STAFF REPORT

To: Municipal Planning

Commission
Meeting Date:
June 16, 2016
Applicant:

Prepared By: Ronald M. Traub, Director

Economic & Community Development

Sheldon Berns attorney of the Jerome T. Osborne Estate

Requested Action: Formal Rezoning

Purpose:

To rezone 4.235 acres of property from C-1, Conservation to B-3, Interchange Service
District

Existing Zoning:

C-1, Conservation

Parcel ID Number:

16-A-011-0-00-009-, 006-0

Location:

Southeast corner of Center Street (State Route 615) and Interstate 90 interchange

Size:

4.235 acres

Existing Land Use: Horse farm

Surrounding Land
Use and Zoning: North: Interstate 90
East: farmland in Kirtland Hills Village; zoned Farm and Residence District
South: farmland in Kirtland Hills Village; zoned Farm and Residence District
West: vacant land; zoned MRD, Research and Development
Zoning History:
The property was originally in Mentor Village and was zoned U-1, Residential. In
February of 1963 when the first official zoning map was approved by the City of Mentor
the property was classified as A-1, Agricultural & Vacant. In May of 1982 the property
zoning was changed as part of a zoning code amendment which created the current
zoning districts. Jerome T. Osborne purchased the property in 1977 and used it as a
horse farm. In February of 2016, the Commission reviewed an informal rezoning
request to rezone the property from C-1, Conservation to B-3, Interchange Service.
Applicable
Regulations:

Public Utilities:

Charter 3.09 Ordinance and Resolutions

Chapter 1137 Amendments
Chapter 1137.04 Information Required
Chapter 1153.01 Districts Established
Chapter 1155.01 Schedule of District Regulations
Utility service is available in the street right-of-ways.

Engineering Comments:
TRAFFIC
Access from this land to Center St. will have to be provided through Kirtland Hills due to limited access
right-of-way restrictions in Mentor near the I90/615 Interchange.
CIVIL/SITE

Comment subject to site plan submittal.

Fire Department Comments:
Fire Hydrants would be required per City ordinance.
Police Department Comments:
No concerns
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Analysis:

The applicant is requesting to rezone the southeast corner of the State Route 615 & Interstate 90
from C-1, Conservation to B-3, Interchange Service. The applicant indicates the construction of
the S.R. 615 / I-90 interchange in 2003 changed the character of the property with increased
traffic patterns and volumes and the general exposure. It should be noted that the interstate has
been in place since prior to the Osbornes purchase, and more than a decade has passed since the
interchanges construction. A NCACA study indicates a 24-hour ADT of 3,314 on Center St.
south of I-90 in 1998, which has increased only 24% in 2014. In the Statement of Justification,
the applicant indicates that a more appropriate use of the property is for highway commercial
development provided for in the B-3, Interchange Service District.
In Chapter 1155.01 Schedule of District Regulations, the purpose of the C-1, Conservation
District is to conserve and protect ecological sensitive areas and other special areas with unique
features. The purpose of the B-3, Interchange Service District is to provide location for activities
most suited to highway interchange access by their nature and the needs of freeway travelers, to
take advantage of special opportunities available to the community at the freeway interchanges,
and to promote attractive development of the freeway interchange entrances to the community.
The City has reviewed two (2) rezoning requests in the past at this interchange; one on the
northwest corner (Newell Creek) and one on the southwest corner (Vera Keck). The Newell
Creek Development Plan prohibited service stations, fast food restaurants and motels as part of
the development guidelines, while the Keck rezoning eliminated the portion of land (currently
zoned MRD) from the more limiting B-1, Community Service which was approved to the west
and abutting I-90. The Administration is recommending that any rezoning to a B-3, Interchange
Service be accompanied by a development plan. Kirtland Hills Village was notified of the
proposed rezoning as site access is through their jurisdiction.
The applicant has provided development parameters of permitted potential users that include a
four (4) -story hotel with 120 guest rooms and 130 parking spaces, a three (3) -story office
building (36,000 sq. ft.) with 144 spaces, a 7,000 sq. ft. restaurant with 125 spaces, and a 5,000
sq. ft. service station with 12 pumps and 30 spaces. Per Chapter 1155.01 Schedule of District
Regulations (m), permitted uses in the B-3 Interchange Service District include motels, offices,
hospitals and clinics, restaurants, financial institutions and service stations. Conditionally
permitted uses include child day care centers, retail stores, outdoor dining, drive-thru windows,
and similar uses. The applicant indicates that the site could not accommodate a truck stop or
hospital dues to size limitations. A deed restriction has been provided to the City of Mentor
restricting the establishment of a truck stop or truck service station.
The applicant has provided 2014 traffic counts from the Ohio Department of Transportation
(ODOT) District 12 for State Route 615 and the I-90 entrance and exit ramps. The heaviest
traffic volumes are on S.R. 615 north of I-90. The vehicles per day (vpd) are 17,084 equally split
between northbound versus southbound direction. The vehicles per day southbound of S.R. 615
are 4,112. The traffic volumes on the I-90 entrance and exit ramps have high volumes of traffic
entering to the west (8,191 vpd) and exiting to the east (7,844 vpd). Trip generation rates have
been provided for hotel, office, restaurant and service station uses. The service station use (2,358
trip ends per day) and restaurant use (1,435 trip ends per day) generate more traffic than a hotel
use (1,044 trip ends per day) or office use (540 trip ends per day); in addition, these trip
generation volumes would increase traffic on SR 615 (south of I-90) by 1/10 to 1/3 the 2014
volume. No traffic impact study was provided.
Per Chapter 1137 Amendments, the first step to amend the Official Zoning Map is to file an
informal request, which is followed by the formal rezoning application to the Mentor Municipal
Planning Commission. The Commission makes a recommendation to City Council, who will then
vote on the ordinance of the zoning amendment. Per the City Charter Section 3.09 Ordinances
and Resolutions A 1., legislation providing for a zoning change of lands from any residential
district zoning classification to an industrial or commercial zoning district classification requires

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approval of a voter referendum by the majority of the electors of the City of Mentor at the next
general or primary election occurring not less than sixty (60) days after passage of such
legislation.
The Administration suggests the following conditions be addressed by the applicant prior to
formal action be taken by the Planning Commission.
Conditions:
1. Submission of a development plan.
2. Comments per the City Engineer and Fire Department shall be addressed.
3. Existing topography at 2 ft. contour intervals of the property to be rezoned and extending at least 300 ft.
outside of the proposed site, including property lines, easements, street right-of-way, existing structures, trees
and landscaping features existing thereon.
4. Deed restriction.
5. Traffic impact study for each of the development scenarios.
6. Such other relevant information as the Planning Commission may require.
Exhibits:

Application, Cover Letter, GIS Map

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