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STAFF REPORT
To: Municipal Planning Prepared By: Ronald M. Traub, Director
Commission Economic & Community Development
Meeting Date: May 4, 2017
Applicant: Greg Sommers, Sommers Real Estate Group LLC for James and Karen Metz (property
owner)
Status of Applicant: Developer
Requested Action: Formal rezoning
Purpose: To rezone the property from R-4, Single Family Residential to RVG, Village Green
Existing Zoning: R-4, Single Family Residential
Parcel ID Number: 16-B-057-0-00-007-0
Location: 9152 Jackson Street
Size: 6.0 acres
Existing Land Use: Single Family Residential
Surrounding Land
Use and Zoning: The site and surrounding property is zoned R-4, Single Family Residential
North: single-family homes
East: City of Mentor-unimproved park
South: Kimberley Estates Subdivision
West: single-family homes
Zoning History: The house was built in 1910 in Mentor Township. In October of 2010, the Commission
reviewed an informal zoning request to rezone the property from R-4, Single Family
Residential to RVG, Village Green.
Applicable
Regulations: 1117.04 Easements (d)
1137.03 Application Procedure
1137.04 Information Required
1155.01 Schedule of District Regulations
1157.07 Special Provisions Relative to RVG Village Green Zones

Public Utilities: 12 water line on the North side of Jackson Street

Overhead Electric, Phone and Cable on the shout side of Jackson Street
Engineering Comments:
BUILDING
{B1} A separate demolition permit is required for structures to be removed prior to receiving building permit.
All existing buildings shall be shown on the plans. All buildings to be removed shall be so indicated on
the plans.
STORMWATER/SUBDIVISION
{CU1} Provide a 12 ft. minimum utility easement and a 3 ft. City utility easement adjacent to proposed right-of-
way.
{ST2} Provide location of conservation protection zone for stream valley preservation, as required by Section
1115.09(b) of the Mentor Code of Ordinances.
{ST4} Stormwater detention required per City Ordinance. Calculations for drainage and detention required for
City review and approval. Drainage Design Standard sheets to be completed and submitted for City

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 review. Drainage Design Standards are available on City website at
www.cityofmentor.com/departments/engineering-building.
{ST7} Easements for proposed detention facility to conform to Chapter 1352.11. Method to protect adjacent
properties from storm runoff from or to proposed lots must be included in plan prior to approval.
{ST8} Provide emergency overflow for proposed detention facility.
{ST9} Rear yard drain(s) accessible to each sublot required per City code.
{ST10} Drainage facilities shall be placed in public right-of-way to the maximum amount feasible.
{ST16} Site subject to NPDES Stormwater Permit requirements. Copy of permit or permit application required
prior to start of construction.
{ST17} Site subject to City stormwater quality requirements. Site plan shall detail the installation and long term
maintenance plan of post-construction best management practices to manage stormwater quality per City
requirements.
{ST18} Erosion control plan including schedule for installation to be included in construction plans. (Refer to
Chapter 1353 of the Mentor Code of Ordinances)
{ST19} Off-site flows entering site to be evaluated by showing and providing for review of existing topography
of adjoining sites and reflecting results within drainage calculations and said flows accommodated in site
drainage plan.
{ST23} If basements will be proposed, information concerning ground water elevations shall be provided with
building permit application. Proposed minimum basement grades shall be shown on overall site plan and
shall be 16" above groundwater elevation.
{ST25} Conservation Protection Zone: Areas within 25 feet of the normal streams edge with a watershed of
100 acres or more shall be designated conservation protection zones (CPZ) and shall be designated on
the plat. Due to naturally occurring stream dynamics and potential change of stream boundaries, the
CPZ shall be defined on the plat wit consideration of the on-site conditions and the required 25
minimum offset from each edge. No encroachment within this section shall be permitted unless
otherwise approved by the Municipal Planning Commission. Provisions of this section are subject to
requirements per Chapter 1351, Flood Hazard Regulations.
{ST26} Storm sewer design shall be based on a minimum 2-year frequency, with a hydraulic gradient check at a
10-year frequency showing no surcharging. Drainage calculations shall be provided for review and shall
be sealed by a registered professional engineer.
(ST27) BMP Maintenance Agreement for stormwater management practices shall be submitted with permit
application. Typical agreement form can be found at www.cityofmentor.com/departments/engineering-
building.
{SD1} Subdivision improvement plans, plat and mutual consistency are subject to detailed review by the City
Engineer and conformance with applicable sections of Chapter 1113.02 of the Mentor Code of
Ordinances. Plan and plat review by Engineering Department will consist of three reviews and shall begin
upon submittal of (3) sets of plans after Planning Commission approval and after all stipulations have
been addressed. These reviews shall consist of: a) conceptual layout; b) plan and profile; and c) final
detailed review.
{SD2) Provide letters of available capacity from Aqua Ohio Water Company and Lake County Sanitary Engineer
per Section 1113.02(n).
{SD6} Sidewalk adjacent to open areas and along Jackson St. frontage to be installed by developer.
{SD11} Per Section 1133.05(h) and 1113.02(q), preliminary site plan and/or plat to include the location of any
jurisdictional wetlands on the site as delineated by an expert acceptable to the U.S. Army Corps of
Engineers and the Ohio E.P.A. The Ohio EPA has taken authority for isolated wetlands.
{SD12} Per Sections 1133.06(v) and 1113.03(s), submittal of final site plan and/or plat to include a copy of the
permit application or a wetlands delineation affirmation submitted to the U.S. Army Corps of Engineers
for all proposed disturbances of jurisdictional wetlands as required for the proposed
development/subdivision and associated building construction.
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 Some lots are located within and adjacent to Marsh Creek, which becomes a regulated floodplain at the
Jackson Street crossing. Per Section 1351.13(f), the City Engineer is requesting a hydrologic and
hydraulic analysis for the area proposed for development since no special flood hazard areas have been
identified by FEMA, but are expected to contain known flooding. The analysis shall determine the 1
percent (100-yr) chance flood. Additionally, the low point of Jackson St. shall be determined and
compared to the 100-year flood elevation from the H & H Study. The structures shall not be located
within this newly identified flood area. The lowest floor, including basements, adjacent to these flood
areas shall be elevated 1.5 feet above the determined flood height.
Cul-de-sacs shall have a minimum 140 diameter right-of-way and 100 diameter pavement.
Access to City park shall be located within a 20 wide access easement per MCO 1117.04(d).
Culvert for proposed roadway shall be able to convey streams flow for a 25-year storm for watersheds
up to 250 acres and a 50-year storm for watersheds greater than 250 acres.
CIVIL/SITE
{CS7} All utilities servicing site shall be bored under Jackson St. as necessary.
{CS9} If pavement open cut is proposed for Jackson St., it will require approval from Mentor City Council.
Right-of-way permit and Council approval to be coordinated through City Engineering Department.
Sidewalk shall be required along Jackson St. for proposed development.
Provide sight distance analysis for proposed intersection at Jackson St. Location could be a concern with
crest of hill on Jackson St.
TRAFFIC
(T2.1) The applicant pursuant to 1133.05(f) or 1113.02(p) of the Mentor Code of Ordinances is required to
provide a trip generation study.

