STAFF REPORT 16

To: Planning Commission Prepared By: Ronald M. Traub, Director

Economic & Community Development
Meeting Date: May 4, 2017
Applicant: Bradley Goldberg for Visconsi Companies, LTD.
Status of Applicant: Developer
Requested Action: Preliminary Site Plan
Purpose: To construct a 55,000 sq. ft. retail building with a drive-thru pharmacy.
Existing Zoning: B-2, General Business
Parcel ID Number: 16-B-039-0-00-024-, 026-, 027- & 032-0 and 16-B-040-A-00-002-, 003-, 004-, 005-,
006-, 007-, 008-, 009-, 010-, 011-, 012-, 016-, & 017-0
Location: South of State Route 2, west of Center Street and north of Tyler Boulevard
Size: 20.2 acres
Existing Land Use: Single- and multi-tenant industrial buildings.
Surrounding Land
Use and Zoning: North: State Route 2
East: Classic Chevrolet & Speedway Service Station; zoned B-2, General Business
South: Classic Rental, Petticoat Junction, Mentor Nissan & multi-tenant office/retail
building; zoned B-2, General Business
West: Zito Insurance and Worthington Precision Metals, Inc.; zoned M-2, Heavy
Manufacturing
Zoning History: At the July 21, 2015 Planning Commission meeting, it was decided by a vote of 6-0 to
recommend approval of a rezoning of 11.95 acres from M-2, Heavy Manufacturing to
B-2, General Business with four (4) conditions. At the July 2, 2015 Commission
meeting, an Informal Rezoning request was presented. The area has been zoned
industrial since at least 1953, with the M-2, Heavy Manufacturing zoning category being
assigned in 1963. The majority of the land was part of the Fluid Controls campus; the
other portion had been occupied by Middleton Roofing.
Applicable
Regulations: 1133 Site Development Plans
1162 Landscaping, Screening and Buffering

