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STAFF REPORT
To: Municipal Planning Prepared By: Ronald M. Traub, Director
Commission Economic & Community Development
Meeting Date: August 17, 2017
Applicant: Greg Sommers, Sommers Real Estate Group LLC for Margaret Burckart and Timothy
Eaton (property owner) and Michael Clemente
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-A-022-0-00-009-, 010-, 011-, 012- & 020-0
Location: 7850 & 7910 King Memorial Road
Size: 15.7 acres
Existing Land Use: Single-family homes and undeveloped land
Surrounding Land
Use and Zoning: North: single-family homes; zoned R-4, Single Family Residential & RVG, Village Green
East: single-family home; zoned R-4, Single Family Residential.
South: single-family homes; zoned RVG, Village Green
West: single-family homes; zoned RVG Village Green.
Zoning History: The home at 7850 King Memorial Road was built in 1940; the home at 7910 King
Memorial Road was built in 1890. In May of 2017, the Commission reviewed the
informal rezoning request for 34 sublots.
Applicable
Regulations: 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: Utility service is available in the King Memorial Road street right-of-way.
Engineering Comments:
STORMWATER/SUBDIVISION
{CU1} Provide a 12 ft. minimum utility easement and a 3 ft. City utility easement adjacent to new roadway.
{ST4} Stormwater detention required per City Ordinance. Calculations for drainage and detention required for
City review and approval. Calculations received for proposed subdivision are subject to review and
approval by the City. Drainage Design Standard sheets to be completed and submitted for City 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.

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{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)
{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.
{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 between sublots 11&12, as well as the proposed 6 wide pedestrian trail to be installed by
developer unless specifically waived by Planning Commission. Provide sidewalk along King Memorial
Road.
{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.
Sidewalk easement required over sidewalk outside of public right-of-way.
A stormwater easement is required from Hidden Hollow Home Owners Association if detention basin is
to discharge through Hidden Hollow subdivision.

CIVIL/SITE
{CS1} Final site plan to conform to City standards (available upon request) as part of next submittal.
{CS7} All utilities servicing site shall be bored under King Memorial as necessary.
{CS9} If pavement open cut is proposed for any utility on King Memorial, it will require approval from Mentor
City Council. Right-of-way permit and Council approval to be coordinated through City Engineering
Department.
{CS13}Proposed asphalt pavement shall have a 1% minimum grade and concrete pavement shall have a 0.5%
minimum grade.

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.
{T6} All traffic control devices shall be designed, installed and maintained in conformance with the Ohio
Manual of Uniform Traffic Control Devices and shall be detailed on the plan. Provide appropriate
directional traffic control to promote safe and free flowing traffic movement within site. All sign sheeting
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 material shall be Type H reflective sheeting. All signs shall be mounted at a 7 height to the bottom of the
sign.

Applicant shall provide written confirmation and plan modifications with next submittal as to the disposition
of each of the above comments.
Fire Department Comments:
Fire hydrants required per City Ordinance.
Police Department Comments:
No comment
Analysis: The applicant has submitted a formal rezoning request of 15.7 acres fronting on King Memorial
Road from R-4, Single Family Residential to RVG, Village Green. The site is located on the west
side of King Memorial Road north of Hidden Glen Drive and west of Hidden Hollow Drive. The
homes at 7850 and 7910 King Memorial Road will be demolished. In May of 2017, the
Commission reviewed an informal zoning request for a 34 sublot Village Green development.
The development plan was revised to provide a through street eliminating the 1,144 ft. cul-de-sac
and the emergency access to King Memorial Road. The Administration recommended the
elimination of the cul-de-sac in order to provide two points of entry for safety forces to access the
subdivision. Maintenance issues associated with emergency access drives has been a concern for
safety forces in the past.
The plan indicates a 60-ft. public right-of-way with two (2) street intersections with King
Memorial Road. The northerly street intersection will align with Goodell Court and the southerly
street intersection is located 320 ft. north of Hidden Glen Drive from centerline of the street right-
of-way. Headlight mitigation may need to be provided for the home located at 7907 King
Memorial Road. Sidewalks are proposed on both sides of the streets and between the open space
area between sublots 11 and 12. The City Engineer has commented sidewalks shall be provided
along King Memorial Road. The applicant is required to submit a trip generation study as part of
the preliminary subdivision application.
The subdivision layout was revised to accommodate sublots on either side of the extended
through street. Three (3) sublots are proposed on the south side of the street requiring the
demolition of the existing home at 7910 King Memorial Road. The applicant has indicated they
may have an architect and/or engineer do a building assessment of the existing home to determine
if it is financially feasible to rehabilitate.
The development plan provides for additional green space and functional amenities such as
walking trails, benches with seating areas, and gazebos discussed as part of the informal rezoning
review. The sublots adjacent to King Memorial Road will have a green space buffer area ranging
from 25 ft. to 30 ft. The landscape plan submitted with the subdivision shall provide a detailed
landscape plan of the open space and amenities to be installed such at pedestrian trails, benches
and gazebos. An open space area is planned at the rear of sublots 25 through 36 with a pedestrian
trail connecting to the sidewalk and open space along the northerly property line. A 15-ft. wide
buffer is provided along the southerly property line adjacent to the rear yards of Hidden Glen
Drive for sublots 12 through 23. An existing stand of trees located at the northeast corner of the
property will buffer the rear yards of sublots 1 through 4 from King Memorial Road.
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 plan provides for 4.97 acres of open space
or 33.3 percent of the site excluding the area of the street right-of-way. The maximum density
allowed for the RVG, Village Green district is 2.5 units per acre or 39 units for the 15.7-acre site;
37 units are proposed.

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 The minimum lot width is approximately 70 ft. and the sublots will have varying front building
setbacks with a minimum setback of 25 ft. Side building setbacks provide a minimum of 20 ft.
between structures. The Fire Department is requiring a minimum side building setback of 15 ft.
gutter to gutter. The minimum rear building setback is 30 ft. The subdivision plat shall include
building setbacks which are established by the development plan for the RVG, Village Green
zoning.
A detention basin will be constructed to the north of sublots 5 through 8. A stormwater easement
is required from Hidden Hollow Homeowners Association if the detention basin is to discharge
through the Hidden Hollow subdivision. The Administration has met with the president of the
Hidden Hollow Homeowners Association and the developer to discuss drainage and stormwater
detention for the proposed residential development and the existing conditions of the Hidden
Hollow stormwater system. Should the detention basin discharge through the Hidden Hollow
subdivision, it may be possible to include some enhancements to their existing stormwater system.
The detention basin could discharge along the open space area along the northerly property line to
the right-of-way on King Memorial Road.
Stipulations:
1. Comments per the City Engineer and the 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 to City Council.
Exhibits: Cover Letter, Concept RVG Development Plan, GIS Map

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