Applicant shall provide written confirmation and plan modifications with next submittal as to the disposition of each
of the above comments.
Fire Department Comments:
Provide a fire hydrant at the intersection and at the beginning of the cul-de-sac circle.
Side building setbacks shall be 15-ft. gutter to gutter.
Police Department Comments:
Check on view when entering Jackson Street
Analysis: The applicant has submitted a development plan for the formal rezoning of six (6) acres fronting
on Jackson Street from R-4, Single Family Residential to RVG, Village Green. The site is located
at 9152 Jackson Street which is on the south side of Jackson Street west of Red Oak Drive and
east of Michael Drive. An existing single-family home and barn structure are situated in the center
of this heavily-wooded parcel which will be demolished.
The Wayside Creek bisects the front of the property flowing in an east to west direction. The
creek bed extends along the property to the west and then flows beneath Jackson Street to the
north and then into the Connecticut Colony Subdivision. The plan indicates the area north of the
creek as a park area consisting of 1.37 acres or 59,747 sq. ft. A conservation protection zone for
stream valley preservation is required over the creek and shall have a 25-ft. setback from the edge
of the normal water level of the stream.
The plan for the proposed Village Green, RVG development provides for 14 ranch-style home
sites with a zero lot line limited common area community. The residents will own their home and
an exclusive use area surrounding it, and the remaining property will be designated as limited
common area and maintained by a homeowners association. The street will be private with no on-
street parking; 11 off-street parking spaces will be provided. The homeowners association will be
responsible for street maintenance. The applicant has provided draft copies of standards and
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 design guidelines for use of the common element, limited common elements and exclusive use
areas and declaration of condominium ownership. The documents include restrictions on the use
of individual units and common elements within the association. It may be appropriate to include a
condition that the draft Creekside Farm Standards and Design Guidelines and Declaration of
Condominium Ownership for Creekside Farms shall be incorporated in the rezoning request and
subsequent subdivision approval.
The plan indicates an exclusive use property area measuring 56 ft. wide by 87 ft. deep. The
proposed 40-ft. wide by 65-ft. deep ranch units building setbacks includes a 10-ft. front, 12-ft.
rear and eight (8)-ft. sides. The units have varying setbacks from the private drive ranging from
25 ft. to 40+ ft. The Commission may wish to discuss retention/preservation of the existing tree
stand located in the limited common areas along the perimeter of the property.
Per Chapter 1157.07 Special Provisions Relative to RVG Village Green Zones, Village Green
projects shall have recreation, park and common open space equal to or not less than 15 percent
of the total development area exclusive of streets. The 1.37 acres of park area provides for 23.37
percent open space of the 5.86-acre site. The applicant indicates sitting benches and gazebo will
be installed within the open space, but retention of the natural area may be desirable. A five (5)-ft.
trail will provide access to the future city park. Per 1117.04 Easements (d), where subdivisions are
adjacent to schools, parks or other public facilities, access easements shall be provided to those
facilities where deemed appropriate by the Planning Commission. Such access easements shall be
a minimum of 20 ft. in width and side yard setbacks for adjacent lots shall be measured from the
easement. The maximum density allowed for the RVG, Village Green district is 2.5 units per acre,
or 14.65 units for the 5.86-acre site.
Stipulations:
1. Comments per the City Engineer and Fire Department shall be addressed as part of any final subdivision plan
application.
2. A legal description of the property shall be submitted as part of the Formal Rezoning request.
3. The draft Creekside Farm Standards and Design Guidelines and Declaration of Condominium Ownership for
Creekside Farms shall be incorporated as part of the rezoning request and subsequent subdivision approval.
4. The exclusive use property area as 56-ft. wide by 87-ft. deep.
5. Building setbacks includes a 10-ft. front; 12-ft. rear and eight (8)-ft. sides
6. The existing tree stand located in the limited common areas along the perimeter of the property shall be
preserved.
7. The 1.37 acres of park area provides for 23.37 percent open space of the 5.86-acre site.
Exhibits: Cover Letter, Concept RVG Development Plan, GIS Map

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