Planning commission approves conditional use permit for auto‑repair shop at 2231 West 21st Street

The City of Lorain Planning Commission on Oct. 1 approved a conditional use permit for a minor auto‑repair business at 2231 West 21st Street, allowing applicant Gabriel Rosario to operate the shop provided he meets conditions in a staff letter and secures required inspections.

The decision followed a presentation from Rosario, who said the shop would be a small, part‑time operation and described a lifetime of experience working with his father in auto repair: “So, basically, we're trying to open up a a minor auto repair shop,” he said. Commission staff told the panel the application meets a previously granted variance for setback and that several conditions remain to address before the business can open.

The commission conditioned approval on compliance with the planning administrator’s written requirements, including submission of a site plan showing parking, confirmation that all repair equipment and activities will occur inside an enclosed building, and any required fencing and screening for vehicle storage. “If we pass this, we're gonna make it a condition that you comply with everything that has been outlined in the letter from Evelyse, and she'll make sure you have a copy of that letter,” the chair said during the meeting.

Key technical conditions spelled out by staff and the commission include:

- Setbacks: The site meets a 75‑foot side/rear setback condition as previously addressed by the zoning board of appeals. - Parking: The code requires two parking stalls per service bay plus one stall per employee; staff noted the applicant needs a minimum of four customer parking spaces plus employee spaces and that those counts must be shown on a site plan. - Equipment and storage: All repair equipment (hoists, lubrication, greasing) must be located inside the building. Outdoor storage or display of tires, lubricants or other accessory equipment is not permitted unless an appropriately screened, fenced area is provided. - Pollution controls: If automotive fluids or oil are handled at the site, the applicant must provide a Pollution Incidence Protection Plan (PIPP) describing measures to prevent groundwater contamination and must supply annual reports to city departments. The applicant said oil would be taken off‑site to an AutoZone commercial account for processing. - Fire and occupancy: Any above‑ground storage of flammables is limited to amounts needed for the business and requires approval by the fire marshal; the fire marshal must inspect and issue a certificate of occupancy before operations begin.

Commissioners raised neighborhood concerns about tires and site maintenance. Councilor Mary Swornowsky, sworn in for planning commission purposes, told the commission she drives past the site daily and said she will be watching the business with particular concern for children who live nearby: “I drive past where you're going to be at least twice per day... I will be watching, and then I was concerned as well about the tires.” The applicant said he will not change tires at the site and will remove existing tires, and commissioners identified a county drop‑off monitored by cameras that the applicant can use for disposal.

The commission also recorded on the record that the building owner stated under oath they would install a separating wall between the restaurant and the proposed repair business. Commissioners and staff reminded Rosario to coordinate with the chief building inspector (David) for any building‑code or plan review requirements.

A motion to approve the conditional use permit, subject to meeting the items in staff’s letter, was made, seconded and approved by voice vote. The commission did not record a roll‑call tally in the transcript.

Next steps: the applicant must submit the required site plan showing parking and fencing arrangements, complete any building and fire inspections, and satisfy the PIPP and reporting requirements before occupancy and operation.