STAFF REPORT To: Municipal Planning Commission Development Meeting Date: October 6, 2011 Applicant: Status of Applicant: Architect

for owner Requested Action: Architectural Review / Reimaging Purpose: Existing Zoning: Parcel ID Number: Location: Size: To reimage the building, parking lot expansion and revised landscaping. B-2, General Business 16-A-001-0-00-020-0 7200 Mentor Avenue 21,285 sq.ft. building on a 2.2 acre site. Prepared By: Ronald M. Traub, Director Economic & Community

David Carlozzi and Thomas Ziska, for Cardiovascular Consultants

Existing Land Use: Former Carpet and Tile Liquidators building. Surrounding Land Use and Zoning: North: Queensdale Apartments; zoned R-10, Multi-Family Residential and undeveloped land zoned B-2, General Business. South: Mentor Green Mobile Estates; zoned RMH, Mobile Home East: Gordon Food Services; zoned B-2, General Business West: Mentor Green Mobile Estates; zoned RMH, Mobile Home Zoning History: In December of 1995, a minor subdivision was administratively approved creating four lots from two existing parcels. In November of 2001, the Commission granted final site approval for the retail building and conditional use permit for a reduction in the buffer requirement. The building was most recently occupied by Carpet and Tile Liquidators. In March of 2011, the Board of Building and Zoning Appeals granted a parking variance to allow a medical office use in the former retail building. 1133 Site Development Plans 1162 Landscaping, Screening and Buffering Existing utility connections are available within the Mentor Avenue right-of-way.

Applicable Regulations: Public Utilities:

Engineering Comments: 1. Changes in use may require modifications of the existing building to achieve compliance with the Ohio Building Code. This is to be determined upon review with the City's Chief Building Official and appropriate modifications included in plans submitted for permit. 2. A Building Permit is required for interior and exterior alterations. Plans shall be submitted for permit review by the Chief Building Official for conformance with the Ohio Building Code and necessary permits obtained. 3. Final site plan to conform to City standards (available upon request) as part of next submittal. 4. All existing cracked, and/or damaged, substandard sidewalk along front property line shall be replaced. 5. No parking shall be permitted in front of the access walk to the public sidewalk on the north side of the building. 6. Drive aisles on east and south sides of the building are 20 feet wide. Per M.C.O. 1173.05(C) (3), two-way
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parking aisles shall be 22 feet wide. Provide an additional 2 feet of pavement on the easterly side of building to accommodate the parking as indicated. Eliminate one parking space on the southerly access aisle to permit access to rear of building. 7. Proposed pavement appears to be a minimal addition to overall site. Provide the percent increase in impervious area for site associated with new pavement.
Applicant shall provide written confirmation and plan modifications with next submittal as to the disposition of each of the above comments.

Fire Department Comments: Knox Box entry system required. Contact Fire Prevention at 440-974-5768 for form. Existing sprinkler and fire alarm systems shall be tested. Police Department Comments: Maintain one entry point to Rt. 20 (Mentor Avenue). Analysis: The applicant wishes to reimage the existing retail building (former Carpet and Tile Liquidators) located at 7200 Mentor Avenue for a medical office use for Cardiovascular Consultants. The project also includes a parking lot expansion and revised landscape plan. In March of 2011, the Board of Building and Zoning Appeals granted a parking variance for a medical office use that provided for 52 existing parking spaces and 33 landbanked spaces that could be installed in the future. Site modifications to the parking lot include the removal of existing curb and planting areas along the eastern wall of the building and east side of the access drive. The site plan provides for an additional row of parking along the east side property line. A retaining wall has been indicated to be placed along the eastern parking edge in lieu of curb although no construction details have been provided. The entire parking lot will then be restriped, including areas at the rear previously used for the loading dock. The site plan provides for 93 parking spaces exceeding the number of spaces approved as part of the parking variance request. Three (3) handicap spaces are provided adjacent to the existing front entry and three (3) spaces adjacent to the new east side entrance. Access to the site is provided by a single 36-ft. wide drive to Mentor Avenue and a 24-ft.wide parking lot interconnection with the Gordon Food Service site to the east. The parking aisle width along the expanded eastern parking lot is indicated at 20 feet. Per Chapter 1173.05 Access Drives and Parking Aisles, the minimum width for a two-way parking aisle is 22-ft. The parking lot expansion is set back 7.4-ft. from the east side property line. The site plan shall be revised to accommodate the minimum 22-ft parking aisle by shifting the parking lot two (2) feet to the east. It may be appropriate to install parking stop blocks in front of the four (4) west side parking space that face directly in the parking spaces at the rear of the building. Additionally, the loss of a parking space may be required to provide adequate access to the rear parking area. It would appear the parking aisle access width is 20-ft. The administration is requesting the elimination of the three (3) parking spaces proposed at the northeast corner of the building. The existing landscaped area shall be retained and an ornamental tree and foundation plantings (Dense Yew) could be installed to enhance the corner of the building. New landscape material will be installed at the front of the building and within and along the parking lot to the east. The existing plant material is badly overgrown and unmanaged. Landscaped planting islands have been placed within the parking lot and include a flowering pear tree along with ground cover material including different varieties of low growing evergreen Junipers. Across the building front is an evergreen hedge of Dense Yew. Between the front parking lot and sidewalk are new plantings of Crabapple, Viburnum, Spirea and Birdsnest Spruce. The applicant has indicated that all existing lawn areas damaged due to construction will be repaired. The applicant is advised that any damaged side walk sections along Mentor Avenue shall be repair and/or replaced. A gated dumpster enclosure will be added to the south end of
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the parking lot. Per Chapter 1162.06 Screening (b), trash and refuse containers shall be fully shielded from view by opaque, matching masonry walls or solid fences of a material and color compatible with the principal structure. The building elevations indicate the existing front canopies will be replaced with new translucent panels mounted to the existing framework. At the front entrance, a new canopy will be added to match. New stucco or metal panel bump-outs will be constructed above the entrance and at each end of the buildings front and side. The east elevation indicates the addition of a new entrance door with a matching bump-out and canopy. At the south side of the building, the existing man door and garage door will be replaced with aluminum framed storefront treatment to match the existing front windows and doors. A canopy will be also included over this entrance to match the others. The two existing loading dock doors will be removed and replaced with the same matching aluminum storefront system. Additional building windows will be also added, three (3) on the south elevation and two on the west. No color specifications have been included. The applicant has provided a concept rendering of the front and east side elevation. The applicant is advised to bring material samples to the Commission meeting for review and approval. Stipulations: 1. The applicant shall provide written confirmation as to the disposition of each of the City Engineer's comments and shall be included as parts of any final building permit application. 2. The parking aisle width shall be increased to 22-ft. and a revised site plan submitted as part of the building permit. The parking aisle providing access to the parking at the rear of the building shall be a minimum 22ft. and parking stop block installed when necessary to protect adjacent parking spaces and/or the building. 3. The existing landscape area at the southeast corner of the building shall remain and include a foundation planting (Dense Yew) and ornamental tree. 4. The trash enclosure shall be constructed from matching masonry units with a gate to be approved by the administrator. 5. Any damage side walk sections along Mentor Avenue shall be repaired and/or replaced. Exhibits: Site/Landscape Plan, Building Elevations, Proposed Architectural Rendering, GIS aerial and existing photographs.

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