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STAFF REPORT To: Municipal Planning Commission Development Meeting Date: December 5, !

"# Applicant: Todd $aldo %or &iant Eagle, 'nc. Status of Applicant: (r. Manager, Real Estate Development & Construction Requested Action: Preliminary (ite Plan and Conditional )se Permit *C)P+ Purpose: To construct a ve,icle service station -it, convenience mar.et and outdoor patio Existing oning: /0#, 'nterc,ange (ervice Parcel !D "u#$er: "10/0!#!0!0!!0!"", !"20! & "10/0! 2030!!0! %ocation: 3ddress to be assigned Si&e: Proposed 5,54! s5. %t. building on a .!0acre site Existing %and 'se: T-o * + o%%ice buildings Surrounding %and 'se and oning: 0! Prepared By: Ronald M. Traub, Director Economic & Community

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oning (istory: Applica$le Regulations:

6ort,: Red 7obster Restaurant8 9oned /0#, 'nterc,ange (ervice East: (peed-ay and (,eet9 service stations8 9oned /0#, 'nterc,ange (ervice (out,: :irst Merit /an.8 9oned M'P, 'ndustrial Par. & M0", 7ig,t Manu%acturing $est: &/(3 'ncorporated8 9oned M'P, 'ndustrial Par. T,e o%%ice building at ;;5! Reynolds Road -as constructed in "245 and t,e o%%ice building at ;;11 Reynolds Road -as constructed in "241. ""## (ite Development Plans ""55.!" (c,edule o% District Regulations *m+ C,apter ""1".!< (pecial Provisions 3pplicable to Commercial =ones *a ""1 7andscaping, (creening and /u%%ering

Pu$lic 'tilities: E>isting utilities are located -it,in t,e street rig,t0o%0-ays at Reynolds Road and 'ndustrial Par. /oulevard. Engineering )o##ents: ". 3 /uilding Permit is re5uired %or ne- buildings. Plans s,all be submitted %or permit revie- by t,e C,ie% /uilding ?%%icial %or con%ormance -it, t,e ?,io /uilding Code and necessary permits obtained. . (torm-ater detention re5uired per City ?rdinance. Calculations %or drainage and detention re5uired %or City revie- and approval. Drainage Design (tandard s,eets to be completed and submitted %or City revie-. Drainage Design (tandards are available on City -ebsite under @(torm-ater 'n%oA. E>isting site currently uses oversi9ed storm se-er %or underground detention. Proposed site -ill use above ground detention. #. Provide emergency over%lo- %or proposed detention %acility. <. (ite subBect to 6PDE( (torm-ater Permit re5uirements. Copy o% permit or permit application re5uired prior to start o% construction. 5. (ite subBect to City storm-ater 5uality re5uirements. (ite plan s,all detail t,e installation and long term maintenance plan o% post0construction best management practices to manage storm-ater 5uality per City re5uirements. 1. Erosion control plan including sc,edule %or installation to be included in construction plans. *Re%er to C,apter "#5# o% t,e Mentor Code o% ?rdinances+ Plans to include City o% Mentor standard ($P# notes available at ---.cityo%mentor.comCliveCstorm0-ater0in%oCstorm0-ater0management.
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;. /MP Maintenance 3greement %or storm-ater management practices s,all be submitted -it, permit application. Typical agreement %orm can be %ound at ---.cityo%mentor.comCliveCstorm0-ater0in%oCstorm0 -ater0management. 4. :inal site plan to con%orm to City standards *available upon re5uest+ as part o% ne>t submittal. 2. 3ll utilities servicing site s,all be bored under Reynolds Road and 'ndustrial Par. /lvd. as necessary. "!. '% pavement open cut is proposed %or any utility, it -ill re5uire approval %rom Mentor City Council. Rig,t0 o%0-ay permit and Council approval to be coordinated t,roug, City Engineering Department. "". Drive-ay s,all be so designed to accommodate truc. tra%%ic at appropriate locations. Provide typical sections %or all drive aprons, side-al.s and all ot,er paved areas. " . (ite plan s,all indicate all permanent parcel numbers associated -it, and adBacent to site. ?-ners,ip o% eac, parcel s,all also be indicated. 3 lot consolidation plat s,all be prepared and %iled at t,e 7a.e County RecorderEs ?%%ice. "#. Proposed asp,alt pavement s,all ,ave a "F minimum grade and concrete pavement s,all ,ave a !.5F minimum grade. "<. 3ll e>isting utilities and proposed service connections s,all be indicated on plan in t,eir entirety. "5. '% any e>isting drive apron is to be abandoned, reconstruct curb to matc, adBacent curbing. 3rea be,ind curb s,all be restored. "1. 't is pre%erred t,at access to 'ndustrial Par. /lvd. be limited to one pointClocation. Drive apron s,all be located t,e ma>imum distance %rom street intersections and be consistent -it, internal tra%%ic needs and movements. ";. T,e applicant pursuant to ""##.!5*%+ or """#.! *p+ o% t,e Mentor Code o% ?rdinances is re5uired to provide a trip generation study. "4. 't is e>pected t,at access toC%rom Reynolds Road -ill be limited to rig,t inCrig,t out. Go-ever, le%ts0in may be considered dependent upon results o% t,e trip generation report. "2. Gandicap par.ing -it, van accessibility and curb ramps s,all be provided and be designed in accordance -it, C,apter "" o% t,e ?,io /uilding Code. Gandicap signing and mounting ,eig,ts s,all be detailed on t,e plans. (igns s,all be mounted to a ;E ,eig,t to bottom o% sign. !. 3ll tra%%ic control devices s,all be designed, installed and maintained in con%ormance -it, t,e ?,io Manual o% )ni%orm Tra%%ic Control Devices and s,all be detailed on t,e plan. Provide appropriate directional tra%%ic control to promote sa%e and %ree %lo-ing tra%%ic movement -it,in site. 3ll sign s,eeting material s,all be Type G re%lective s,eeting. 3ll signs s,all be mounted at a ;E ,eig,t to t,e bottom o% t,e sign. ". 3pplicant is re5uested to provide bicycle par.ing and access %or t,e site. Applicant shall provide written confirmation and plan modifications with next submittal as to the disposition of each of the above comments. Fire Depart#ent )o##ents: • 3 %ire ,ydrant s,all be located -it,in 5!H o% all parts o% t,e building as t,e ,ose lays, or as re5uired by t,e %ire c,ie% %or tactical purposes. • • ?btain underground storage tan. permits %rom t,e state %ire mars,al. Re5uest Ino> bo> entry system.

