STAFF REPORT

To: Municipal Planning

Commission
Meeting Date:
November 5, 2015
Applicant:

Prepared By: Ronald M. Traub, Director

Economic & Community Development

James R. Kleinfeldt, Group President/Development for the Boldt Company for Mentor
Exempted Village School District

Status of Applicant: Developer for School District

Requested Action: Informal Rezoning
Purpose:

To rezone 9.619 acres of Mentor School District property from R-4, Single Family
residential to B-2, General Business for an 85,000 sq. ft. two-story building for a
medical office, wellness and aquatic center.

Existing Zoning:

R-4, Single Family Residential (22,000 sq. ft.)

Parcel ID Number:

16-C-086-0-00-015-, 016-0 and 16-C-084-0-00-006-0

Location:

Northwest corner of Market Street and Munson Road intersection

Size:

9.619 acres

Existing Land Use: Vacant land.

Surrounding Land
Use and Zoning: North: Jerome T. Osborne Stadium
East: vacant land; zoned C-1, Conservation
South: Laketran Park and Ride Lot; zoned C-1, Conservation
West: Meldon Mansionaire Subdivision and practice fields for football and soccer; zoned
R-4, Single Family Residential
Zoning History:
The undeveloped property has been utilized for overflow parking for events at the
stadium and City fireworks display.
Applicable
Regulations:

Public Utilities:

Charter 3.09 Ordinance and Resolutions

Chapter 1137 Amendments
Chapter 1137.04 Information Required
Chapter 1153.01 Districts Established
Chapter 1155.01 Schedule of District Regulations
Utility service is available in the street right-of-ways.

Engineering Comments:
TRAFFIC
Pursuant to 1133.07 of the Mentor Code of Ordinances: Any person, firm, corporation, owner or lessee of
any lot or land, constructing or causing to construct access to any public roadway in the City, except from
residential subdivisions totaling five (5) acres or less, shall first present to the City the results of a trip
generation study and traffic impact study performed by an engineer qualified and pre-approved by the City
Engineer. The trip generation and the traffic impact study shall describe the maximum anticipated traffic
volumes by location and direction to be generated and which will impact the road system during a peak
design hour in the year of construction plus twenty (20) years. The report shall also provide the means to
compensate, for any degradation of the traffic services existing on the City roadway system to the City
Engineers satisfaction prior to the granting of a permit for construction. Improvements to the City roadway
system shall be constructed as part of the development and its permit, the developer shall provide inspection
fees, a testing deposit and a surety representing 100% of the cost of improvements.
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STORMWATER/SUBDIVISION
Stormwater detention required per City Ordinance.
Site subject to City stormwater quality requirements.

Fire Department Comments:

Fire hydrants required as per city ordinance, all new fire hydrants shall have a 5"storz connection
Police Department Comments:
No concerns
Analysis:

