6

STAFF REPORT
To: Municipal Planning Prepared By: Ronald M. Traub, Director
Commission Economic & Community Development
Meeting Date: August 17, 2017
Applicant: Greg Sommers for Sommers Real Estate Group LLC for Lawrence & Amy Brunkala
and Mary Audrey Davis (property owners)
Status of Applicant: Developer
Requested Action: Informal rezoning
Purpose: To rezone the property from R-4, Single Family Residential to RVG, Village Green
Existing Zoning: R-4, Single Family Residential
Parcel ID Number: 16-B-057-0-00-009-0, 16-B-057-A-00-004, 013-0
Location: 9120 and 9168 Jackson Street
Size: 2.607 acres
Existing Land Use: Single family homes
Surrounding Land
Use and Zoning: North: single-family homes; zoned R-4, Single Family Residential
East: City of Mentor-unimproved park & single family home; zoned R-4, Single Family
Residential; existing home at 9152 Jackson; zoned RVG, Village Green
South: single family homes; zoned R-4, Single Family Residential
West: single-family homes; zoned R-4, Single Family Residential; exiting home at 9152
Jackson; zoned RVG, Village Green.
Zoning History: The house at 9152 Jackson Street was built in 1910 in Mentor Township. In October of
2010, the Commission reviewed an informal request to rezone the property from R-4,
Single Family Residential to RVG, Village Green. In March of 2017, the Commission
reviewed an informal request to rezone 6.02 acres from R-4, Single Family Residential
to RVG, Village Green. In May of 2017, the Commission voted 5/0 approving the
rezoning of 6.02 acres from R-4, Single Family Residential to RVG, Village Green. In
June of 2017, City Council passed Ordinance # 17-O-54 rezoning 6.02 acres from R-4,
Single Family Residential to RVG, Village Green
Applicable
Regulations: 1117.04 Easements (d)
1137.03 Application Procedure
1137.04 Information Required
1155.01 Schedule of District Regulations
1157.07 Special Provisions Relative to RVG Village Green Zones