Police Depart#ent )o##ents: • 6o Comment Analysis: T,e proposal is to construct a 5,54! s5. %t. &iant Eagle, &et&o pump islands and convenience store -it, an outdoor patio at ;;5! Reynolds Road. T,e site is located at t,e nort,-est corner o% t,e intersection o% Reynolds Road and 'ndustrial Par. /oulevard and is 9oned /0#, 'nterc,ange (ervice. T,e t-o * + o%%ice buildings on t,e site -ill be ra9ed as part o% t,e redevelopment o% t,e site. Per C,apter ""55.!" (c,edule o% District Regulations *m+, service stations are listed as a permitted use in t,e /0#, 'nterc,ange (ervice district and outdoor dining and drin.ing patios are conditionally permitted. T,e %acility -ill be open < ,ours a day and -ill ,ave #! employees.
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T,e single0story convenience building is set bac. "4! %t. %rom %ront property line along Reynolds Road and appro>imately 45 %t. %rom corner side property line at 'ndustrial Par. /oulevard. 3ll o% t,e building setbac.s e>ceed t,e code minimums establis,ed %or t,e /0#, 'nterc,ange (ervice district. T,e proposed %uel canopy is set bac. 54.2! %t. %rom t,e Reynolds Road street rig,t0o%0-ay, t,e minimum %ront building set bac. is "!! %t. 3n application %or a variance %or t,e %ront set bac. o% t,e canopy ,as been submitted %or t,e December "!, !"# /oard o% /uilding and =oning 3ppeals */=3+ meeting. Preliminary site plan approval is contingent on approval o% t,e variance re5uest. T,e site plan indicates a %uture compressed natural gas enclosure may be constructed at t,e nort, side o% t,e site. T,e applicant is advised t,at t,e C6& enclosure is located -it,in t,e "!!0%t. %ront building set bac. and -ill re5uire a set bac. variance. )nderground storage tan.s are located to t,e sout, o% t,e canopy and permits are re5uired %rom t,e (tate o% ?,io :ire Mars,al. 3 %ree air mac,ine is located at t,e %ront o% t,e par.ing lot. T,e &et&o -ill ,ave eig,t *4+ %uel dispensers -it, "1 %ueling stations located under t,e service canopy. T,e site plan indicates %our *<+ outdoor merc,andiser storage structures located bet-een t,e %uel dispensers %or storage o% -inds,ield -as,er %luid and gas cans *see p,oto+. 3 propane storage cage is located on t,e side-al. at t,e sout, side o% t,e building an ice mac,ine, Redbo> and "10%t. outdoor merc,andiser is located on t,e side-al. in %ront o% t,e building. Per C,apter ""1".!< (pecial Provisions 3pplicable to Commercial =ones *a+8 t,ere s,all be no storage or display o% any materials, e5uipment, inventory, merc,andise, -ares or vending mac,ines -it,in t,e %ront building set bac. and side building set bac.s adBacent to t,e public rig,t0o%0-ay. ?utside displays, storage areas, or vending mac,ines s,all not occupy public or private side-al.s, drive aisles, landscaped areas or par.ing areas, unless designated as an outside vending and storage area on a site development plan approved by t,e Planning Commission. T,e 3dministration -ould note t,at t,e recently approved (,eet9 (tation did not ,ave any outdoor display areas. (,ould t,e Commission -is, to approve any outdoor storage areas, it is recommended t,ey be screened %rom o%%0site vie-s -it, a bric. enclosure matc,ing t,e building. T,e outdoor patio is located on t,e east side o% t,e building and provides %or %our *<+ tables -it, seating %or "5 customers. Per C,apter ""55.!" (c,edule o% District Regulations *m+8 outdoor dining and drin.ing patios are conditionally permitted in t,e /0#, 'nterc,ange (ervice district. 3 p,oto -as provided s,o-ing t,e patio %urniture at a similar %acility. T,e tables and c,airs are constructed o% a gray aluminum and are bolted to t,e concrete patio %loor and t,e tables ,ave red umbrellas. T,e patio is surrounded by decorative -roug,t iron style %encing constructed o% blac. aluminum and bollards -it, plastic blac. sleeves. T,e patio ,ours are t,e same as t,e store. T,e applicant -is,es to install outdoor spea.ers and provide so%t bac.ground music to t,e patio. 