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11-17-2022 Minutes & Staff Report ↗

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Brunswick City Planning Commission
November 17, 2022 â Caucus
6:30 p.m.

Brad Saeger, Vice Chairman
John Rocha, Recording Secretary
Abbas Hasan, Member
Joe Delsanter, Council Representative
Pamela Plavecski, Planning & Zoning Coordinator
Santo Incorvaia, Assistant Law Director
Grant Aungst, Community & Economic Development Director
Jennie Lods, BZA Secretary & Planning & Zoning Coordinator
trainee
Ed Begue, Baker Bednar Snyder & Associates, 628 Niles Cortland
Road S.E., Suite 201, Warren
Nate Zampelli, general contractor (no address given)
Dale Haywood, Atwell Group, 7100 E. Pleasant Valley Road,
Suite 220, Independence
Ryan Fuerst, Atwell Group, same as above
Patrick OâHara, Liberty Ford, 3101 Center Road, Brunswick

Vice Chairman Brad Saeger called the meeting to order at 6:38 p.m.
The first item was the review of the discussion plan for the Liberty Ford service garage
addition, 3101 Center Road. Mr. Hasan stated he is concerned about the visibility of east
elevation facing the I-71 off-ramp, in addition to the north elevation, and commented further
architectural enhancements should be added to those elevations, to which Mr. Saeger
concurred.

Regarding building signage, Mr. Hasan questioned if the off-ramp would be counted as a
street; Mr. Aungst responded yes.

Mr. Saeger adjourned the meeting at 6:47 p.m.

Respectfully,

Pamela Plavecski

Brunswick City Planning Commission
November 17, 2022
6:50 p.m.

Item 1

Vice Chairman Brad Saeger called the meeting to order at 6:50 p.m.

MR. SAEGER MOTIONED TO EXCUSE CHAIRMAN JOE SHIRILLA AND JEFF ARONA
FOR JUST CAUSE.

Mr. Rocha seconded the motion. The vote was 3 Ayes 0 Nays.

Ms. Lods called the roll: 3 Present 2 Absent. (Mr. Shirilla and Mr. Arona).

Item 2

There were no announcements or correspondence.

Item 3

MR. HASAN MOTIONED TO APPROVE THE MINUTES OF OCTOBER 20, 2022.

Mr. Rocha seconded the motion. The vote was 3 Ayes 0 Nays.

Item 4(a)

Regarding the Liberty Ford service garage addition discussion plan, 3101 Center Road, Mr.
Dale Haywood, and Mr. Ryan Fuerst, of Atwell Group; Mr. Ed Begue, of Baker Bednar
Snyder & Associates; Mr. Nate Zampelli, general contractor; and Mr. Patrick OâHara, of
Liberty Ford, were present.

Mr. Begue stated the service garage will be fully fire suppressed (sprinklered). He explained
the building is not intended for public use; however, three EV charging stations are located on
the south side of the structure for public use. He noted there will be no signage on the south
elevation, as the service garage will be used by employees. Mr. OâHara noted Ford is
requiring them to have public EV charging stations.

The Staff Review Comments were addressed as follows:

1. The ten new parking spaces on the south side of the new service garage are 9â wide,
pursuant to Table 1276-3; verify they have a minimum 19â length. Mr. Begue stated
the parking spaces will comply with that length, which will be shown on the detailed
site plan.

2. A dumpster enclosure is indicated on the east side of the site; verify it is not located
within the minimum 25â side yard setback required by Section 1258.04(c).
Additionally, confirm the dumpster enclosure will be constructed with materials
comparable to the building, pursuant to Section 1276.12(a). Mr. Begue stated the
enclosure does not encroach into the 25â side yard setback and will be constructed
with split-face block comparable to the service garage. Ms. Plavecski stated this shall
be shown on the detailed site plan.

3. Mr. Begue stated a photometrics plan indicating a minimum 0.6 footcandle level for the
ten new parking spaces on the south side of the service garage, as required by
Section 1276.14(a), will be submitted with the detailed site plan.

4. Any additional interior landscaping shall meet the requirements of Section 1282.08(b),
to which Mr. Begue agreed.

5. Per Fire Department requirements, two additional fire hydrants shall be added on
opposite ends of the building to meet the minimum 300â distance between hydrants.
Mr. Begue reiterated the service garage will be fully sprinklered and didnât see the
need for the two new fire hydrants. Mr. Jones explained the Fire Department is
requiring them; to which Mr. Aungst concurred.

6. Six landscape islands are proposed to be removed from the site, but only three new
ones are proposed to be added. Indicate the net additional acreage of impervious
surface that will result from the new island configuration, and verify that the
underground retention system will still meet the Cityâs stormwater management
requirements after adding the additional impervious surface to the site. Mr. Haywood
stated they will supply summary stormwater calculations.

