Site subject to City stormwater quality requirements. Site plan shall detail the installation and long term maintenance plan of post-construction best management practices to manage stormwater quality per City requirements. BMP maintenance agreement for stormwater management practices shall be submitted with permit application. Typical agreement form can be found at www.cityofmentor.com/live/storm-waterinfo/storm-water-management. 7. Erosion control plan including schedule for installation to be included in construction plans. (Refer to Chapter 1353 of the Mentor Code of Ordinances) Plans to include City of Mentor standard SWP3 notes available at www.cityofmentor.com/live/storm-water-info/storm-water-management. 8. If present, off-site flows entering site to be evaluated by showing and providing for review of existing topography of adjoining sites and reflecting results within drainage calculations and said flows accommodated in site drainage plan. 9. Final site plan to conform to City standards (available upon request) as part of next submittal. 10. Right of entry/easement from adjacent properties for off site work shall be acquired and a recorded copy provided to the City when submitting for a building permit. 11. All utilities servicing site shall be bored under Tyler Blvd. as necessary. 12. Pavement open cut proposed for storm sewer on Tyler Blvd. will require approval from Mentor City Council. Right-of-way permit and Council approval to be coordinated through City Engineering Department. Indicate size of storm pipe on the plans. 13. Proposed asphalt pavement shall have a 1% minimum grade and concrete pavement shall have a 0.5% minimum grade. 14. All existing utilities and proposed service connections shall be indicated on plan in their entirety. Include gas, electric, phone and cable connections. 15. Provide copies of filed cross easements between adjoining properties to permit traffic movement as proposed and required by permit plan. 16. The applicant pursuant to 1133.05(f) or 1113.02(p) of the Mentor Code of Ordinances is required to provide a trip generation study. Include comparisons of average daily traffic, AM peak hour analysis and PM peak hour analysis. Please contact Allen Pennington, P.E. Civil Engineer-Traffic at (440) 974-5785 with any questions. 17. Handicap parking with van accessibility and curb ramps shall be provided and be designed in accordance with the Ohio Accessibility Guidelines. Handicap signing and mounting heights shall be detailed on the plans. Signs shall be mounted to a 7 height to bottom of sign. Fire Department Comments: 1. A fire hydrant shall be located within 250 of all parts of the building as the hose lays, or as required by the Fire Chief for tactical purposes. 2. Provide sprinkler protection for the building as required by the OBC. 3. The fire department connection shall be a 5" locking Storz with 30 degree angle toward the ground. The height from finished grade to the center of the cap shall be not less than 18" or more than 36".
4.

A fire hydrant shall be located within 75' of the structures fire department connection.

5. Knox Box Entry System required contact Fire Prevention at (440) 974-5768 Police Department Comments: No specific police concerns Analysis: The applicant is requesting a conditional use permit (CUP) and preliminary site plan approval for the construction of a Classic Lincoln Ford auto dealership to be located at 8540 Tyler Boulevard. The site is located to the east of the Classic Toyota dealership on the south side of Tyler Boulevard. The Toyota parcel to the west and the proposed Lincoln Ford dealership

