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Red Wine & Brew Staff Report

Red Wine & Brew Staff Report

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Published by The News-Herald

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Published by: The News-Herald on Sep 07, 2012
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09/07/2012

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STAFF REPORTTo:
 
Municipal Planning
Prepared By:
 
Ronald M. Traub, Director CommissionEconomic & Community Development
Meeting Date
:September 13, 2012
Applicant
:Sam Shah for D&S Real Estate (Property and business owner)
Requested Action
:Conditional Use Permit and Preliminary Site Plan
Purpose
:To operate a tasting bar with outside drinking and dining
Existing Zoning
:B-2, General Business
Parcel ID Number 
:
16-A-027-0-00-006-0
Location
:9620 Old Johnnycake Ridge Road
Size
:13,000 sq. ft. building on a 1.38 acre site
Existing Land Use
:vacant land
Surrounding LandUse and Zoning
:
The site and surrounding properties are zoned B-2, General Business North: Endoscopy Center of Lake County
 
East: Lowes Home Improvement WarehouseSouth: Brightwood Animal Hospital & Tom’s Auto BodyWest: City detention basin
Zoning History
:
ApplicableRegulations
:1133 Site Development Plans1135.01 Conditional Use Permits Required1162 Landscaping, Screening and Buffering
Public Utilities
: West side of Old Johnnycake Ridge Road: gas line, 16-in water line, 18-in sanitary sewer line
Engineering Comments
:1.A Building Permit is required for new buildings. Plans shall be submitted for permit review by the ChieBuilding Official for conformance with the Ohio Building Code and necessary permits obtained.2.This use requires fire suppression sprinkler system.3.Site subject to NPDES Stormwater Permit requirements. Copy of permit or permit application required prior to start of construction.4.Site subject to City stormwater quality requirements. Site plan shall detail the installation and long termmaintenance plan of post-construction best management practices to manage stormwater quality per Cityrequirements.5.Erosion control plan including schedule for installation to be included in construction plans. (Refer toChapter 1353 of the Mentor Code of Ordinances) Plans to include City of Mentor standard SWP3 notesavailable at www.cityofmentor.com/live/storm-water-info/storm-water-management. 6.BMP Maintenance Agreement for stormwater management practices shall be submitted with permitapplication. Typical agreement form can be found atwww.cityofmentor.com/live/storm-water-info/storm-water-management.7.Final site plan to conform to City standards (available upon request) as part of next submittal.8.Existing or proposed commercial drive apron access shall be improved to conform to the O.D.O.T.Location and Design Manual Section 800 and Chapter 1173.05(e) of the Mentor City Code. 15’ (minimum)turnout radii required. 24’ (minimum) throat width required.
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6, 7 & 16
 
