STAFF REPORT

To: Municipal Planning Commission

5, 6

Prepared By: Ronald M. Traub, Director

Economic & Community Development

Meeting Date:

December 1, 2016

Applicant:

Lawrence Shibley for Shibley Properties 2, LLC

Status of Applicant: Property Owner

Requested Action: Conditional Use Permit (CUP) and Preliminary Site Plan
Purpose:

To allow drive-through window and to construct two (2) multi-tenant retail buildings

Existing Zoning:

B-2, General Business

Parcel ID Number:

16-B-038-0-00-022-0

Location:

7240-7250 Center Street

Size:

A 4,804 sq. ft. and 7,776 sq. ft. building on a 1.59-acre site

Existing Land Use: Vacant land

Surrounding Land
Use and Zoning: North: Campolas restaurant & Polo Building; zoned B-2, General Business
East: Center Station Plaza & Fringe Studio; zoned B-2, General Business
South: Yours Truly restaurant; zoned B-2, General Business
West: Center Street ball fields; zoned B-2, General Business & M-1, Light Manufacturing
Zoning History:
The Commission approved a Conditional Use Permit (CUP) for AAMCO to operate
from the former Parks and Recreation maintenance facility (8360 Carpenter Dr.) in
September of 2013. Shibley Commercial Properties purchased the parcel from the City
in 2007. In August of 2014, A Conditional Use Permit, final site plan and architectural
review were granted for an automotive repair shop, and an additional commercial
building; the project was not constructed. In September of 2016, the Commission tabled
the preliminary site plan request.
Applicable
Regulations:

Public Utilities:

Chapter 1133 Site Development Plans

Chapter 1162.11 Buffering Requirements
Chapter 1169 Outdoor Lighting
Chapter 1173.06 Shared Parking
Design Guidelines
Utility service to the buildings will be extended from the Center Street right-of-way.

Engineering Comments:
BUILDING
{B6*} 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.
As part of an agreement between Shibley Properties and the City of Mentor, the building slab and sanitary
sewer lateral from the former Parks garage shall be removed.
STORMWATER/SUBDIVISION
{ST4} Stormwater detention required per City Ordinance. Calculations for drainage and detention required for
City review and approval.
{ST8} Provide emergency overflow for proposed detention facility.
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{ST16} Site may be subject to NPDES Stormwater Permit requirements if over 1 acre of land disturbance
occurs. Copy of permit or permit application required prior to start of construction.
{ST17} Site may be subject to City stormwater quality requirements if over 1 acre of land disturbance occurs.
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 available upon request.
Offsite stormwater discharge requires easement from adjacent property owner (City of Mentor).
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 Center Street as necessary.
{CS9}*If pavement open cut is proposed for any utility on Center Street, it will require approval from Mentor
City Council. Right-of-way permit and Council approval to be coordinated through City Engineering
Department.
{CS11} All easements and ownership rights over subject property shall be identified on site plan.
{CS14} All existing utilities and proposed service connections shall be indicated on plan in their entirety.
{CS19} If any existing drive apron is to be abandoned, reconstruct curb to match adjacent curbing. Area behind
curb shall be restored.
Right in/right out drives shall be signed and constructed to City standards.
Provide details on plans.
Provide engineering site plan that is scalable and provide dimensioning for all drives, parking spaces and
drive aisles.
TRAFFIC
{T1} Provide copies of filed cross easements between adjoining properties to permit traffic movement as
proposed and required by permit plan.
(T2.1) 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.
(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.
(T9)
Provide dimensions for all parking stalls and aisles. Parking stalls shall be a minimum of 9 X 18.
(Mentor Code of Ordinances 1173.02 and 1173.05(c))
Provide cross access easements for access to Yours Truly parcel and both subject parcels. Provide a
revocable license agreement for the City park driveway.
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. Fire hydrants shall be located within 250' of all parts of the building as the hose lays.
2. Turning radius shall be 25' inside and 50' outside.
3. Request Knox box entry system
4. Re-locate the existing fire hydrant to the south, just south of the proposed driveway.
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5.
6.

