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STAFF REPORT
To: Municipal Planning
Commission
Meeting Date:
September 3, 2015
Applicant:

Prepared By: Ronald M. Traub, Director

Economic & Community Development

Mark Rufener of Bucyrus Lodging, Inc. (applicant) and Richard Osborne, Jr. of Mentor
Joint Venture (property owner).

Requested Action: Informal Rezoning

Purpose:

To rezone the properties from B-1, Community Service to B-2, General Business

Existing Zoning:

B-1, Community Service

Parcel ID Number:

16-C-077-J-00-002-, 003-, 004-0 & 16-C-077-I-00-001-, 002-, 003-, 004-, 005-, 006-0

Location:

South side of Bellflower Road

Size:

6.02 acres

Existing Land Use: Vacant property

Surrounding Land
Use and Zoning: North: Single-family homes, zoned R-2, Single Family Residential
South: State Routes 2 and 615 west bound on-ramp
East: Loves Learning Loft, zoned B-1, Community Service
West: single-family homes, zoned R-2, Single Family Residential
Zoning History:

The Planning Commission approved the Final Site and Architectural plans for the three (3)
adjacent buildings located east of the 6.02-acre property in March of 2012. The building
permits were issued in February of 2013. In July of 2015, a Conditional Use Permit was
issued for a child day care center to use all three (3) buildings.
In November of 2003, Issue 10, an initiative petition by Richard Osborne, Jr. to rezone a
seven (7)-acre parcel at the southwest intersection of Center Street (State Route 615) and
Bellflower Road from R-2, Single Family Residential to B-1, Community Service was
approved by the electorate. Previously there had been several initiatives to rezone
portions of the seven (7)-acre parcel to B-1, Community Service (bank/office building)
and RVG, Village Green.
The Planning Commission approved a Preliminary Site plan for a 114-unit assisted living
facility in April of 2004. In June of 2004, the Commission approved an adult daycare and
a reduction of the required buffer.

Applicable
Regulations:

Public Utilities:

Chapter 1137 Amendments

Chapter 1137.04 Information Required
Chapter 1153.01 Districts Established
Chapter 1155.01 Schedule of District Regulations
The site is served by all utilities

Engineering Comments:
1. 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
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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.
2. A full review of site will occur with site development plan submittal.
Fire Department Comments:
Building shall not exceed 4-story

Looped fire main will be required

Police Department Comments:

Will this be any kind of extended stay motel?
Analysis:

The applicant is proposing to rezone approximately 6.02 acres of land along the south side of
Bellflower Road from B-1, Community Service to B-2, General Business. The parcels to be
rezoned include 16-C-077-J-00-002-0, 16-C-077-J-00-003-0, 16-C-077-J-00-004-0, 16-C-077-I00-001-0, 16-C-077-I-00-002-0, 16-C-077-I-00-003-0, 16-C-077-I-00-004-0, 16-C-077-I-00005-0, 16-C-077-I-00-006-0.
According to the applicant, they are intending to build a hotel/motel on the property. The Fire
Department has stated that the building cannot be more than four (4) stories and a looped Fire
main will be required. Chapter 1155.01 Schedule of District Regulations (l) states that the
maximum height of all structures in the B-2, General Business district is limited to 35 ft. unless a
Conditional Use Permit (CUP) is approved. The Administration and City Engineer are concerned
with the increase in traffic on Bellflower Road and are requiring a trip generation report be
submitted at a minimum for the formal re-zoning request. The Administration is also concerned
with the developments impact on property values, and whether this hotel/motel will be an
extended stay; these concerns shall be formerly addressed as part of the formal rezoning
application.
Per Chapter 1137 Amendments, the first step to amend the Official Zoning Map is to file an
informal request, which is then 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. The proposed rezoning will not be
subject to a voter referendum.
The Administration suggests the following conditions be approved by the Commission for the
applicant to provide as part of the formal rezoning request.

Conditions:
1. The formal zoning request shall include a floor plan, preliminary building elevations and preliminary site plan
depicting the proposed use of all land areas to be rezoned.
2. Comments per the City Engineer, Fire and Police Departments shall be addressed as part of the formal
rezoning request.
3. A legal description of the property shall be submitted as part of the formal rezoning request.
4. The preliminary plans shall include the names and addresses of the property owners contiguous or directly
across the street from the subject property.
5. 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.
6. The proposed vehicular and pedestrian traffic patterns.
7. The location of all existing and all proposed structures.
8. The proposed assignment of use and subdivision of land including private land and common land.
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9. Preliminary plans of all structural types.

10. Deed restrictions and protective covenants.
11. A schedule for construction and cost estimates.
12. Regional location map.
13. Population impact evaluation.
14. Market report.
15. Traffic impact evaluation.
16. Utilities impact evaluation.
17. Drainage impact evaluation.
18. A perpetual maintenance plan for the open space areas shall be submitted for review and approval prior to
approval of the Final Subdivision Plan.
19. Such other relevant information as the Planning Commission may require.
Exhibits:
Miscellaneous Review Application, Letter for submission, and GIS Map

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