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Public hearing Mar. 13, 6 p.m., to consider Special Approval Use
Costco Wholesale is moving forward with plans to build in Perrysburg
By Deb Buker Please note this is a revised article with corrections and additions.
After postponing a public hearing December 17 and also postponing the request for final site plan approval December 19, Costco Wholesale is moving forward with plans to build at the corner of State Route 25 and Eckel Junction Road.
The delay was due to an underground natural gas pipeline, which according to the original site plan submitted, would have been covered by a parking area. The pipeline runs diagonally across the property.
According to a final site plan submission sent to Perrysburg planning and zoning division last week, the pipeline is now proposed to be relocated along the perimeter of the parking areas.
According to Brody Walters, planning and zoning administrator, Costco final site plan will be placed on the March 27 planning commission agenda for approval.
The project is a 154,283-square-foot store with a tire center, 16-pump fuel facility and 719 parking spaces. The property, along I-475 and south of Eckel Junction Road, is approximately 28 acres. Also, there are two outlots.
A public hearing is scheduled for Thursday, March 13, 6 p.m., to consider a special approval use for Costco.
The hearing will be held in council chambers in the municipal building.
According to the city’s planning and zoning code, a special approval use is required for a retail business more than 60,000 square feet.
The code 1235.02 (d) states the following–Standards: no special approval use shall be approved by city council unless it shall find the following:
1. The establishment, maintenance or operation of the special approval use will not be detrimental to or endanger the public health, safety, or general welfare or the natural environment.
2. The special approval use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted nor shall it substantially diminish and impair property values within its neighborhood.
3. The establishment of the special approval use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district.
4. Adequate utilities, access roads, drainage and necessary facilities have been or will be provided.
5. Adequate measures have been or will be taken to provide ingress or egress so designed as to minimize traffic congestion in the public streets.
6. The special approval use shall, in all other respects, conform to the applicable regulations of the district in which it is located and to any additional conditions or procedures as specified in this chapter.
Planning and Zoning Recommendation
During the consideration of the preliminary site plan, Mr. Walters recommended the planning commission recommend approval of the request to city council providing the applicant is willing to make the following changes:
•Create additional recesses or projections on the east and south side elevations to the reasonable satisfaction of the planning and zoning administrator.
•Create additional variations in the roofline elevations of the building at least every 100 feet to reduce the scale of the structure and to add visual interest.
•Enhance the pedestrian pathway from Eckel Junction Road and State Route 25 to include perimeter landscaping similar to the example provided.
•Add a sidewalk along the north side of the building that is at least six feet from the base of the building to allow for landscaping.
•Provide additional site landscaping/mounding on the east side of the building between it and the adjacent property zoned single-family residential.
•Signage is reduced in size and quantity to comply with current sign code regulations.
The special approval request will be submitted to city council’s planning and zoning committee and final vote by council is expected to take place March 25 at a special meeting.
Planning Commission Meeting
The planning commission will review the final Costco site plan at its March 27 meeting.
The planning commission will review the following requirements:
1235.04(nn) Retail Business More Than 60,000 Square Feet–large retail stores in excess of 60,000 square feet shall be reviewed and be approved or disapproved based upon the following, and other such standards as may be required in the best interest of the city:
A. The zoning lot proposed for such use shall abut an arterial street with at least five hundred (500) feet of frontage and the use shall have direct vehicular access to such street.
B. The zoning lot shall not abut a R-1 through R-5 District unless the existing use of such district is for other than residential purposes.
C. Vehicular access drives shall be set back not fewer than two- hundred and fifty (250) feet from an intersecting public street or private place as measured between the right-of-way or easement line of the street or place to the centerline of the access drive.
D. Market Analysis: A recognized, reputable market analyst shall set forth conclusive economic justification and needs for the establishment of a facility of the type and size proposed by the applicant. This analysis shall be based upon, but not limited, to such factors as the trade area of the community, the travel time from various parts thereof and to the proposed site; general development trends and anticipated population changes; economic trends and disposable income characteristics; expected sales volumes of the facility as indicated by the demands for certain types of merchandise; existing or anticipated competing commercial facilities; and other data and analysis which relate to the need for and feasible success and stability of the proposed facility.
E. Impact Assessment and Traffic Impact Study: An Impact Assessment and a Traffic Impact Study shall be submitted as provided in Chapter 1255 of this Zoning Code.
F. A List of Uses: To be included in the proposed center with the area of each to be devoted to retail space.
G. 1. All facades of a principal building that directly face and abutting public street shall feature at least one customer entrance.
2. Facades greater than 100 feet in length shall incorporate recesses and projections a minimum of 3 feet in depth and a minimum of 20 continuous feet within each 100 feet of facade length, windows, awnings, entry areas, and arcades shall total at least (60 percent of the facade length facing a public street.
3. Smaller retail spaces that are part of a larger principal retail building shall be transparent between the height of three feet and eight feet above the walkway grade for no less than 60 percent of the horizontal length of the building facade. Windows shall be recessed and should include visually prominent sills, shutters or such forms of framing. Smaller retail spaces shall have separate outside entrances.