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parcel were rezoned from M-1, Light Manufacturing to B-2, General Business in November of 2001. The development plan submitted to the Planning Commission and City Council included a new car dealership building and auto parts building on the two parcels. The proposed building will be setback 93.5-ft from Tyler Boulevard, 62-ft from the east property line, 106.05-ft from the west property line and 308.54-ft from the rear property line. All of the building set backs meet and/or exceed the minimum set back requirement established for the B-2, General Business district. The applicant has submitted a vehicle parking plan in conformance with Chapter 1161.05 Vehicle Sales of the Mentor Code of Ordinances. The plan provides for 417 parking spaces on the site; 213 spaces for new vehicle display, 85 spaces for used vehicle display, 50 spaces for parts and service parking, 35 spaces for employee parking and 34 spaces for customer sales. The code requires a surface parking ratio of 55 percent new vehicle display and 45 percent used vehicle display; the ratio of new to used vehicles is 71 percent new and 29 percent used. The plan indicates seven (7) vehicles will be located on an outdoor concrete display pad located in front of the showroom. The customer sales parking area is set back 20-ft. from the front property line which exceeds the minimum 10-ft. set back requirement. The six (6) used vehicle display space along the west side property line are set back the minimum 30-ft. set back required for commercial display. A five (5)-ft. wide concrete side walk will be constructed in the rightof-way on Tyler Boulevard. The applicant is required to provide a trip generation study to the City Engineer for review. Site access includes a proposed 24-ft. wide drive apron on Tyler Boulevard on the east side of the building and an existing 28-ft. concrete drive apron at the east side of the Toyota dealership. Semi-delivery vehicles will enter from the shared Toyota access drive and exit via the proposed 24-ft wide drive apron in a counterclockwise direction around the building. The Administration is recommending the width of the proposed 24-ft. wide drive apron be increased to provide better site access to the dealership and to provide a better turning radius for deliver vehicles. The City Engineer is recommending that that applicant provide copies of filed cross easements between adjoining properties to permit traffic movement as proposed and required by permit plan. The site plan indicates two (2) wetland areas on the property. The applicant has provided a copy of the Ohio EPA Isolated Wetlands Permit Application that includes a wetland mitigation purchase agreement contract to mitigate the wetland areas at the Trumbull Creek Wetlands Mitigation Bank. Preliminary provisions for drainage and stormwater detention include a proposed eight (8)-ft deep detention pond at the rear of the property. Storm sewer lines will be extended from the detention pond to a series of bio-retention cells and then outlet to existing 27 to 30 storm sewer line at the north side of Tyler Boulevard. The applicant is advised the pavement open cut proposed for the storm sewer on Tyler Boulevard requires City Council approval coordinated through the City Engineer. The final site plan shall include calculations for drainage and detention for review and approval. Preliminary building elevations include the use of gray, metal panel, brand wall being constructed along the front elevation. The brand wall extends to a height of 32.5 ft. The main showroom entrance will have a tower constructed of gray metal panels to a height of 24.5-ft. The showroom will be constructed of a tinted glass window system. A Ford sign is proposed at the top of the entrance tower and a Lincoln sign with logo will be displayed on black metal panels at the west side of the building. The floor plan of the sales area indicates the show room will be divided in half; Ford products on the west side and Lincoln on the east. The side and rear building elevation of the service portion of the building will be constructed of a 4 x 4 x 16 burnished concrete masonry unit which will match the materials on the front of the building. The applicant provided a color rendering of the building and will provide a sample board at the
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Commission meeting. The floor plan of the showroom includes a reception area with a customer lounge, caf, business center, restrooms and various offices for sales managers, general manager and storage areas. The entrance to the service area is on the east building elevation via three (3) high speed spiral overhead doors. A cashier and several service offices for customer write ups are adjacent to the show room and connected to the caf and lounge. The service area will have 34 service bays including an alignment bays and tire and brake bays. A car wash area is located at the southwest corner of the building connected by a man-door to the service area. The second floor provides for a sales area with offices for sales staff, training room, conference room and two lunch rooms. An auto parts storage area extends from the first to the second story. The City Engineer has commented that an automatic sprinkler system will be required. The preliminary landscape plan provides for planted landscape islands throughout the display lot and customer parking area at the front of the building. Two streets trees are indicated within the front building set back area. The applicant is advised that Chapter 1162 Landscaping requires landscaped plantings within mulched beds along the front building foundation and building entrances planted with a mixture of annuals, perennials groundcovers, ornamental and evergreen shrubs and ornamental trees. Street trees shall be planted forty (40)-ft. on center with irregular spacing along Tyler Boulevard. Shade trees shall be planted within each landscaped island. An underground irrigation system shall be provided for all landscaped areas. A landscape bond in the amount of 100 percent of the cost of the plant material and installation shall be posted prior to the issuance of a building permit. A caged storage area is located at the southeast corner of the building. Any outside storage areas and trash refused bins are required to be screened from off-site views from the property. The final site plan shall provide the location of any ground and/or roof mounted mechanical units that shall also be screened from off-site views. The applicant is advised that a photometric plan is required for outdoor lighting fixtures. The cut off angle or placement of all light fixtures shall be situated so that the level of lighting does not exceed 11 lux at the property line. The maximum mean average lux level for an Automobile Dealership shall not exceed 200 percent of the recommended averages or maximum as published in RP-33 Lighting for Exterior Environments by the IESNA (pages 42-43). All outdoor lighting fixtures must be fully shielded fixtures and the height of light poles can be no taller than the building or 36-ft. whichever is shorter. The final site plan shall include detailed cut sheets on all outdoor light fixtures. CUP Stipulations: 1. The color vehicle parking plan submitted by the applicant (date stamped January 27, 2012) shall be made part of the Conditional Use Permit.
2. 3.

This permit is valid for the Classic Auto Group or 8540 Tyler Blvd. LLC only and is not transferable without the approval of the Planning Commission. This permit shall be null and void if the use for which it is granted does not commence within twelve (12) months of the date for issuance or if said us is abandoned for a period of six (6) months or more following its establishment. This permit may be revoked by the Administrator and/or Planning Commission for violation of any of the above conditions or any of the provisions of the zoning code. Appeals of the Administrators decision to revoke the permit shall be made to the Planning Commission. Such appeals must be filed with the Community Development Department with 10 days of receipt of the notice of revocations.

4.

Preliminary Site Plan Stipulations: 1. Comments per the City Engineer and Fire Department shall be addressed as part of any final site plan application.
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2. 3.

The final landscaping plan shall comply with Chapter 1162 Landscaping, Screening and Buffering. The photometric plan and all outdoor light fixtures shall comply with Chapter 1169 Outdoor Lighting. Conditional Use Permit Application, Site Plan, Building Elevations, Landscape Plan, GIS Map

Exhibits:

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