Public Utilities: Utility service will be extended from the existing street right-of-ways.
Engineering Comments:
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 on City website at
www.cityofmentor.com/departments/engineering-building.
{ST8} Determine emergency overflow path for proposed detention facility. Verify adjacent properties will not be
impacted from basin overflow.
{ST11}Capacity of existing storm sewer/drainage ditch outfall also needs to be evaluated to determine adequacy
and outflow of detention to be adjusted accordingly.
{ST16} Site subject to NPDES Stormwater Permit requirements. Copy of permit or permit application required
prior to start of construction.
/var/www/apps/conversion/tmp/scratch_6/353481640.doc SITE-4-17-7607
{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 can be found at www.cityofmentor.com/departments/engineering-
building.
{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.
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 Tyler Blvd and Center St. as necessary.
{CS20}Pavement open cut proposed for waterline on Tyler Blvd. will require approval from Mentor City
Council. Right-of-way permit and Council approval to be coordinated through City Engineering
Department.
{CS12}Site plan shall indicate all permanent parcel numbers associated with and adjacent to site. Ownership of
each parcel shall also be indicated. A lot consolidation plat shall be prepared and filed at the Lake County
Recorders Office.
{CS14}All existing utilities and proposed service connections shall be indicated on plan in their entirety. Include
gas service.
{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.
TRAFFIC
{T2} Pursuant to 1133.07 of the Mentor Code of Ordinances: Any person, firm, corporation, owner or lessee
of any lot or land, constructing or causing to construct access to any public roadway in the City, except
from residential subdivisions totaling five (5) acres or less, shall first present to the City the results of a
trip generation study and traffic impact study performed by an engineer qualified and pre-approved by
the City Engineer. The trip generation and the traffic impact study shall describe the maximum
anticipated traffic volumes by location and direction to be generated and which will impact the road
system during a peak design hour in the year of construction plus twenty (20) years. The report shall
also provide the means to compensate, for any degradation of the traffic services existing on the City
roadway system to the City Engineers satisfaction prior to the granting of a permit for construction.
Improvements to the City roadway system shall be constructed as part of the development and its
permit, the developer shall provide inspection fees, a testing deposit and a surety representing 100% of
the cost of improvements.
{T4} Non-signalized Tyler Blvd. drive access shall be right in/right out only.
(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
/var/www/apps/conversion/tmp/scratch_6/353481640.doc SITE-4-17-7607
 material shall be Type H reflective sheeting. All signs shall be mounted at a 7 height to the bottom of the
sign.
Roadway improvements will be necessary subject to resolution of traffic impact study.
All access drive locations, traffic signals and roadway improvements are subject to review and approval
of traffic impact study.
Tyler Blvd. access drive shall align with existing drive located on the south side of Tyler Blvd.
Proposed outlots on Tyler Blvd. and Center St. shall have access to proposed signalized access drives.
No direct access onto Tyler Blvd. or Center St. shall be permitted. Right in access will be considered.
Kelly Dr. right-of-way shall be vacated and accommodate proposed development. Vacation plat shall be
prepared for review and approval by the City.
Fire Department Comments:
1) Provide fire hydrants as per city ordinance and or as required by the fire chief for tactical needs
2) Fire line shall be a minimum of 8"
3) Turning radius shall be 25' inside and 50' outside
Police Department Comments:
No concerns
Analysis: The proposed development includes a 55,000 sq. ft. retail store with a drive-thru pharmacy
located at the north end of the development and six (6) out lots and an area designated as phase
II. The site plan indicates four (4) existing businesses will remain on Center Street including El
Rodeo restaurant, Mentor Family restaurant, Enterprise Rent-A-Car and Jims Discount Car &
Truck. The plan indicates three (3) of the four (4) lots will be increased in depth from 150 ft. to
200 ft., while the El Rodeo restaurant property at the corner of Center Street and Tyler Boulevard
will be reduced in size from 414 ft. to 200 ft. As a result of the reduced lot size, the site will lose
approximately 50 parking spaces. It is recommended that the subdivision of the existing lots and
creation of the out lots be finalized per a plat which would indicate all of the necessary cross
easements for drainage and traffic flow. The overall development will require a road vacation of
the existing Kelly Drive right-of-way to be reviewed and approved by both the Planning
Commission and City Council. The Kelly Drive road vacation will need to be recorded prior to
any subdivision plat.
The proposed retail building will be setback 82 ft. from the State Route 2 exit ramp, 300 ft. from
Center Street and 65 ft. from the west property line. The building will have a 27-ft. wide two-lane
pharmacy on the east side of the building approximately 50 ft. from the front wall. The drive-thru
widow requires a Conditional Use Permit (CUP) to be reviewed and approved by the Commission
as part of final site plan approval. The building will be oriented with the main entrance facing
Tyler Boulevard; the entrance will be recessed on the building. The loading dock and trash
compactor area will be located at the rear of the building; the loading dock will be facing east
while the trash compactor will be facing west. The applicant has submitted conceptual building
elevations which indicate a masonry building consisting of three (3) colors a tan, brown and a
dark grey. There will be a contemporary entrance feature constructed of wood and metal.
Access to the development will be via three (3) driveways; two (2) of which are proposed to be
signalized. The Center Street drive will be located approximately 630 ft. from the Tyler
Boulevard intersection and 390 ft. south of the State Route 2 ramps. The drive will be 36-ft. wide,
with one for entering traffic, a left turn out and a right turn out. The Tyler Blvd. access drive will
be located approximately 270 ft. from the intersection with Center Street and it will be designed
for right-in and -out of the site. The proposed signalized access drive on Tyler Blvd. will be
located approximately 700 ft. from the Center Street intersection. The access drive width is 30-ft
and provides for two lanes; one for entering and the other for exiting. The proposed signalized
access drive is offset 30 ft. from the existing shopping center (Stadium Grill) access drive which is
/var/www/apps/conversion/tmp/scratch_6/353481640.doc SITE-4-17-7607
 a right-in right-out design. The City Engineer is requiring that the two drives align. All access
drive locations, traffic signals and roadway improvements are subject to review and approval of
the traffic impact study.
The applicant has provided a Trip Generation Study by Transportation Management Services
addressing estimated generated traffic during the AM and PM peak hours for the proposed
development based on national averages. The proposed uses include a 55,000 sq. ft. grocery
store; 16 pump gas station/convenience store (out lot 1); 48,000 sq. ft. retail space (out lot 2);
7,000 sq. ft. auto parts store (out lot 3); 3,000 sq. ft. fast food restaurant with drive-thru (out lots
4 & 5); 6,000 sq. ft. retail space (out lot 6); and a 35,000 sq. ft. fitness center (future
development). The proposed development is expected to add 438 new trips in the AM peak hours
(7-9 AM) and 665 new trips in the PM peak hours (4-6 PM).
The site plan provides for 321 parking spaces which exceeds the code maximum by 46 parking
spaces including 12 handicapped spaces. The minimum parking ratio for a grocery store is 4.5
spaces per 1,000 sq. ft. requiring 247.5 spaces, while the maximum parking ratio (5 spaces/1,000
sq. ft.) requires 275 spaces. The development plan indicates that the typical parking spaces is 9-ft.
wide by 19-ft. deep; the code minimum is 9-ft. x 18-ft. The plan indicates a bike rack near the
front entrance of the retail store. Additional information concerning the number of bicycle spaces
and type of rack is required as part of the final site plan per 1173.04 Bicycle Parking
Requirements.
The development plan depicts a detention basin north of out lot 6. The City Engineer has
commented that developer shall determine emergency overflow path for proposed detention
facility and to verify adjacent properties will not be impacted from basin overflow. The applicant
has indicated that the basin location and out lot 6 may need to be revised.
A landscape plan is required to be submitted as part of the final site plan and shall be in
conformance with Chapter 1162 Landscaping, Screening and Buffering. The plan shall include
foundation plantings along the front wall of the building, street trees 40-ft. on center and a
detailed plant material list. An underground irrigation system is required. The applicant is advised
that a landscape bond in the amount of 100 percent of the cost of the plant material and cost of
installation is required prior to the issuance of a building permit. If a trash enclosure is proposed
the final site and/or landscape plan shall provide screening details of the enclosure which shall be
constructed out of matching materials with a solid self-closing gate.
A photometric plan indicating the level of lighting at the property line is required per Chapter
1169 Outdoor Lighting as part of the Final Site Plan review. The level of lighting at the property
line shall not exceed 11 lux and only fully shield light fixtures are permitted. A detail cut sheet
shall be provided for all outdoor lighting fixtures.

Conditions:
1. The applicant shall provide written confirmation as to the disposition of each of the City Engineer's and Fire
Departments comments and shall be included as parts of any final site plan application.
2. All access drive locations, traffic signals and roadway improvements are subject to review and approval of the
traffic impact study.
3. A landscape plan in conformance with Chapter 1162: Landscaping, Screening and Buffering shall be
submitted as part of the final building permit and include an underground irrigation system and site plan
application.
4. Additional information concerning the number of bicycle spaces and type of rack is required as part of the
final site plan per 1173.04 Bicycle Parking Requirements.
/var/www/apps/conversion/tmp/scratch_6/353481640.doc SITE-4-17-7607
5. A photometric plan indicating the level of lighting at the property line is required per Chapter 1169 Outdoor
Lighting as part of the Final Site Plan review.
Exhibits: Site Plans, Conceptual Building Elevations GIS Map

/var/www/apps/conversion/tmp/scratch_6/353481640.doc SITE-4-17-7607