4. Building facades shall include a repeating pattern that shall include no less than three of the following elements: color change, texture change, material module change, or expression of architectural or structural bay through a change in plane no less than 12 inches in width, such as an offset, reveal, or projecting rib. At least one of these elements shall repeat horizontally. All elements shall repeat at intervals of no more than thirty feet, either horizontally or vertically.
5. Roof lines shall provide variations to reduce the massive scale of these structures and to add visual interest. Roof lines shall have a change in height every 100 linear feet in the building length. Parapets, mansard roofs, gable roofs, hip roofs, or dormers shall be used to conceal flat roofs and roof top mechanical equipment from the public view.
6. Predominant exterior building material shall be a high quality. These include brick, wood, limestone, other native stone, and tinted/textured concrete masonry units. Smooth- faced concrete block, tilt-up concrete panels, or pre- fabricated steel panes are prohibited as exterior building materials.
7. Facade colors shall be of low reflectance, subtle, neutral or earth tone colors. The use of high-intensity colors, metallic colors, black or fluorescent colors is prohibited.
8. Building trim may feature brighter colors than facade colors, but neon tubing is prohibited.
9. Each principal building or tenant space shall have a clearly defined, highly visible customer entrance with a minimum of three of the following features: canopies, porticos, overhangs, recesses/projections, arcades, raised cornice parapets over the door, peaked roof forms, outdoor patios, display windows, architectural details such as tile work and moldings which are integrated into the building structure and design, integral planters or wing walls that incorporate landscape areas and/or places for sitting.
10. A continuous internal pedestrian walkway shall be provided from the perimeter public sidewalk to the principal customer entrance. This internal walkway must feature landscaping, benches and other such materials/facilities for no less than fifty percent of its length.
11. Sidewalks shall be provided along the full length of the building along any facade featuring a customer entrance and along any facade abutting public parking areas. Such sidewalks shall be located at least six feet from the facade of the building to provide planting beds for foundation landscaping.
12. Require three parking spaces per 1,000 square feet of gross floor area.
13. Parking is to be distributed around large buildings on not less than two sides to shorten the distance to other buildings and public sidewalks and to reduce perceived scale of paved surfaces. No single parking area shall exceed 200 spaces unless divided into two or more sub-areas separated from each other by landscaping, access drives or public streets, pedestrian walkways or building. If more than 65 percent of the total off-street parking spaces for the entire site are located between the front facade of principal building and the Primary Street abutting the site, additional landscaping, buffering and raised pedestrian walkway connections are required.
14. Prohibit over-night parking of recreational vehicles and tractor-trailer vehicles anywhere within the site development.
15. A thirty-foot wide landscaped buffer along the front property line and abutting roadways is required. Where the facade faces adjacent residential uses, the developer must plant evergreen trees every twenty feet or in clusters. A minimum of 20 percent of parking areas is to be landscaped. Landscape islands are to be provided at a minimum of one for every 10 parking spaces with two shade trees planted for every landscape island.
16. Non-enclosed areas for the storage and sale of seasonal inventory must be “permanently defined” and screened (or covered) with walls or fences of the same materials and colors of the building.
17. Temporary sales and displays, such as Christmas trees and landscape materials, must adhere to the outdoor requirements for specified business and commercial districts. The Zoning Inspector shall review and approve the location, time and duration of the sales and displays.
18. For permanent fixtures, such as loading docks, truck parking, utility meters, HVAC equipment, trash containers, trash compaction, and other service functions, the following shall apply:
a. That such areas be incorporated into the overall design of the building and landscape plan;
b. That they be screened from visibility from all property lines and separated from pedestrian areas;
c. That screening structures be made of the same materials as the principal building;
d. That mechanical appurtenances be located within the structure and external ones be screened and finished to match the colors of adjacent building materials; and
e. That these areas be located in the rear of the lot, or if not possible, the side yard. In no case can the areas be located within twenty feet of (or visible from) public streets, sidewalks or internal walkways.
19. Any areas used for shopping cart containment as may be provided, shall be fully enclosed and screened by a minimum of four foot high masonry wall, berming and/or landscaping.
20. Mulch storage cannot displace any portion of the site development intended for parking access, landscaping, or loading and shall be screened with berming and/or landscaping.
21. Signage shall be designed as a coordinated and complementary architectural element of the buildings to which it is principally related. Freestanding signs shall have landscaping at their bases. Commercial centers shall have a project name that is easy to identify, relates well to the site, is not similar to other project names, is in good taste and can be integrated with site identification signage to provide a unified theme. Signage shall not exceed maximum requirements of the Planning and Zoning Code.
According to Mr. Walters, many of the items (1-21) above were specifically reviewed as part of the preliminary site plan and will not require further review as part of the final site plan review.
•March 20, 5:30 p.m.–planning and zoning committee of council meeting, and
•March 25, 6:30 p.m.–special meeting of city council to vote on special approval use.
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