The proposed fire pit table for Yours Truly shall comply with the OFC and be listed for the use proposed.
For Yours Truly, sprinkler protection is required when an A-2 use group exceeds 5,000 sq. ft. and / or 100
occupants, which it appears it does.

Police Department Comments:

Will both buildings have access from Carpenter Drive?
Analysis: The applicant proposes to construct two (2) multi-tenant buildings on the undeveloped site north of
the Yours Truly restaurant. In September of 2016, the Commission tabled the preliminary site plan
request. Propose tenants of the northern building include a 1,602-sq. ft. salon and a 3,202-sq. ft.
eye care facility. Proposed tenant of the southern building include an insurance company, pizzeria
and office space.
Both buildings will be set back approximately 65 ft. from the front property line measured to the
overhead canopy face. The northern building is setback 59 ft. from the north side line, and 55 ft.
from the rear property line. The office building is setback 78 ft., 4 in. from the south side line, and
55 ft. from the rear property line. All of the building setbacks exceed the minimum setback
requirement established for the B-2, General Business district.
The parking lot is set back the minimum 10-ft. requirement from the Center Street right-of-way.
The parking lot at the southwest corner of the site is set back 20 ft. from the rear property line,
adjacent to the residential property. Per Chapter 1162.11 Buffering Requirements, a minimum 20ft. setback is required in addition to an eight (8)-ft. solid fence and landscape plantings. The
proposed landscaping indicated on the site plan does not indicate a fence or plant materials within
this buffer zone. The applicant should provide how the buffer requirements will be met as part of the
final site plan submittal and/or make application for a Conditional Use Permit (CUP) for reduction
to the buffer requirements.
Access to the site is provided by two (2), right-in and right-out access drives onto Center Street, in
front of the proposed buildings. The parking lot will be interconnected with the existing Yours Truly
Restaurant to the south, and a 24-ft. wide access drive onto the existing Center Street ball fields
drive onto Carpenter Drive. The Center Street access drive width for the right-in and right-out
drives shall be wide enough to accommodate the minimum 28-ft. width required for delivery trucks.
The applicant will need to provide the City with copies of cross-access easements to allow for
traffic flow between the adjoining properties. A revocable license or easement will be required to
permit traffic flow onto the City access drive leading to Carpenter Drive.
The proposed hair salon and medical office building require a minimum of 18 parking spaces and
maximum of 22 spaces; 26 spaces are provided. The general office building and fast food restaurant
with a drive-thru requires a minimum of 43 parking spaces and maximum of 48 spaces; 53 spaces
are provided. The Yours Truly restaurant building with the 350-sq. ft. addition requires a minimum
of 77 parking spaces and maximum of 88 spaces; 68 spaces are provided. Per Chapter 1173.06
Shared Parking, a shared parking agreement shall be executed for the joint use of the common
parking areas between the Yours Truly parcel and the office/pizzeria building parcel. The shared
parking agreement shall require review and approval by the City and shall be filed on record with
Lake County Recorders office. Per Chapter 1173.04 Bicycle Parking Requirements, racks to park
four (4) to five (5) bicycles are required for the commercial use. The Commission has the authority
to reduce, increase and/or land bank bicycle parking requirements. It may be appropriate for the
Commission to advise the applicant as to the number of bicycle spaces required at their location.
The final site plan shall provide for details and the location of bicycle racks.
A stormwater management retention basin has been indicated on the north side of the northern
building. Stormwater calculations for drainage and stormwater detention are required for review
and approval by the City. An emergency overflow is indicated at the western end and discharge is
directed to an existing storm basin off-site within the Carpenter Road access drive. An easement will
be required from the City to access this basin.
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A drive-thru/pick-up window is proposed to be located at the north elevation of the southern