Public Utilities: 12 water line on the North side of Jackson Street

Overhead Electric, Phone and Cable on the shout side of Jackson Street
Engineering Comments:
STORMWATER/SUBDIVISION
{CU1} Provide a 12 ft. minimum utility easement and a 3 ft. City utility easement adjacent to proposed right-of-
way.
{ST2} Provide location of conservation protection zone for stream valley preservation, as required by Section
1115.09(b) of the Mentor Code of Ordinances.
{ST4} Stormwater detention required per City Ordinance. Calculations for drainage and detention required for
City review and approval. Drainage Design Standard sheets to be completed and submitted for City
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 review. Drainage Design Standards are available on City website at
www.cityofmentor.com/departments/engineering-building.
{ST7} Easements for proposed detention facility to conform to Chapter 1352.11. Method to protect adjacent
properties from storm runoff from or to proposed lots must be included in plan prior to approval.
{ST8} Provide emergency overflow for proposed detention facility.
{ST9} Rear yard drain(s) accessible to each sublot required per City code.
{ST10} Drainage facilities shall be placed in public right-of-way to the maximum amount feasible.
{ST16} Site subject to NPDES Stormwater Permit requirements. Copy of permit or permit application required
prior to start of construction.
{ST17} Site subject to City stormwater quality requirements. 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)
{ST19} Off-site flows entering site to be evaluated by showing and providing for review of existing topography
of adjoining sites and reflecting results within drainage calculations and said flows accommodated in site
drainage plan.
{ST23} If basements will be proposed, information concerning ground water elevations shall be provided with
building permit application. Proposed minimum basement grades shall be shown on overall site plan and
shall be 16" above groundwater elevation.
{ST25} Conservation Protection Zone: Areas within 25 feet of the normal streams edge with a watershed of
100 acres or more shall be designated conservation protection zones (CPZ) and shall be designated on
the plat. Due to naturally occurring stream dynamics and potential change of stream boundaries, the CPZ
shall be defined on the plat wit consideration of the on-site conditions and the required 25 minimum
offset from each edge. No encroachment within this section shall be permitted unless otherwise approved
by the Municipal Planning Commission. Provisions of this section are subject to requirements per
Chapter 1351, Flood Hazard Regulations.
{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 can be found at www.cityofmentor.com/departments/engineering-
building.
{SD1} Subdivision improvement plans, plat and mutual consistency are subject to detailed review by the City
Engineer and conformance with applicable sections of Chapter 1113.02 of the Mentor Code of
Ordinances. Plan and plat review by Engineering Department will consist of three reviews and shall begin
upon submittal of (3) sets of plans after Planning Commission approval and after all stipulations have
been addressed. These reviews shall consist of: a) conceptual layout; b) plan and profile; and c) final
detailed review.
{SD2) Provide letters of available capacity from Aqua Ohio Water Company and Lake County Sanitary Engineer
per Section 1113.02(n).
{SD6} Sidewalk adjacent to open areas and along Jackson St. frontage to be installed by developer.
{SD11} Per Section 1133.05(h) and 1113.02(q), preliminary site plan and/or plat to include the location of any
jurisdictional wetlands on the site as delineated by an expert acceptable to the U.S. Army Corps of
Engineers and the Ohio E.P.A. The Ohio EPA has taken authority for isolated wetlands.
{SD12} Per Sections 1133.06(v) and 1113.03(s), submittal of final site plan and/or plat to include a copy of the
permit application or a wetlands delineation affirmation submitted to the U.S. Army Corps of Engineers
for all proposed disturbances of jurisdictional wetlands as required for the proposed
development/subdivision and associated building construction.
Some lots are located within and adjacent to Marsh Creek, which becomes a regulated floodplain at the
Jackson Street crossing. Per Section 1351.13(f), the City Engineer is requesting a hydrologic and
hydraulic analysis for the area proposed for development since no special flood hazard areas have been
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 identified by FEMA, but are expected to contain known flooding. The analysis shall determine the 1
percent (100-yr) chance flood. Additionally, the low point of Jackson St. shall be determined and
compared to the 100-year flood elevation from the H & H Study. The structures shall not be located
within this newly identified flood area. The lowest floor, including basements, adjacent to these flood
areas shall be elevated 1.5 feet above the determined flood height.
Access to City park shall be located within a 20 wide access easement per MCO 1117.04(d).

CIVIL/SITE
{CS7} All utilities servicing site shall be bored under Jackson St. as necessary.
{CS9} If pavement open cut is proposed for Jackson St., it will require approval from Mentor City Council.
Right-of-way permit and Council approval to be coordinated through City Engineering Department.
Sidewalk shall be required along Jackson St. for proposed development.
Provide sight distance analysis for proposed intersection at Jackson St. Location could be a concern with
crest of hill on Jackson St.

TRAFFIC
(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.
Jackson St. is considered a major collector based upon traffic volume. Per MCO 1115.03 (g),
intersection centerline offset shall be 250 feet. It appears your proposed intersection is too close to the
intersection of Connecticut Colony and Jackson St. Modify development accordingly. Ensure
intersection meets all applicable code sections.

