STAFF REPORT To: Municipal Planning Commission Meeting Date: April 19, 2012 Applicant:

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

David J. Mastrostefano, P.E. for Sheetz Inc.

Status of Applicant: Engineering/Permit Project Manager Requested Action: Final Site Plan and Architectural Review Purpose: Existing Zoning: Parcel ID Number: Location: Size: To construct a Sheetz service station. B-2, General Business 16-C-082-0-00-004-0 7766 Lakeshore Boulevard 5,782 building on a 2.3 acre site

Existing Land Use: Eckleys Corner Shopping Center Surrounding Land Use and Zoning: North: church, vacant lot in Mentor; zoned B-2 General Business and veterinarian hospital, retail center and Marathon Service Station located in Mentor-on-theLake; zoned Business District. East: Rite Aid; zoned B-2, General Business South: day care facility and single family homes; zoned B-2, General Business and R-2, Single Family Residential. West: Dunkin Donuts; zoned B-2, General Business Zoning History: The 23,000sq.ft. shopping center was constructed in 1966. In December of 2009, the Commission approved conditional use permits (CUPs) for the service station, outdoor patio and reduction to the buffer requirement along with the preliminary site plan. City Council called up the CUPs and subsequently amended the stipulations on February 2, 2010. City Council denied the CUPs by a vote of 4-3. In March of 2010, Sheetz filed a motion of appeal with the Common Pleas Court of Lake County adjunctive relieve of the denial of the CUP applications by the City. In November of 2010, Judge Eugene A. Lucci issued a judgment entry (vol 1941 pg 0975) affirming denial of requests for conditional use permits. In January of 2012, the Commission approved the preliminary site plan and CUP permits for a reduction in the required buffer and the service station use. 1133 Site Development Plans 1162 Landscaping, Screening and Buffering Design Guidelines Utility service connections exist at the rear of the existing building and will be extended or reutilized. Electrical service to the building will be underground from existing overhead poles along the rear property line.

Applicable Regulations:

Public Utilities:

