STAFF REPORT To: Municipal Planning Commission Meeting Date: Applicant: June 21, 2012

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Prepared By: Ronald M. Traub, Director Economic & Community Development

Greg Elmore & Jacquie Zeller of Lenity Architecture for Mentor Assisted Living LLC

Status of Applicant: Architects for property owner Requested Action: Preliminary Site Plan and Development Plan Amendment Purpose: Existing Zoning: Location: Size: Existing Land Use: To develop an assisted living and memory care facility. C-1, Conservation (Judgment Entry 03 CV 002378) South of Johnnycake Ridge Road (SR-84) between Garfield Road and Center Street (SR-615). The assisted living memory care facility will include 116 units; 71 assisted living and 45 memory care units. The building foot print is 54,121 sq. ft. on a 4.74 acre site. Undeveloped

Surrounding Land Use and Zoning: North: single family homes; zoned R-2, Single Family Residential East: Bolton Estate; zoned C-1, Conservation West: single family homes & Church of God; primarily R-4, Single Family Residential South: Interstate 90, Lakeland Community College and Heartland of Mentor Nursing Home; zoned B-1, Community Service and MRD, Research and Development Zoning History: In August of 2006, the Commission approved a development plan amendment to the Newell Creek Development Plan to develop a 118 suite retirement residence facility with four (4) duplex cottages. In November of 2006, the Commission approved a revised preliminary site plan and amended development plan to develop the 118 suite retirement residence and 86 unit assisted living facility with three (3) duplex cottages. In February of 2007, the Commission approved final site and architectural approval for the assisted living and retirement residence facility with three (3) duplex cottages. In 2009, Parker Place Retirement Residence was constructed. The assisted living facility was not constructed and final site plan approval has expired. Newell Creek Preserve Development Standards 1137.08 Changes to Development Plans Utility service will be extended from the Beaumont Drive cul-de-sacs.

Applicable Regulations: Public Utilities:

