STAFF REPORT

To: Municipal Planning

Commission
Meeting Date:
September 24, 2015
Applicant:

10

Prepared By: Ronald M. Traub, Director

Economic & Community Development

Greg Sommers for 7153 Maple Street (Property Owner)

Requested Action: Informal Rezoning

Purpose:

To rezone the properties from M-1, Light Manufacturing and R-2, Single Family
Residential (15,000 sq. ft.) to RVG, Village Green

Existing Zoning:

M-1, Light Manufacturing and R-2, Single Family Residential

Parcel ID Number:

16-B-039-A-00-018-0, 16-B-048-0-00-007-, 008-0, & 16-B-051-0-00-020-, 021-, 022-,

023-, 024-, 025-0

Location:

East side of Maple Street, south of Station Street

Size:

25.11 acres (0.284 acres in right-of way)

Existing Land Use: Former greenhouses, nursery and vacant property

Surrounding Land
Use and Zoning: North: Lake County Council on Aging, single-family homes, zoned M-1, Light
Manufacturing
South: Single-family homes; zoned R-2, Single Family Residential
East: Multi-tenant industrial building; zoned M-1, Light Manufacturing and single-family
homes; zoned R-2, Single Family Residential
West: Glo-Quartz; zoned M-1, Light Manufacturing and single-family homes, zoned R-2,
Single Family Residential
Zoning History:

The property was used as a greenhouse/nursery until it closed a few years ago. The
propertys use as a greenhouse dating back to 1896 and the business was incorporated in
1918; a number of the greenhouses were constructed between 1916-1940.
In 1927, a portion of the property was zoned U-3, Industrial. The Mentor Village zoning
map for 1953 indicates the same portion of the property was zoned U4, Industrial, in
1961, the property was zoned M-1, Light Manufacturing. In 1963, when the City of
Mentor was formed, the property was zoned M-1, Light Manufacturing.

Applicable
Regulations:

Public Utilities:

Chapter 1137 Amendments

Chapter 1137.04 Information Required
Chapter 1153.01 Districts Established
Chapter 1155.01 Schedule of District Regulations (g)
Chapter 1157.07 Special provisions relative to RVG Village Green Zones
The site is served by all utilities

Engineering Comments:
TRAFFIC
Any required 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.
The applicant pursuant to 1133.05(f) or 1113.02(p) of the Mentor Code of Ordinances is required to provide
a trip generation study.
STORMWATER/SUBDIVISION
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Location of proposed storm water management basin as depicted on development plan appears to be located
in an area that contains wetlands. Future development plan will need to consider existing wetland areas on
the north side of site with respect to disturbance and possible mitigation.
Fire Department Comments:
Side setbacks shall be a minimum of 15 gutter to gutter

Fire hydrants as per city ordinance.

Police Department Comments:

Concern for cut through traffic if Baker is cut through.
Analysis:

The applicant is proposing to rezone approximately 25 acres along the east side of Maple Street
and south of Station Street from M-1, Light Manufacturing and R-2, Single Family Residential to
RVG, Village Green. The parcels to be rezoned include 16-B-039-A-00-018-0, 16-B-048-0-00007-, 008-0, & 16-B-051-0-00-020-, 021-, 022-, 023-, 024-, 025-0. The proposed plan and
cover letter indicates that parcel 16-B-048-0-00-009-0 will be rezoned as part of the process;
however the parcel does not exist according to the Lake County Auditor; the correct parcel is 16B-048-0-00-008-0. The rezoning also includes six (6) parcels (16-B-051-0-00-020-, 021-, 022-,
023-, 024-, 025-0) zoned R-2, Single Family Residential and part of the Linda Baker Allotment
which was recorded in 1922; each of the lots are approximately 50 ft. in width.
Per Chapter 1155.01 Schedule of District Regulations (g), the maximum density for a RVG,
Village Green zoning is 2.5 units per acre. The 25.123-acre site would allow for a maximum
density of 62 units; 47 units are proposed. The minimum area and width requirement for the
RVG, Village Green district is established by development plan. The proposed sublots will vary
from 9,027 sq. ft. (Sublot 47) 22,229 sq. ft. (Sublot 36). The minimum lot width is proposed at
60 ft. at the front setback. The minimum building setbacks are also established by the
development plan and include a 32-ft. front setback, a 15-ft. side setback on a corner lot, an eight
(8)-ft. interior side setback, and a 25-ft. rear setback. The Fire Department is requiring a
minimum of 15 ft. between the gutters of the homes.
Per Chapter 1157.07 Special Provisions Relative to RVG Village Green Zones; 15 percent of the
area of a RVG, Village Green development exclusive of streets must be dedicated for open space.
The conceptual site plan indicates 3.77 acres of open space are required to meet the minimum 15
percent while 7.64 acres are provided or 32 percent open space. The formal rezoning shall address
Block A & B. As part of the formal zoning request, the area in the street right-of-way shall be
provided. A perpetual maintenance plan is required for the recreation, park and common open
space which set forth the maintenance responsibility and method of financing the maintenance
program. The plan shall be approved by the Law Department and Administrator prior to approval
of the final subdivision.
The City Engineer is requiring a trip generation study to be submitted as part of the final rezoning
application. The Engineering Department has also commented that the proposed storm water
management area north of sublot 24 and south of the tracks appears to contain wetlands. They
have indicated that the future development will need to consider the impact on the area and
possible mitigation of the existing wetlands.
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.

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Conditions:
1. The formal zoning request shall include subdivision plans in conformance with Chapter 1111 Application
Procedure and Approval Process.
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.
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. Trip generation study.
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:
Letter for submission, Development Plan, and GIS Map

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