STAFF REPORT

To: Municipal Planning Commission

Prepared By: Ronald M. Traub, Director

Economic & Community Development

Meeting Date:

July 28, 2016

Applicant:

Chris Buday (Boldt) for Lake Mentor Properties, LLC for Mentor Board of Education

Status of Applicant: Developer

Requested Action: Preliminary Site Plan
Purpose:

To construct an 86,000 sq. ft. medical office, wellness and aquatic center.

Existing Zoning:

B-2, General Business

Parcel ID Number:

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

Location:

8655 Market Street

Size:

9.087 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 rezoning (Issue 2) was approved by the electorate at the March 15, 2016 Primary
Election. In January of 2016, City Council approved Ordinance 16-O-02 to rezone the
property from R-4, Single Family Residential to B-2, General Business with a
development agreement. At the December 3, 2015 Planning Commission meeting it was
decided by a vote of 5-2 to recommend approval of a rezoning of 11.059 acres from R4, Single Family Residential (22,000 sq. ft.) to B-2, General Business with three (3)
conditions. The Planning Commission reviewed the informal rezoning request at the
November 5, 2015 meeting. The undeveloped property has been utilized for overflow
parking for events at the stadium and City fireworks display.
Applicable
Regulations:

Public Utilities:

1133.05 Preliminary Site Plans

1162.11 Buffering Requirements
1173.04 Bicycle Parking Requirements
Utility service is available in the street right-of-ways.

Engineering Comments:
BUILDING
{B6*} A Building Permit is required for (interior or exterior alterations) (additions) (new buildings). Plans shall
be submitted for permit review by the Chief Building Official for conformance with the Ohio Building
Code and necessary permits obtained.
STORMWATER/SUBDIVISION
{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
review. Drainage Design Standards are available upon request.
{ST16} Site may be subject to NPDES Stormwater Permit requirements. Copy of permit or permit application
required prior to start of construction.
/var/www/apps/conversion/tmp/scratch_5/324568155.doc

SITE-07-16-6910

{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)
{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 available upon request.
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 Market St & Munson Rd. as necessary.
{CS9}* If pavement open cut is proposed for any utility, it will require approval from Mentor City Council.
Right-of-way permit and Council approval to be coordinated through City Engineering Department.
{CS11} All easements and ownership rights over subject property shall be identified on site plan.
{CS14} All existing utilities and proposed service connections shall be indicated on plan in their entirety.
{CS15} All existing cracked, and/or damaged, substandard sidewalk along front property line shall be replaced.
{CS19} If any existing drive apron is to be abandoned, reconstruct curb to match adjacent curbing. Area behind
curb shall be restored.
Provide civil/site drawings for the site for review.
TRAFFIC
{T4}* Munson Rd. drive access shall be right in/right out only. Provide appropriate signage.
(C6) Handicap parking with van accessibility and curb ramps shall be provided and be designed in accordance
with Chapter 11 of the Ohio Building Code. Handicap signing and mounting heights shall be detailed on
the plans. Signs shall be mounted to a 7 height to bottom of sign.
{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
material shall be Type H reflective sheeting. All signs shall be mounted at a 7 height to the bottom of the
sign.
{T14} Applicant is requested to provide bicycle parking and access for the site.
Per the traffic impact study, the Market St. left turn lane for the site requires a total length of 280 feet
with tapers. Provide reconstruction plans for Market St. to accommodate left turn lane.
Fire Department Comments:
1. Submit utility plan showing hydrant locations and pipe size of fire lines.
2. Fire Department connection shall be within 75' of a fire hydrant.
Police Department Comments:
No concerns
Analysis:

The applicant proposes to construct an 86,000 sq. ft. medical office, wellness and aquatic center
at 8655 Market Street. The site is located to the south of Jerome T. Osborne Stadium, to the
west of Packard Court and to the north of the Laketran Park-n-Ride lot. City Council approved
Ordinance 16-O-02 with a development agreement limiting the property to specific B-2, General
Business uses at their January 7, 2016 meeting. The rezoning (Issue 2) was approved by the
electorate at the March 15, 2016 Primary Election. City Council approved a resolution of the
draft purchase and sales agreement of the City-owned property at their July 5, 2016 meeting. The
resolution will include details related to the overflow parking area indication on the site plan.
The preliminary site plan is similar to the development site plan dated November 9, 2015 reviewed
by the Commission as part of the rezoning request. Minor modifications include relocating the