9.
Sidewalk conforming to City standards shall be constructed along front property and curb ramps shall beconstructed in walkways and driveways. 5’ (minimum) uniform tree lawn width shall be provided.10. All utilities servicing site shall be bored under Old Johnnycake Ridge Road as necessary.11.If pavement open cut is proposed for any utilities on Old Johnnycake Ridge Road, it will requireapproval from Mentor City Council. Right-of-way permit and Council approval to be coordinated throughCity Engineering Department.12.Provide typical sections for all drive aprons, sidewalks and all other paved areas.13.All easements and ownership rights over subject property shall be identified on site plan.14.Proposed asphalt pavement shall have a 1% minimum grade and concrete pavement shall have a 0.5%minimum grade.15.All existing utilities and proposed service connections shall be indicated on plan in their entirety.16.Provide copies of filed cross easements between adjoining properties to permit traffic movement as proposed and required by permit plan.17.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.18.Handicap parking with van accessibility and curb ramps shall be provided and be designed in accordancewith the Ohio Accessibility Guidelines. Handicap signing and mounting heights shall be detailed on the plans. Signs shall be mounted to a 7’ height to bottom of sign.19.All traffic control devices shall be designed, installed and maintained in conformance with the OhioManual of Uniform Traffic Control Devices and shall be detailed on the plan. Provide appropriatedirectional traffic control to promote safe and free flowing traffic movement within site. All sign sheetingmaterial shall be Type H reflective sheeting. All signs shall be mounted at a 7’ height to the bottom of thesign.20.Per purchase agreement (Ordinance 04-O-28) between the City of Mentor and the previous propertyowner, Harold Corey, applicant may claim credit for stormwater detention volume consistent with thevolume of water that would be detained in the original stream bed on the applicant’s side of the streamcenterline (which is also the property line). See attached purchase agreement.
Fire Department Comments
:1.Use group A-2 over 5,000 sq. ft. or over 100 occupants shall be provided with sprinklers.2.Provide required separation between the A-2 use group and the M use group.3.A fire hydrant shall be located within 250’ of all parts of the building as the hose lays.4.Knox Box Entry System required contact Fire Prevention at (440) 974-57685.Provide information on what the 2nd floor will be used for.6.Provide additional information on the kitchen. What will be prepared?7.Provide drive inter-connect with the business to the north
Police Department Comments
:
 No Comment
Analysis
:The applicant proposes to construct a 13,000 square foot two-story building to house Red, Wine& Brew a retail wine and beer store with a tasting area at 9620 Old Johnnycake Ridge Road. The1.38-acre site is located on the west side of Old Johnnycake Ridge Road and to the west of theLowes Home Improvement store. The proposed building will be 28-ft high and will be setback 69-ft from Old Johnnycake Ridge Road, eight (8) feet from the north property line, 44-ft from thesouth property line, and 43-ft from the rear property line. All of the building set backs meet or exceed the minimum code requirements established for the B-2, General Business district.The proposed building use is for the retail sale of wine, beer and cigars and includes a tasting bar area and outdoor patio. The facility will have a kitchen that will serve flat breads, cheese andcrackers and other “light” foods; it will not be a full service kitchen. Due to the limited kitchen
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menu the Administration is of the opinion that the use should be considered a bar/lounge and nota restaurant use. Per Chapter 1135.01 (a), conditional use permits are required for bars/lounges inthe B-2, General Business district.The floor plan indicates the sales counter adjacent to the entrance vestibule at the main entranceto the building. The area to the left side of the counter will be for the wine racks and coolers. A beer cave is located along the back wall with two (2) beer coolers on the right side of the store. Adisplay area for cigars is located at the front of the building by the main entrance. The servicearea includes a tasting area, spirits bar, beer tasting bar, chill lounge, prep kitchen and outdoor  patio. The service area will have four (4) reach-in beer coolers and a gas fireplace on thecommon wall with the patio. The spirits bar and tasting area will have seating for 48 and the chilllounge will have seating for 17. Two (2) stock rooms for merchandise are provided along the rear wall and south side of the building. The second floor of the facility will be used for wine classesand special wine tasting events.The proposed hours of operation of the retail business are Monday through Saturday 7:00 A.M.until 11:00 P.M and on Sundays from 9:00 A.M. until 9:00 P.M. The tasting area and bar areopen the same hours as the retail business except for on Fridays and Saturdays when the hourswill be extended until 1:00 A.M. The applicant anticipates there will be 20 employees needed tooperate the business.The 21’ x 77’ outdoor patio is located on the north side of the building. The majority of the patiois covered with a red clay tile roof supported with stone columns and surrounded with four (4)-ft.aluminum wrought iron style fencing with gates. The patio will provide a smoking area withseating for 14 and a non-smoking area with seating for 29 separated with a fireplace and wall.The applicant wishes to have soft background music on the outdoor patio as well as liveacoustical music on the non-smoking side of the patio. The applicant is advised that any outdoor music shall comply with Chapter 531 Noise Control.The Administration is concerned with potential noise complaints due to the proximity of the patioto adjacent residential properties. There are homes on Cherrywood Circle that are locatedapproximately 200-ft. from the rear property line of the retail wine/beer & bar facility. A Citystormwater retention basin was constructed between residential and commercial property on OldJohnnycake Road and a five (5)-ft. mound with an eight (8)-ft. high solid wood fence wasconstructed along the easterly side of the retention basin to provide a buffer to the adjacentresidential properties. The existing buffer mound and fencing will provide adequate screening of the outdoor patio.Site access is via a proposed 24-ft wide drive at the south side of Old Johnnycake Ridge Road andcross access easements with the medical office property to the north. The applicant is currentlyseeking a cross access and parking agreement with the adjacent property owner. The applicantwill need to provide a filed copy of a cross access easement between the adjoining propertyowner to permit traffic movement as proposed as well as a trip generation study.The site will have a 62 parking spaces (12 landbanked) based at a retail/office ratio of four (4)spaces per 1,000 gross sq. ft. of floor area. Nine (9) parking spaces along Old Johnnycake RidgeRoad encroach into the 10-ft parking setback. The applicant will need to secure a variance for the parking set back encroachment from the Board of Building and Zoning Appeals (BZA).Preliminary site plan approval by the Commission shall be contingent on approval of thevariance.The City Engineer is requiring a 5-ft sidewalk be constructed along the frontage of the property.There are currently sidewalks on the west side of Old Johnnycake Road with the exception of theCrossroads building at the corner of Brandywine Dr. On the east side of the street a sidewalk exists in front of Lowes and the dentist office.Preliminary provisions for stormwater detention include a proposed detention area at the rear of 
/var/www/apps/conversion/current/tmp/scratch_5/108700346.docCUP-8-12-3308 / SITE-8-12-3309

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