3 generator and trans%ormer are located to t,e rear o% t,e outdoor patio and -ill be screened -it, Tre.s style board %encing. 3n eig,t *4+0%t -ide side-al. along t,e %ront o% t,e building provides access to t,e patio. T,ere is no direct access %rom t,e building. 3ccess to t,e patio %rom t,e building is provided %rom t,e main entrance at t,e %ront o% t,e building via t,e concrete side-al.. 3ccess to t,e site is provided by t,ree *#+, #!0%t -ide drive aprons8 one at Reynolds Road and t-o on 'ndustrial Par. /oulevard. T,e City Engineer ,ad commented t,at t,e Reynolds Road apron be constructed as a rig,t0inCrig,t0out alt,oug, le%t0ins may be permitted dependent on t,e trip generation study. T,ere is an e>isting center turning lane on Reynolds Road t,at -ould provide %or stac.ing o% %our *<+ to %ive *5+ ve,icles ma.ing le%t turns into t,e service station. 't is pre%erred t,at access to 'ndustrial Par.-ay be limited to an access point located t,e ma>imum distance %rom t,e street intersection. T,e %inal site plan s,all provide turning radius movements %or tan.er truc.s %or %uel delivery. T,e applicant s,ould discuss site access %rom t,e street rig,t0o%0-ay prior to submittal o% t,e %inal site plan. 't may be appropriate to include a condition t,at site access -ill be addressed as part o% t,e %inal site plan.
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T,e minimum number o% par.ing spaces re5uired %or gasoline service station -it, a convenience store is %our *<+ spaces per ",!!! s5. %t. * # spaces+ -,ile t,e ma>imum rate is %ive *5+ spaces per ",!!! s5. %t. * 4 spaces+. T,e site plan provides %or 52 par.ing spaces including t,ree *#+ ,andicapped par.ing spaces. T,e applicant ,as indicated t,at t,e par.ing spaces at t,e rear o% t,e building may be designated %or construction and recreational ve,icles -it, trailers. 3dditional par.ing over t,e ma>imum may be -arranted by t,e %ast %ood restaurant use -,ic, provides a seating capacity o% #; customers inside t,e building. Par.ing re5uirements %or any land use my be decreased, increased andCor landban.ed by t,e determination o% t,e Planning Commission based upon evidence provided by t,e applicant %rom an acceptable industry publication *'nstitute o% Transportation Engineer, )rban 7and 'nstitute, 3merican Planning 3ssociation+ or by a par.ing generation study prepared by a 5uali%ied pro%essional t,at documents t,e par.ing re5uirement o% land use. Protective concrete bollards -it, red plastic sleeves -ill be installed bet-een t,e par.ing lot and side-al.s along a portion o% t,e sout, side o% t,e building and along t,e %ront. T,e 3dministration is recommending a %ive *5+0%t. -ide side-al. be e>tended %rom Reynolds Road do-n 'ndustrial Par. /oulevard and t,e e>isting side-al. along Reynolds Road be relocated in order to provide a tree la-n. T,e tree la-n -ill provide an area %or sno- removal. T,e maBority o% t,e side-al.s on t,e east side o% Reynolds Road ,ave been relocated %rom t,e edge o% t,e curb. Per C,apter "";#.!< /icycle Par.ing Re5uirements it is recommended t,at a con%orming bicycle rac. be provided on t,e side-al. adBacent to t,e building. T,e %inal site plan s,all provide details o% t,e proposed bi.e rac.. 3 storm-ater detention %acility is located at t,e rear o% t,e property. T,e e>isting site currently uses an oversi9ed storm se-er %or underground detention. T,e City Engineer ,as commented t,at an emergency over%lo- %or t,e proposed detention %acility s,all be provided along -it, calculations %or drainage and detention. Preliminary building elevations indicate t,e use o% %ace bric. *Red Jelour+ as t,e main %ield -it, accent bands *(a,ara Jelour+ at t,e base o% t,e building and above t,e -indo-s and slate gray canopies. T,e E':( cornice -ill be painted a beige color and t,e e>terior -all pac. lig,ts are gray. T,e insulated glass store%ront is visible -it, clear aluminum %raming and trim. T,e %uel canopy is an internally illuminated blue color -it, columns -it, a bric. base *Red Jelour+ and tapered E':( -it, a cap -it, a beige color. 