Engineering Comments: 1. A Building Permit is required for 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. 2. Stormwater detention provided for site in existing retention basin for Newell Creek. Therefore, no additional detention required. 3. Site subject to NPDES Stormwater Permit requirements. Copy of permit or permit application required prior to start of construction.
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4. Erosion control plan including schedule for installation to be included in construction plans. (Refer to Chapter 1353 of the Mentor Code of Ordinances) Plans to include City of Mentor standard SWP3 notes available at www.cityofmentor.com/live/storm-water-info/stormwater-management. 5. Final site plan to conform to City standards (available upon request) as part of next submittal. 6. All utilities servicing site shall be bored under Center Street and/or Overton Drive, as necessary. 7. All easements and ownership rights over subject property shall be identified on site plan. 8. Proposed asphalt pavement shall have a 1% minimum grade and concrete pavement shall have a 0.5% minimum grade. 9. All existing utilities and proposed service connections shall be indicated on plan in their entirety. 10. All existing cracked, and/or damaged, substandard sidewalk along front property line shall be replaced. 11. The results of the trip generation study do not indicate traffic impacts significant enough to require a traffic impact study. 12. Handicap parking with van accessibility and curb ramps shall be provided and be designed in accordance with the Ohio Accessibility Guidelines. Handicap signing and mounting heights shall be detailed on the plans. Signs shall be mounted at a 7 height to the bottom of the sign. 13. 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. 14. Plant material for landscaping shall be low growth type near the drive exit to maintain safe sight distance for traffic entering public roadway. Applicant shall provide written confirmation and plan modifications with next submittal as to the disposition of each of the above comments. Fire Department Comments: 1. All stairways shall be marked with floor level and direction in relation to the building. Please contact the FD regarding this. 2. The Fire Department storz connection shall be located as discussed, and shall have a hydrant within 75' of the connection. 3. Meet all Fire and Building Code requirements. 4. Fire lanes around the building shall be marked with signs and pavement markings. 5. The Fire Department is requesting a meeting with the developer prior to submitting drawings, as to have a mutual understanding of what is being required. 6. Turning radius shall be 25 ft inside & 50 ft outside. 7. Provide an interconnection with Parker Place Retirement facility to provide a secondary means of access as discussed. 8. Fire hydrant spacing shall be per code as discussed. 9. Elevator cycle time shall be approved by the FD and adjusted as necessary. 10. Elevator size shall accommodate a rescue squad cot. 11. Canopy height shall be at least 13' 6". 12. Knox boxes required at all entrance doors. 13. Combustible landscaping material shall not be used (mulch) adjacent to the building. Police Department Comments: Request two accesses to Center Street Analysis: The applicant is requesting preliminary site plan approval and an amendment to the Newell Creek Development Plan to develop a two-story assisted living and memory care facility, Mentor Senior Living. The facility will have 71 assisted living units, eight (8) are two bedroom units for a total of 79 beds; 25 memory care units, five (5) are private and 20 are semi private (two beds)
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for 45 total beds; seven (7) enhanced care units, four (4) are private and three (3) are semi private (two beds) for a total of 10 beds. The facility will have 103 units and 134 beds. The assisted living and memory care is for seniors who do not require the specialized services of a nursing home, but are in need of some type of assistance with the daily routine. The memory care suites will provide a secure and homelike environment for persons with Alzheimers, dementia and related memory issues. Services provided at the facility include three (3) daily meals, housekeeping, laundering and private bus transportation. Additional services are offered as requested by residents including assistance with medications, bathing, grooming and dressing. Per Chapter 1137.08 Changes to Development Plans, the Planning Commission may approve a change to a development plan for a rezoning if the Commission finds the proposed change to be in substantial agreement with the previously approved development plan. The initial plan amendment at Newell Creek was reviewed by the Commission in December, 2004 which reprogrammed 40 acres at the southwest corner of the development for office use in lieu of single family attached housing (approximately (80 units) and single family lots (86). The additional office area was to accommodate approximately 600,000 sq. ft. of building area. The second development plan amendment was the reorientation of an east/west connector road (Norton Parkway) which provided more direct access to Center Street and relocated the attached single family units to the north side of the Norton Pkwy. One hundred and sixty-five Cluster Residential Units were noted on the plan which replaced 97 single-family lots. The third amendment to the development plan was in August of 2006 when the Commission approved a 118 suite retirement residence facility with four (4) duplex cottages. The Commission amended the development plan in November of 2006, to develop the 118 suite retirement residence and 86 unit assisted living facility with three (3) duplex cottages. The retirement facility replaced 24 single-family lots, while the assisted living will displace 21 single-family lots. The preliminary site plan indicates the location of the two-story building, parking areas, access drives, sidewalks, refuse enclosure, transformer and emergency generator. The dashed line in front of the parking lot is the minimum 100-ft. buffer required along Center Street. Proposed building set backs include 155-ft. front, 62-ft. south side and 41-ft. north side and 38-ft. rear. The rear of the building will abut the rear yards of single family lots that will be platted as part of the extension of Walcott Way. The north side of the building will be located approximately 70-ft from the side of the existing attached townhomes located on Overton Drive. The Administration is recommending screening be provided between the proposed single family lots and the attached townhomes. Screening methods could include a berm, fencing and/or landscape plantings such as clusters of evergreens, shrubs and understory and shade trees. The final landscape plan shall provide for screening of the adjacent single family lots and attached townhomes. Access to the site is provided by an existing drive apron onto Overton Drive located approximately 100-ft. from the right-in and right-out drive onto Center Street. The 24-ft. wide access drive provides access to the parking areas located at the front and south side of the building and to a covered entrance canopy at the main building entrance. The Fire Department has commented that the minimum height of the canopy shall be 13.5-ft. high for clearance for emergency vehicles. An interconnecting roadway with the Parker Place retirement facility provides a second means of access as recommended by the Administration. The applicant shall provide recorded copies of cross access easements with the adjoining property owner to permit traffic flow as proposed prior to issuance of a building permit. A one-way 20-ft service drive is provided around the rear and north sides of the building with a gated access drive onto Overton Drive. The Fire Department requested access around the entire
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building in order to provide better patient care when transporting residents from the facility to emergency medical facilities and emergency evacuation procedures. There are several access doors on the perimeter of the building that provide a shorter distance for transporting patients from the facility to EMS vehicles. The Administration will contact Parker Place regarding the possibility of interconnecting of the parking lots at the rear service drive by the refuse enclosure to promote better access between both sites. The applicant is advised that the fire lanes around the building shall be marked with signs and pavement markings. The parking lot provides for 71 parking spaces located at the front and south side of the building. The Institute of Transportation Engineers, 3rd Edition Parking Generation uses a parking ratio of 0.50 spaces per dwelling unit for an assisted living facility. The facility will have 103 units requiring 52 parking spaces. The results of the trip generation study do not indicate traffic impacts significant enough to require a traffic impact study. Stormwater detention for the proposed assisted living and memory care facilities was provided in the existing detention basin located at the northwest corner of the Newell Creek development (Garfield and Johnnycake Ridge Road), therefore no additional detention is required. The applicant has provided preliminary building elevations and a color rending of the two-story (29-7) building. The building materials include a combination of four (4)-inch brick units, cement board and shingle siding with asphalt-shingled roofs. The applicant has indicated that the brick will be replaced with stone in order to match the appearance of the Parker Place building. The entrance canopy includes brick columns with hipped roof. The color rendering indicates the building material colors are dark and light brown, beige and cream colored shingle siding. The applicant is advised that a building materials sample board shall be provided for Commissions review as part of the final site plan submission. A landscape plan will be required as part of the final site plan submission and shall include foundation plantings in planting beds, shade trees within all landscape islands, street trees planted 40-ft. on center along Center Street and an underground irrigation system. The applicant is advised that a landscape bond in the amount of 100 percent of the cost of the material and installation is required prior to the issuance of a building permit. The bond duration is for one (1) year from the date final occupancy is granted for the building. The Fire Department is requesting that non- combustible mulch and/or decorative stones be utilized adjacent to the foundation of the buildings when flammable the construction material such as vinyl siding is used. The landscape plan and/or site plan shall provide construction details of the refuse enclosure which shall be constructed from matching masonry units if possible. The final site plan shall provide a photometric study of the level of lighting at the property line which shall not exceed 11 lux at the property line. Only fully shielded fixtures are permitted and detail cut sheets shall be provided for all outdoor light fixtures. Stipulations - Amended Development Plan: 1. The Newell Creek Development Plan shall be amended to include an assisted living and memory care facility for Mentor Assisted Living, LLC. 2. The facility will have 103 units with 134 beds; 71 assisted living units, eight (8) are two (2) bedroom units for a total of 79 beds; 25 memory care units, five (5) are private and 20 are semi private (two beds) for 45 total beds; seven (7) enhanced care units, four (4) are private and three (3) are semi private (two beds) for a total of 10 beds. Stipulations Preliminary Site: 1. Comments per the City Engineer and Fire Department shall be addressed and included in writing as part of the final site plan submission.
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2. The final landscape plan shall provide for a landscaped buffer for screening of the service drive for the assisted living and memory care facility from the adjacent single family lots and attached townhomes Exhibits: Site Plans, Floor Plans, Building Elevations, Color Rendering, GIS Aerial Map

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