7. Additional architectural enhancements shall be added to the north and south building
elevations, in accordance with Section 1278.08(c). Also, provide building material
samples to ensure compatibility with the existing main building, as required by Section
1278.08(e). Mr. Saeger commented Liberty Ford is located at one of the gateways to
the city and stated the Planning Commission is concerned about the appearance of
the east elevation (facing I-71 off-ramp) and the south elevation (facing Center Road),
to which Mr. Hasan agreed. Mr. Saeger suggested adding up/down lighting sconces,
to these elevations; Mr. Begue concurred. Mr. Saeger also requested that
architectural enhancements should be added to the north elevation. Mr. Hasan noted
the five lights over the eight bays on the west elevation should be more evenly spaced
to provide symmetry. Mr. Saeger suggested adding accent colors on the east
elevation, in addition to adding wall sconces; Mr. Begue agreed. Mr. Hasan suggested
that accent colors should also be added on the north elevation.

Mr. Seager noted there are tires being stored outside of the building, which is not
permitted. Mr. Aungst inquired, as no wall signs are being installed on the south
elevation, what architectural features will be used there instead? Mr. Zampelli replied
they will work with Mr. OâHara on this. Mr. Delsanter commented the accent lighting
should be sufficient to enhance the building; Mr. Zampelli stated they could add
sconces on all sides of the service garage. Mr. Hasan suggested the south elevation
could be broken up with faux windows, color accents, and lighting.

8. The proposed sign on the south elevation measures 245 sq. ft. As there is an existing
wall sign facing Center Road on the main building, this will result in a second wall sign,
which is not permitted by Table 1270.05 - B; therefore, a variance from the Board of
Zoning Appeals will be necessary. If the above variance is not granted, whereby the
proposed sign is removed, additional architectural features shall be added to break up
the long expanse of blank wall, pursuant to Section 1278.08(c). Additionally, all signs
shall comply with Chapter 1270; Section 1270.14(a) states where a nonconforming
sign(s) exists on the property subject to a permit application, no permit shall be issued
until such time as such nonconforming sign(s) is made to conform with the
requirements of this Chapter. Mr. Begue reiterated no new signage is being added on
the service garage, as it is not for public use. Mr. Aungst stated, per Ordinance No.
72-2021, adopted September 27, 2021, that all signage on the site must comply with
Chapter 1270.

9. There is an existing shed located behind the main building; will it be removed? Mr.
OâHara responded that hasnât yet been determined.

Mr. Saeger stated Mr. Arona, who was unable to attend tonightâs meeting, had the following
questions:

1. Why isnât the service garage tucked behind the building?
2. Why was this location chosen?

Mr. Begue replied there is an underground stormwater management system behind the
building and due to site grading, this is the best location.

MR. HASAN MOTIONED TO MOVE THE DISCUSSION PLAN TO A DETAILED SITE PLAN
AND PUBLIC HEARING ON THE CONDITIONAL ZONING CERTIFICATE FOR THE
LIBERTY FORD SERVICE GARAGE, 3101 CENTER ROAD, SUBJECT TO THE
FOLLOWING:

THE APPLICANT WILL COMPLY WITH STAFF REVIEW COMMENTS 1 THROUGH 4,
WHICH SHALL BE SHOWN ON THE DETAILED SITE PLAN. THE APPLICANT WILL
WORK WITH THE FIRE DEPARTMENT REGARDING THE LOCATION OF THE TWO
ADDITIONAL FIRE HYDRANTS. THE APPLICANT SHALL COMPLY WITH STAFF
REVIEW COMMENT 6 AND PROVIDE SUMMARY STORMWATER MANAGEMENT
CALCULATIONS. IN COMPLIANCE WITH STAFF REVIEW COMMENT 7, ADDITIONAL
ARCHITECTURAL ENHANCEMENTS, SUCH AS WALL SCONCES, SHALL BE ADDED ON
THE NORTH, SOUTH, AND EAST ELEVATIONS OF THE SERVICE GARAGE. PER
STAFF REVIEW COMMENT 8, NO NEW SIGNAGE IS BEING ADDED TO THE BUILDING.
ALL EXISTING SIGNS SHALL CONFORM TO CHAPTER 1270. AS NOTED IN STAFF
REVIEW COMMENT 9, THE DISPOSITION OF THE EXISTING SHED WILL BE INDICATED
ON THE DETAILED SITE PLAN. ALL OUTDOOR TIRE STORAGE SHALL BE REMOVED.

Mr. Rocha seconded the motion. The vote was 3 Ayes 0 Nays.

Item 5

There was no old business.

Item 6

Regarding the proposed 2023 Planning Commission Meeting Schedule, Mr. Rocha stated he
is unable to attend the February 16, 2023 meeting. Mr. Saeger stated he is unable to attend
the July 13 and October 5, 2023 meetings.

