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curb cut to Ranchview would eliminate a safety concern and provide an opportunity for a better landscape presentation at the eastern corner. Brick pavers are shown in the right-of-way throughout the project area. New LED lighting is proposed throughout the site and illumination levels meet zoning requirements. The proposed signage requires variances. Two wall signs are permitted and seven are shown, while a variance is merited the request can be reduced. Three wall signs are shown as service reception signs which aren't warranted. If seven wall signs are approved, they can be any message at any location on the building. Two ground signs are proposed, one is the main Ganley Honda ground sign; the second is an interior directional sign which is less than 3.5 feet tall. A variance for total square footage of signage on a building is also required. Lot consolidation is required and has been submitted for approval. Mr. Russell reviewed variances. Mr. DiFranco said more than one acre of land is being disturbed therefore both storm water quality and quantity management is required. The proposed management program is a vast improvement from what is currently in place but there are minor corrections which need to be made between the drawings and the storm water calculations. If the commission approves the development plan he requested a condition be added that applicants are to meet all of the city engineering department's requirements for storm water management. The proposed curb cut closest to the Ranchview intersection is required to be 100 ft. away from Ranchview centerline and he wouldn't support the curb cut in its proposed location. Mr. Copley said they are upgrading the site to meet Honda standards and improve storm water management. Discrepancies between the drawings will be corrected. The amount of pavement on the site is being reduced and more-green space added, using landscape islands and beds including areas with pervious pavers in the parking lot. The new storm water management system will be gravity driven and the greenspace area will store storm water. In lieu of seeking a variance for the southeast curb cut along Lorain they will remove the curb cut or add a curb cut along Ranchview Road for traffic flow. A new brick dumpster enclosure is shown along the northeast side of the building and a parts receiving dock along the west side of the building. The new lighting plan complies with code and includes LED lights. Ms. Wenger asked what the curb cut along Ranchview would be used for and Mr. Copley said it would be for employees and customers. Mr. Bohlmann said he would rather see the Lorain Road curb cut moved to meet code then to allow a curb cut on Ranchview. Mr. DiFranco said if the curb. cut was moved 30 to 40 feet to the west it would meet code. Ms. Wenger questioned the need for three curb cuts along Lorain; it may be better served to have the Ranchview curb for cars leaving the service area. She asked if the new layout allowed the vehicle delivery trucks to pull into the site to deliver cars and Mr. Copley said they should be able to pull in and unload. Mr. Malone said there is to be no car carriers on Ranchview Road. Mr. Copley said with the new vehicle layout vehicle delivery trucks can use both Lorain curb cuts. The new addition will be a service reception area for receiving cars which would then be taken to the existing garage for work. The curb cuts are being reduced by more than half of what is currently on the property: The northern area abutting residential will have 6' cedar board on board fencing and commercial areas chain link will be maintained. Mr. Rerko asked what type of buffering was between the apartments to the west; Mr. Copley said there is a 3' to 4' grade change with a retaining wall. There is no fencing along the shared side property line of the site. Mr. Rerko said a fence along the dealership's west property line is needed for safety and buffering of lights. He asked if there was a shared garbage pickup with the 2