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STAFF REPORT
To: Municipal Planning
Commission
Meeting Date:
May 26, 2016
Applicant:

Prepared By: Ronald M. Traub, Director


Economic & Community Development

510 CW LLC and Max Deering and Hewitt & Patricia Fredebaugh, Property Owners

Requested Action: Informal Rezoning


Purpose:

To rezone properties from R-4, Single Family Residential to RVG, Village Green

Existing Zoning:

R-4, Single Family Residential

Parcel ID Number:
Location:

South side of Lake Shore Boulevard and west of State Route 44, 16-D-115-0-00-018-0,
16-D-115-C-00-005-, 004-0, 16-D-115-D-00-025-, 026-0

Size:

22.53 acres

Existing Land Use: Vacant property


Surrounding Land
Use and Zoning: The site and surrounding area is zoned R-4, Single Family Residential
North: Deerwood Estates Subdivision, single-family house and former White Field
Anglican Church
South: Freedom Assembly of God
East: DeLongs Topsoil and Mulch and single-family houses
West: Kluznik Nursery and Farm Market
Zoning History:

Applicable
Regulations:

Public Utilities:

Prior to 1963 the property was part of Mentor Township. In 1955 the official township
zoning map indicated the property was zoned R-2, Residential; which required a minimum
lot size of 22,000 square feet. In 1963, when the City of Mentor was formed, the
property was zoned R-C, Single Family Residential (22,000 square feet) District.
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:
CIVIL/SITE:
{CS1} Final site plan to conform to City standards (available upon request) as part of next submittal.

{CS5}* Sidewalk conforming to City standards shall be constructed along front property and curb ramps
shall be constructed in walkways and driveways. 5 (minimum) uniform treelawn width shall be provided.
{CS7}* All utilities servicing site shall be bored under Lakeshore Blvd., Blackbrook Rd. and Heisley Rd. as
necessary.
{CS11} All easements and ownership rights over subject property shall be identified on site plan.

Proposed roadway cross sections shall be provided.


If roads are to be dedicated roadways, roads shall meet all City design standards.
All proposed utilities shall be shown on plans.
TRAFFIC
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{T2} 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
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.
{T6} All traffic control devices shall be designed, installed and maintained in conformance with the Ohio
Manual of Uniform Traffic Control Devices and shall be detailed on the plan. Provide appropriate directional
traffic control to promote safe and free flowing traffic movement within site. All sign sheeting material shall
be Type H reflective sheeting. All signs shall be mounted at a 7 height to the bottom of the sign.
(T8) Provide pavement marking and signing plan and details.

Development as proposed would require abandonment of a portion of the West Heisley right-of-way.
Assessment as to utilities and feasibility of abandonment is necessary.
Fire Department Comments:
Side setbacks shall be 15' gutter to gutter

Fire hydrants per city ordinance 1505, and all new hydrants shall have a 5" Storz connection

Turning Radius shall be 25 ft. in & 50 ft. out.

Turnarounds on cul-de-sacs shall have a minimum 140' diameter right of way and 100' diameter pavement. If
the turnaround includes a center island a minimum of 25' of pavement shall be provided around the island
with the turnaround radii of the pavement at the cul-de-sacs being 50'

Police Department Comments:


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

The applicant is proposing to rezone approximately 22.53 acres along the south side of Lakeshore
Boulevard and west of State Route 44 from R-4, Single Family Residential to RVG, Village
Green. The parcels to be rezoned include 16-D-115-0-00-018-0, 16-D-115-C-00-005-, 004-0, &
16-D-115-D-00-025-, 026-0. The development will have curved streets which according to the
applicant will help maximize curb appeal of the homes and provide for views of the open spaces
within the development. The proposed development will have a five (5) -ft. sidewalk on each side
of the street and a six (6) -ft. pedestrian trail connecting the north end of the development to the
south end. The City Engineer has commented if the roads are to be dedicated then they shall meet
the Citys design standards.
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 22.53-acre site would allow for a maximum
density of 56 units; 55 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 in
size with the average lot being approximately 11,723 sq. ft. The minimum lot width is proposed
at 69.08 ft. at the front setback (sublot 1) and the maximum lot width is 109.87 ft. at the front
setback (sublot 10). The minimum building setbacks are also established by the development plan;
the proposed plan does not indicate any minimum setbacks although it appears that the minimum
front setback would be 32.02 ft. for sublot 32 and the side setback is 15 ft. per sublot 31. The
Fire Department is requiring a minimum of 15 ft. between the gutters of the homes.

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Per Chapter 1157.07 Special Provisions Relative to RVG Village Green Zones; 15 percent of the
area of an RVG, Village Green development exclusive of streets must be dedicated for open
space. The conceptual site plan indicates 3.379 acres of open space are required to meet the
minimum 15 percent while 3.635 acres are provided or 16.1 percent open space. A perpetual
maintenance plan is required for the recreation, park and common open space which sets 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 development as submitted,
will require that a portion of West Heisley Road be vacated as part of the development. They
have also indicated that all utilities servicing the development shall be bored under the existing
roadways.
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. Comments per the City Engineer, Fire and Police Departments shall be addressed as part of the formal
rezoning request.
2. The proposed minimum setbacks shall be indicated on the development plan.
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. Deed restrictions and protective covenants.
10. A schedule for construction and cost estimates.
11. Regional location map.
12. Market report.
13. Trip generation study.
14. Utilities impact evaluation.
15. Drainage impact evaluation.
16. A perpetual maintenance plan for the open space areas shall be submitted for review and approval prior to
approval of the Final Subdivision Plan.
17. Such other relevant information as the Planning Commission may require.
Exhibits:
Letter for submission, Development Plan, and GIS Map

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