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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 underground pipe. Additional volume is being provided by applicant with new 24 pipe. Therefore, no additional detention required. 3. Site subject to NPDES Stormwater Permit requirements. Copy of permit or permit number required prior to start of construction. 4. BMP Maintenance Agreement to be signed by property owner and submitted with permit application. Typical agreement form can be found at www.cityofmentor.com/live/storm-water-info/storm-watermanagement. 5. Stormwater management calculations to be sealed/signed by professional engineer at the time of permit application 6. A storm sewer use/maintenance easement between Sheetz and Munson & Andrews, LLC is needed over the storm sewer that will continue to service Parcel No. 16-C-082-0-00-007-0 (Rite-Aid Drug Store). 7. Obtain an easement or agreement for landscape mound on property at 7781 Union Street. 8. The results of the trip generation study do not indicate traffic impacts significant enough to require a traffic impact study. 9. Applicant is requested to provide bicycle parking and access for the site. Meadowbrook parking area shall be indicated on plans submitted for building permit. 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. The fire hydrant line shall be 8. Locate the hydrant at the south side of the of west driveway off of Meadowbrook Drive. Locate it in the grass area just west of sidewalk. Police Department Comments: Traffic plan onto Lakeshore looks consistent (good). No outside music after hours noted earlier (noise concerns for residential areas are limited.) Analysis: The applicant is requesting final site plan and architectural review for a Sheetz service station to be constructed at 7766 Lakeshore Boulevard. The site is located to the west of the Rite Aid building at the intersection of Munson and Andrew Roads and east of the intersection of Lakeshore Boulevard and Meadowbrook Drive. The final site plan conforms to the preliminary site plan reviewed and approved by the Commission at their January 26, 2012 meeting. The site plan indicates a 30-ft. minimum building and canopy set back along Lakeshore Boulevard and Meadowbrook Drive and the 50-ft. buffer set back along the rear property line. All of the building set backs for the building and canopies exceed the minimum set back requirements established for the B-2, General Business District and buffer requirements. The existing shopping center has three (3) access driveways into the property. The primary drive is the signalized drive at the intersection of Andrews Road and Lakeshore Boulevard that provides for dedicated left turn lanes in and out of the site. The existing 36-ft. wide access drive on Meadowbrook Drive will be maintained in its present configuration. The right in/ right out drive near the intersection of Meadowbrook Drive and Lakeshore Boulevard will be modified to provide greater emphasis on the turn restrictions. Directional signage is provided by the right in and right out drives on Lakeshore Boulevard. A no left turn sign is located to the east of the right in drive and a do not enter sign is located to the east of the right out drive. The existing concrete curbing and sidewalk along the street right of ways will remain, although some areas will require removal of the curbing and parking spaces to accommodate the bio retention area and the right in/ right out apron modification. All existing cracked, and/or damaged, substandard sidewalk along front property line shall be replaced.
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The Commission approved a CUP to allow a reduction in the minimum 50-ft. buffer requirement contained in Chapter 1162.11 Buffering Requirements. The rear access drive will be set back 26.7-ft. from the residentially zoned property. The rear access drive provides emergency access around the building. Two (2) No Parking Fire Lane signs will be installed in the grass area at the rear of the building next to the rear access drive to discourage any parking in the fire lane. A new fire hydrant with a six (6) inch water line is proposed to be installed at the west side of the buffer plantings and brick wall. The Fire Department is requesting the fire hydrant be relocated closer to the west side of the access drive on Meadowbrook between the boulders and sidewalk. The water line size will needs to be increased to eight (8) inches to match the size of the future water line to be installed along Meadowbrook Drive. The buffer proposal includes an eight-ft high brick wall, (8)-ft vinyl fencing, boulders, and a three (3)-ft. high earthen berm and buffer plantings. A new eight (8)-ft. high brick fence will be extended from the existing Rite Aid brick wall to the west along the rear property line of the Sheetz property. The brick wall will end at the eastern property line of the day care property and an eight (8)-ft. vinyl fence (tan or beige) will be constructed along the day care property ending at the minimum 30-ft set back along Meadowbrook Drive. Twelve (12) boulders will be installed five (5)-ft. on center to the west of the brick wall to protect the daycare property to the south. The proposed boulders shall be of a similar material and colors and will be no less than 36 inches in diameter. The buffer area will be planted with five (5) (Red Oaks) planted 30-ft. on center along the edge of the service drive with 17 (Colorado Spruces) planted in a staggered pattern between the proposed brick wall and in front of the Oak trees. Sheetz has a signed agreement letter with the residential property owners (Dale and Catherine Bradley and Karl and Diane Mews) to the south to install a 17-ft. wide earthen mound that will be three (3)-ft. high with a two to one slope. The mound will extend 260-ft across the residential property and be planted with 50 Green Giant Arborvitaes planted five (5)-ft. on center. Two (2) Cleveland Select Callery pear trees will be located on each side of the mound. The agreement letter includes the requirement that all deliveries be at the front door facing Lakeshore or the door facing Meadowbrook. Deliveries between 11:00 P.M. and 6:59 A.M. shall comply with Chapter 531 Noise Control. Deliveries that occur between the hours of 11:00 P.M. and 7:00 will use small sprinter vans which enter and exit the site without backing up. Sheetz will also provide both properties owners with contact information for district or regional manager. The Commission approved a CUP for the service station use at their January 26, 2012 meeting with two stipulations; no retail items shall be displayed/sold outside of the convenience building other than gasoline, diesel fuel, kerosene and air pump; and no vehicles shall be offered for sale in the parking lot. The City has been experiencing a problem with vehicles being offered for sale from the shopping center parking lot, specifically the parking spaces adjacent to Lakeshore Boulevard. Sheetz proposes to have seven (7) gas islands with dispensers and touch screens located under two (2) canopy structures and a 5,782 sq. ft. mini mart building. The floor plan provides for an indoor patio area with seating for 25 customers. The floor plan of the building indicates two (2) small tables on the brick pavers at the northwest corner of the building. The applicant has indicated that Sheetz will not have any outdoor seating as previously agreed with the neighbors and City. The site plan indicates a minor lot line adjustment with the adjoining Rite Aid property that will provide the required number of parking spaces for the retail pharmacy building. A minor subdivision request for the lot line adjustment will need to be approved by the Administration. An existing cross access easement provides access between the sites and is indicated on the existing conditions site plan. The cross access easement will need to be modified to reflect the
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proposed site layout and a copy of the filed easement shall be provided to the City Engineer's Office prior to granting of final occupancy. The number of parking spaces required for the service station is 24 spaces; the site provides for 50 spaces including two handicapped spaces. Proposed building material includes the use of a stone veneer at the base of the building with utility brick and a standing seam metal roof. Red canvas awnings are proposed over the windows on either side of the main building entrance. The canopy columns will be constructed of matching brick with a red vinyl canopy that is backlit. The proposed building will be 20 high to the top of the parapets. A metal panel roof screen painted a mansard brown is provided on all sides of the buildings to screen the rooftop HVAC units. The preliminary landscape plan provides low growth entrance plantings, street trees and perimeter plantings in the existing parking set back area. An underground irrigation system will provide water to all of the planting locations including the planter boxes on the brick pavers that will be planted with annuals and seasonal planting by the owner. The applicant is advised that a landscape bond in the amount of 100 percent of the cost of the plant material and installation shall be posted prior to issuance of a building permit. A trash enclosure is proposed at the east side of the building. The enclosure will be constructed of matching brick with painted metal gates. A bumper post filled with concrete is located along the interior rear wall to prevent damage to the enclosure wall. A photometric plan has been provided indicated the level of lighting in foot candles at the property line and the average light level for the canopy islands. The plan provides for ten (10) light poles with fully shield fixtures located around the perimeter of the site and within the parking lot. The 15-ft. high light poles will be mounted on a three (3) ft. base of concrete for a height of 18-ft, less than the 20-ft. height of the building. The gas canopy islands will have 28 recessed LED light fixtures; 12 in the smaller canopy and 16 in the larger. The building will have some wall sconces and fully shielded wall pack light with a dark bronze finish matching the door and window framing and the metal panel screen roof. The level of lighting at the property line does not exceed one foot candle with the exception of the access drive at Meadow Brook Drive. Stipulations: 1. The applicant shall provide written confirmation as to the disposition of each of the City Engineer's and Fire Department comments and shall be included as part of any building permit application. Exhibits: Site Plans, Building Elevations, Prototypical Floor/Equipment Plan, Landscape Plan, Lighting Plan, Irrigation Plan, GIS Map

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