/var/www/apps/conversion/tmp/scratch_5/324568155.doc

SITE-07-16-6910

detention basin to the existing basin south of the football stadium; the footprint of the building
was shifted to the north and east; relocating the trash dumpster to the north side of the building;
the parking lot at the west side of the building was shifted to the north away from the residential
properties on Packard Court; and the overflow parking area will remain in the ownership of
school district. The acreage of the development is reduced from 12.27 acres to 9.087 acres as a
result of the overflow parking area not being indicated in the minor subdivision. The proposed
westerly property line will extend 90 ft. to the west of Packard Court instead of 240 ft. as
indicated on the rezoning development plan.
The proposed building setbacks are 257 ft. set back from Market Street, 102 ft. from Munson
Road, 145 ft. from nearest property line on Packard Court and 150 ft. from the proposed west
side property line abutting the overflow parking area. The setback from the property line on
Packard Ct. was increased from 112 ft. All of the building setbacks meet the minimum setback
requirements established for the B-2, General Business district.
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. The site and
landscape plan indicate a 91.5-ft landscape buffer will be provided along the east side and 85-ft. to
90-ft. buffer along the north side of residential properties on Packard Court adjacent to the
parking lot. The existing six (6)-ft. high berm and trees will remain along the east side property
line of Packard Court and a six (6)-ft. berm is proposed along the north side property line. The
final landscape plan shall include a tree survey of the existing trees in the buffer area and a detailed
plant material list of the supplemental plantings. The required number of plantings per 100 linear
feet (335-ft.) of Buffer Type H at a buffer width of 75 ft. requires 33 canopy trees, 40 understory,
150 shrubs, and 91 evergreen/conifers. The applicant is advised that a Conditional Use Permit
will need to be obtained as part of the final site plan approval for any waiver by the Planning
Commission to the buffer requirements.
The preliminary building elevations for the 35-ft. high building indicate it will be constructed of
split face block on the lower four (4) ft. of the building with a brick veneer above. The elevations
include large storefront windows with metal panels on all building elevations. The elevations
indicate individually screened roof-top mechanical units extending 10 ft. above the roof line of the
building. It may be appropriate to explore the possibility of installing ground-mounted units
which would be less visible.
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 a second 30-ft. wide access drive onto Munson
Road. The Munson Road drive includes right-in, right-out turn restrictions. The Trip Generation
and Traffic Impact Study prepared by Environmental Design Group indicate a left turn lane will
need to be installed on Market Street with 100 ft. of storage and a taper of 180 ft. It is
recommended that the developer set up a meeting with the City Engineer to review the proposed
design of the left turn lane. The applicant will need to provide the City Engineer with construction
plans of Market Street to accommodate the proposed left turn lane. The site plan indicates the
orientation of the access drives within the parking lot was improved by providing a separate 2430-ft. access drive around the east side of the building adjacent to the ambulance entry for the
urgent care facility. The access drive provides a direct route between Market Street and Munson
Road.
The site plan indicates 425 parking spaces are required, while 428 spaces are provided including
eleven (11) handicapped spaces. The Traffic Impact Study indicates the floor area use
designations are 50,000 sq. ft. of fitness, 25,000 sq. ft. of medical office, and 10,000 sq. ft. of
urgent care. The fitness use would require a minimum of five (5) spaces or a maximum of seven
(7) spaces per 1,000 sq. ft. or a minimum of 250 spaces and maximum of 350 spaces. An urgent
/var/www/apps/conversion/tmp/scratch_5/324568155.doc

SITE-07-16-6910

care and medical offices require a minimum of five (5) spaces or a maximum of 5.5 spaces per
1,000 sq. ft.; a minimum of 175 spaces and maximum of 193 spaces. Based on the identified uses,
a minimum of 425 spaces or maximum of 543 spaces are required. Per 1173.04 Bicycle Parking
Requirements, on-site bicycle parking shall be provided for all new non-residential develop
projects. The final site plan shall provide for location of bike racks meeting the design standards
within the code.
The preliminary landscape plan provides for foundation planting adjacent to the building, street
trees and planted landscaped islands. The final landscape plan shall provide for an underground
irrigation system. The applicant is advised that a landscape bond in the amount of 100 percent of
the cost of the plant material and installation is required to be submitted prior to the issuance of a
building permit for the project. Details shall be provided on the trash enclosure which shall be
constructed from match masonry units with a solid gate.
The final site plan shall provide for a photometric plan indicating the level of lighting at the
property line which does not exceed 11 lux and or one (1) foot candle. The plan shall provide
location of all outdoor light fixtures which shall be fully shielded fixture. Detail cut sheets shall be
provided on all light fixtures.
Conditions Prelim Site:
1. Comments per the City Engineer and Fire Department shall be addressed in writing and included as part of
the final site plan submittal.
2. The landscape plan shall include a tree survey of the existing trees in the buffer, detailed plant material list,
underground irrigation system and construction details on the trash enclosure.
3. The final site plan shall provide the location of a bike rack and design details of said bike rack.
4. The final site plan submittal shall provide a photometric plan indicating the level of lighting at the property
line and provide for detail cut sheet of all outdoor light fixtures.
5. The roof-mounted HVAC units shall be addressed with approved screening or relocated.
Exhibits:

Application, Rezoning Development Plan, Site Plan, Grading and Stormwater Plan, Preliminary
Landscape Plan, Building Elevations, GIS Map

/var/www/apps/conversion/tmp/scratch_5/324568155.doc

SITE-07-16-6910