building. Per 1155.01 Schedule of District Regulations (l), Conditional Use Permit(s) are required
for drive-thru facilities. The drive-thru window will be used for customers picking up orders from a
proposed pizzeria. There is no ordering at the window, it is exclusively for pick-up only. The access
lane provides for the stacking of two (2) vehicles behind the window.
Preliminary elevations indicate the existing patio will be enclosed and a new patio will be
constructed to the south. The applicant will need to submit an application for a Miscellaneous
Review to amend the CUP for the outdoor patio area. The roofline of the patio overhang will
match the pitched roof of the southern portion of the building. The roof appears to be standing
seam material. A fireplace is shown on the wall between the addition and the patio. The fireplace is
clad with a stone veneer and the stone treatment is carried around the lower portion of the existing
brick building. The Fire Department has commented that sprinkler protection is required when an
A-2 Use Group exceeds 5,000 sq. ft. and/or 100 occupants.
The office and pizzeria building elevations show a storefront style reminiscent to village
architecture. The building features entry porches held by architectural columns and metal panel
roofing. Raised elevations break up the faade and mimics old time storefronts. Materials in the
construction include stone veneer along the bottom portion of the elevation, brick raised sections at
the center and flanking both ends of the building along with cement board siding. The brick and
stone will wrap around the sides of the building approximately eight (8) to ten (10) ft. Decorative
cornices are placed around the entire roofline of the building. The remaining building elevations will
be sided with cement board siding. The eye care and salon building will feature a similar hip roofline
as the Yours Truly restaurant. An entrance canopy will include columns similar to the retail building
and building materials will be the same as the other new building, using the stone veneer lower and
cement board siding.
The landscape plan provides for street trees (Honey Locust) to be located along the sidewalk to
match the existing street tree line of Yours Truly. Plantings are indicated within the parking lot
islands and around building foundations. Additional landscape buffers shall be established between
the site and residentially-zoned properties. The buffer will need to include an 8-ft. high solid fence
and additional plant materials as required per Chapter 1162.11 Buffering Requirements. The final
landscape plan shall include a detailed plant material list, underground irrigation system and must
conform to the requirements of Chapter 1162 Landscape Screening and Buffering. 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.
A trash enclosure is proposed at the southwest and northwest corner of the site. Landscape
plantings are indicated around the northern trash enclosure placed off the Carpenter Road access
drive. The final site and/or landscape plan shall provide screening details of the enclosures which
shall be constructed out of matching masonry materials with a solid gate.
The photometric plan indicates the level of lighting in foot candles at the property line which shall
not exceed one (1) foot candle. The level of lighting at the rear property line will need to be
lowered since the plan indicates two (2) to three (3) foot candles at the property line. Detail cut
sheets shall be provided for all outdoor lighting fixtures and any outdoor light poles shall not exceed
the height of the building or 36 ft., whichever is shorter.
The City Engineer has commented that as part of the agreement between Shibley Properties and the
City of Mentor, the former concrete slab and sanitary sewer lateral from the former Parks garage
was to be removed. The applicant is advised that building permit will not be issued until the work
has been completed on removal of the concrete slab and sanitary sewer lateral. A cross-access
agreement for the City access drive encroachment was included in the agreement.
CUP Conditions:
1. The drive-thru window is to be used exclusively for customers picking up orders.
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2. No menu board shall be associated with the drive-thru/pick-up window.

Preliminary Site Plan 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 part of any final site plan application.
2. Per Chapter 1173.06 Shared Parking, a shared parking agreement shall be provided to the City for review
and approval for the joint use of the common parking areas between the Yours Truly parcel and the adjacent
office/pizzeria building parcel.
3. A revocable license or easement agreement will be required to permit traffic flow on the City access drive
leading to Carpenter Drive.
4. A Miscellaneous Review application shall be submitted to amend the CUP for the proposed outdoor patio for
the Yours Truly restaurant.
5. The final site plan shall provide for details and the location of bicycle racks.
6. Per Chapter 1162.11 Buffering Requirements, a minimum 20-ft. setback is required along with an eight (8)-ft.
solid fence and landscape plantings. The final landscape plan shall be revised per the minimum buffering
requirements.
7. The photometric plan shall be revised as part of the final site plan submittal so that the level of lighting does
not exceed one (1) foot candle at the property line.
Exhibits:

Preliminary Site Plans. Floor Plans, Elevations GIS Map

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