MR. HASAN MOTIONED TO ADOPT THE PLANNING COMMISSION 2023 MEETING
SCHEDULE.

Mr. Rocha seconded the motion. The vote was 3 Ayes 0 Nays.

Item 7

No one appeared at the public comment period. Regarding the outdoor tire storage at Liberty
Ford, Mr. Incorvaia stated no outdoor storage is permitted in the C-H Highway Interchange
Commercial District.

Item 8

Mr. Delsanter gave the Council Representativeâs Report. He commented the City Council
Planning & Zoning Committee is working on drafting legislation for a Designated Outdoor
Refreshment Area (DORA).

MR. ROCHA MOTIONED TO ADJOURN THE MEETING.

Mr. Hasan seconded the motion. The vote was 3 Ayes 0 Nays.

The meeting was adjourned at 7:40 p.m.

Respectfully,

Pamela Plavecski

PLANNING COMMISSION STAFF REPORT

November 17, 2022

Liberty Ford service garage
(Discussion plan)

Location: 3101 Center Road
C-H District

Proposed Use & Background:
A discussion plan has been submitted to construct a 20,192 sq. ft. service garage on the east
side of the existing parking lot addition that was approved by the Planning Commission on
April 7, 2011. Fourteen (14) service bays are proposed; seven each on the west and east
elevations.

Automotive repair garages are a conditionally permitted use in the C-H District, pursuant to
Section 1258.03(h), subject to Section 1274.08(a), (d), (f), and (g) of the Zoning Code. There
are no adjacent residential properties to the site; therefore, the 100â setback requirement for a
commercial structure from a residential or multifamily property line is not applicable in this
instance.

Table 1276-1(d)(7) requires a minimum of 28 parking spaces; 29 employee parking spaces
are notated on Sheet 1. Three electric vehicle charging stations are shown on the south side
of service garage as part of the ten new spaces being installed in that area. There is a 30â
aisle width between the new row of parking and the existing parking lot, which meets the
minimum 24â aisle width required by Table 1276-3.

Pursuant to Section 1274.11(c), all areas used for vehicle display and areas used for
customer, employee and other short-term parking and circulation shall be shown on the site
plans approved by the Planning Commission for this purpose and shall be paved according to
the requirements of Chapter 1276. With Commission approval, areas for vehicle storage may
be unpaved. Parking areas designated for display or inventory may depart from the required
standards for design of parking spaces and aisles in Chapter 1276. Sheet C3.0 indicates
total site parking of 58 employee spaces; 35 customer spaces; 4 employee/customer
handicap spaces; 712 inventory spaces on the main lot; and 94 inventory spaces on the side
lot, for a total of 903 spaces. Construction of the service garage will result in removing 123
existing spaces and adding 10 new spaces, for a net loss of 113 spaces.

The building will be constructed with a standing seam metal roof, vertical metal siding on the
upper portion of the building, and split-face block on the lower half. The faÃ§ade will
incorporate white metal wall panels to match the existing service department white walls, and
gray split-face block wainscot, roof, gutters and downspouts to match the gray accent colors
on the existing showroom, in compliance with Section 1278.08(e).

Staff Review Comments:
1. The ten new parking spaces on the south side of the new service garage are 9â wide,
pursuant to Table 1276-3; verify they have a minimum 19â length.

3. The detailed site plan shall include a photometrics plan indicating a minimum 0.6
footcandle level for the ten new parking spaces on the south side of the service
garage, as required by Section 1276.14(a).

4. Any additional interior landscaping shall meet the requirements of Section 1282.08(b).

5. Per Fire Department requirements, two additional fire hydrants shall be added on
opposite ends of the building to meet the minimum 300â distance between hydrants.

8. The proposed sign on the south elevation measures 245 sq. ft., which exceeds the
maximum 200 sq. ft. permitted by Section 1270.05 â Table B. As there is an existing
wall sign facing Center Road on the main building, this will result in a second wall sign,
which is not permitted by the above Table; therefore, variances from the Board of
Zoning Appeals will be necessary. If the above variances are not granted, whereby
the proposed sign is removed, additional architectural features shall be added to break
up the long expanse of blank wall, pursuant to Section 1278.08(c). Additionally, all
signs shall comply with Chapter 1270; Section 1270.14(a) states where a
nonconforming sign(s) exists on the property subject to a permit application, no permit
shall be issued until such time as such nonconforming sign(s) is made to conform with
the requirements of this Chapter.

9. There is an existing shed located behind the main building; will it be removed?

Staff Recommendations:
Staff recommends moving the discussion plan to a detailed site plan and public hearing for
the conditional zoning certificate, provided the above items are addressed.