3 bric. tras, enclosure -it, a Tre. board gate is located at t,e nort,-est corner o% t,e site. T,e applicant is advised t,at any ground andCor roo% mounded mec,anical units s,all be %ully screened %rom o%%0site vie-s. T,e %inal building elevations s,all include screening details %or any ground andCor roo% mounted mec,anical units. T,e site plan provides %or landscape islands dispersed in t,e par.ing lot and perimeter plantings around t,e par.ing lot. T,e %inal landscape plan s,all include street trees <! %t. on center, %oundation plantings -it,in mulc,ed beds -it, a mi>ture o% annuals, perennials, ground covers, ornamental and evergreen s,rubs and ornamental trees. 7andscape plantings *decorative grasses+ s,all be located around t,e perimeter o% t,e detention basin. 3 detailed plant list s,all be provided %or all plant materials and s,all include t,e si9e o% t,e plantings. T,e applicant is advised t,at a landscape bond in t,e amount o% "!! percent o% t,e plant material and t,e cost o% installation is re5uired prior to t,e issuance o% a /uilding Permit. T,e %inal landscape plan s,all provide details %or a screened tras, enclosure t,at s,all be constructed %rom matc,ing masonry materials. 3 p,otometric lig,ting plan, indicating t,e level o% lig,ting at t,e property line, -,ic, cannot e>ceed "" lu> at t,e property line, s,all be provided %or revie- and approval as parts o% t,e %inal site plan. Detail cut s,eets s,all be provided %or all outdoor lig,ting %i>tures, -,ic, s,all be %ully s,ielding %i>tures. T,e ,eig,t o% any outdoor lig,t poles s,all not e>ceed t,e ,eig,t o% t,e building or #1 %t., -,ic,ever is s,orter.
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)onditions )'P: ". T,ere s,all be no advertising depicted on table umbrellas or a-nings. . ?utdoor spea.ers s,all be installed on t,e outdoor patio to allo- %or so%t bac. ground music. #. T,e ,ours o% operation o% t,e outdoor patio are t,e same as t,e store ,ours. <. 3ny modi%ications to t,e outdoor patio -ill re5uire revie- and approval o% t,e Planning Commission. Conditions Preliminary Site Plan: ". Preliminary site plan approval is contingent on approval o% t,e variance re5uest %or t,e canopy set bac. by t,e /=3 /oard. . T,e applicant s,all provide -ritten con%irmation as to t,e disposition o% eac, o% t,e City EngineerHs and :ire DepartmentEs comments and s,all be included as parts o% any %inal site plan application. #. T,e proposed turning movements o% t,e proposed access drives site access -ill be addressed as part o% t,e %inal site plan submittal. <. 3 %ive *5+0%t. -ide side-al. s,all be e>tended %rom Reynolds Road do-n 'ndustrial Par. /oulevard and t,e e>isting side-al. along Reynolds Road be relocated in order to provide a tree la-n. 5. T,e %inal site plan s,all provide details o% t,e proposed bi.e rac.. 1. T,e %inal building elevations s,all include screening details %or any ground andCor roo% mounted mec,anical units. ;. 3 landscape plan in con%ormance -it, C,apter ""1 : 7andscaping, (creening and /u%%ering s,all be submitted as part o% t,e %inal /uilding Permit and include an underground irrigation system and site plan application. 4. 3 p,otometric lig,ting plan, indicating t,e level o% lig,ting at t,e property line, -,ic, cannot e>ceed "" lu> at t,e property line, s,all be provided %or revie- and approval as parts o% t,e %inal site plan. Ex-i$its: (ite Plan, :loor Plan, /uilding Elevations, P,otos, &'( Map

CvarC---CappsCconversionCtmpCscratc,D C"2"4#!;"".doc

C)P0""0"#0<#4# & ('TE0""0"#0<#4<