The applicant proposes to rezone 9.619 acres of undeveloped school property from R-4, Single
Family Residential to B-2, General Business for an 85,000 sq. ft., two (2)-story building for a
medical office, wellness and aquatic center. The parcels to be rezoned include 16-C-086-0-00015-0, 16-C-086-0-00-016-0 and a portion of 16-C-084-0-00-006-0. The proposed development
is a collaboration with the school district and the developer, and will include a competition-level
pool for its student athletes, a center for evolving wellness initiatives for the staff and faculty, a
relocation of the Cardinal Clinic, and an opportunity to have career technical students and others
with career exploration opportunities.
The proposed 85,000 sq. ft., two (2) -story building will be setback 56.2 ft. from Market Street
and 93.8 ft. from Munson Road. The main entrance to the building is located on the south side
building elevation. A floor plan of the facility will be submitted with the formal rezoning request in
order to facilitate a more accurate parking analysis. The plan currently indicates 482 parking
spaces are provided, while 425 are required based on the medical and fitness uses proposed.
The parking areas are located at the south and west side of the building and abut residential
properties on Packard Court and Mansion Boulevard. The parking areas are setback
approximately 35 ft. from the residential properties and the plan indicates that landscape buffer
plantings and eight (8)-ft. board-on-board fence will be used for screening. Per Chapter 1162.11
Buffering Requirements, a two-story building greater than 40,000 sq. ft. requires a Buffer Type H
when adjacent to single-family residential properties. Buffer Type H requires a minimum setback
of 50 ft. for building and parking areas as well as a six (6)-ft. berm with a 3-1 slope, an eight (8)ft. solid fence and a mixture of landscape plantings. There currently is an approximately 95-ft.
stand of trees and underbrush in this area which is fairly dense and proposed to be removed. Any
waiver to provisions of the buffer requirements is subject to review and issuance of a Condition
Use Permit by the Municipal Planning Commission. Staff recommends an evaluation of the buffer
improvements dictated by Chapter 1162.1 versus retention of some (or all) of the existing buffer.
Access to the site is provided by a 36-ft. wide apron onto Market Street that will align with the
entrance to the Laketran Park-N-Ride lot and 30-ft. wide access drive onto Munson Road. The
Munson Road drive includes right-in, right-out turn restrictions. The plan indicates left-turn
stacking lanes will be provided on Market Street. The City Engineer is requiring a trip generation
and traffic impact study shall be provided in order to determine the impact of the proposed
development on the Citys roadway system. There is an existing 10-ft. wide bike path on Market
Street and Munson Road. The Administration is recommending that a sidewalk be installed on the
existing right-of-way on Market Street between north side of the existing Audi of Mentor
sidewalk to the intersection of Mansion Blvd. and Market Street.
Per Chapter 1137 Amendments, the first step to amend the Official Zoning Map is to file an
informal request, which is followed by the formal rezoning application to the Mentor Municipal
Planning Commission. The Commission makes a recommendation to City Council, who will then
vote on the ordinance of the zoning amendment. Per the City Charter Section 3.09 Ordinances
and Resolutions A 1., legislation providing for a zoning change of lands from any residential
district zoning classification to an industrial or commercial zoning district classification requires
approval of a voter referendum by the majority of the electors of the City of Mentor at the next

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general or primary election occurring not less than sixty (60) days after passage of such
legislation. The filing deadline for the upcoming March 15, 2016 Primary Election is January 15,
2016.
The Administration suggests the following conditions be approved by the Commission for the
applicant to provide as part of the formal rezoning request.
Conditions:
1. The formal zoning request shall include a site and floor plans, preliminary building elevations, and landscape
plan detailing the buffer requirement adjacent to existing residentially zoned properties.
2. Comments per the City Engineer and Fire Department shall be addressed as part of the formal rezoning
request.
3. A legal description of the property shall be submitted as part of the formal rezoning request.
4. The preliminary plans shall include the names and addresses of the owners of the property owners contiguous
or directly across the street from the subject property.
5. Existing topography at 2 ft. contour intervals of the property to be rezoned and extending at least 300 ft.
outside of the proposed site, including property lines, easements, street right-of-way, existing structures, trees
and landscaping features existing thereon.
6. The proposed vehicular and pedestrian traffic patterns.
7. The location of all existing and all proposed structures.
8. The proposed assignment of use and subdivision of land including private land and common land.
9. Preliminary plans of all structural types.
10. Deed restrictions and protective covenants.
11. A schedule for construction and cost estimates.
12. Regional location map.
13. Population impact evaluation.
14. Market report.
15. Trip Generation and Traffic Impact Study.
16. Utilities impact evaluation.
17. Drainage impact evaluation.
18. A perpetual maintenance plan for the open space areas shall be submitted for review and approval prior to
approval of the Final Subdivision Plan.
19. Such other relevant information as the Planning Commission may require.
Exhibits:

Application, Cover Letter, Preliminary Development Plan, GIS Map

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