Applicant shall provide written confirmation and plan modifications with next submittal as to the disposition
of each of the above comments.
Fire Department Comments:
No comments
Police Department Comments:
No comment
Analysis: The applicant has submitted an informal rezoning request to rezone three (3) parcels at 9120 and
9168 Jackson Street consisting of 2.607 acres from R-4, Single Family Residential to RVG,
Village Green. The parcels are adjacent to the 6.02 acre parcel at 9152 Jackson Street rezoned in
June of 2017 from R-4, Single Family Residential to RVG, Village Green. Per 1137.03
Application Procedure, the applicant is required to appear before the Commission to informally
discuss the proposed rezoning prior to submitting an application for an amendment to the official
Zoning Map. Existing single-family homes will be demolished per the conceptual site plan.
The Wayside Creek bisects the front of the property flowing in an east to west direction. The
creek bed extends along the property to the west and then flows beneath Jackson Street to the
north and then into the Connecticut Colony Subdivision. A conservation protection zone for
stream valley preservation is required to have a 25-ft. setback from the edge of the normal water
level of the stream, not the centerline of the stream as indicated on the formal rezoning plan.
Access to the development is from a 26-ft. wide private drive that will intersect with Jackson
Street approximately 260-ft west of the easterly property line. The City Engineer is requesting a
sight distance analysis to be provided for review and approval for the private drive intersection at
Jackson Street and a trip generation study. The plan does not indicate sidewalks along Jackson
Street or at the front of the sublots. The formal zoning request shall include the location of
sidewalks along Jackson Street and along the private drive connecting to the open space areas. It
may be appropriate to extend a sidewalk or trail on the east side of the private drive from Jackson
Street to the existing trail which bisects the open space area in the circular cul-de-sac. The length
of the cul-de-sac will exceed 600-ft and will require a waiver from the Planning Commission.
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 The plan for the Village Green, RVG development proposes 20 ranch-style home sites with a zero
lot line limited common area community. The residents will own their home and an exclusive use
area surrounding it, and the remaining property will be designated as limited common area and
maintained by a homeowners association. The street will be private with no on-street parking;
seven (7) off-street parking spaces will be provided. The homeowners association will be
responsible for street maintenance. The applicant provided draft copies of standards and design
guidelines for use of the common property, limited common property and exclusive use areas and
declaration of condominium ownership as part of the previous zoning request. The documents
include restrictions on the use of individual units and common elements within the association. It
may be appropriate to include as a condition that the draft Creekside Farm Standards and Design
Guidelines and Declaration of Condominium Ownership for Creekside Farms be incorporated in
the rezoning request and subsequent subdivision approval.
The plan indicates an exclusive use area measuring 56 ft. wide by 87 ft. deep. The proposed 40 ft.
wide by 65 ft. deep ranch units building setbacks includes a 10-ft. front, 12-ft. rear and eight (8)-
ft. sides. The units have varying setbacks from the private drive ranging from 25 ft. to 40+ ft.
Proposed building setbacks shall be provided on the formal rezoning request. The Commission
may wish to include a condition requiring a tree preservation plan including the limited common
areas along the perimeter of the property be submitted with the formal rezoning request.
Per Chapter 1157.07 Special Provisions Relative to RVG Village Green Zones, Village Green
projects shall have recreation, park and common open space equal to or not less than 15 percent
of the total development area exclusive of streets. The 1.51 acres of park area provides for 18.9
percent open space of the 7.95 acres excluding the proposed private drive. The applicant
indicates benches and a gazebo will be installed within the open space, but retention of the natural
area may be desirable. A five (5)-ft. trail will provide access if feasible to the future city park. Per
1117.04 Easements (d), where subdivisions are adjacent to schools, parks or other public
facilities, access easements shall be provided to those facilities where deemed appropriate by the
Planning Commission. Such access easements shall be a minimum of 20 ft. wide and side yard
setbacks for adjacent lots shall be measured from the easement.
There are six (6) sublots located within and adjacent to Marsh Creek, which becomes a regulated
floodplain at the Jackson Street crossing. Per Section 1351.13(f), the City Engineer is requesting
a hydrologic and hydraulic analysis for the area proposed for development since no special flood
hazard areas have been identified by FEMA, but are expected to contain known flooding. The
analysis shall determine the one (1) percent (100-yr.) chance flood. In addition, the low point of
Jackson St. shall be determined and compared to the 100-yr. flood elevation from the H & H
Study; the structures shall not be located within this newly identified flood area. The lowest floor,
including basements, adjacent to these flood areas shall be elevated one and one-half (1.5) ft.
above the determined flood height.
The applicant is required to provide letters of available capacity from Aqua Ohio Water Company
and the Lake County Sanitary Engineers office with the formal zoning request.
Stipulations:
1. Comments per the City Engineer and Fire Department shall be addressed as part of any final subdivision plan
application.
2. The applicant shall submit a proposed street name for review at the time of the Formal Rezoning request.
3. A legal description of the property shall be submitted as part of the Formal Rezoning request.
4. The subdivision 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.
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6. A tree preservation plan including the limited common areas along the perimeter of the property shall be
submitted with the formal rezoning request.
7. The proposed vehicular and pedestrian traffic patterns.
8. The location of sidewalks along Jackson Street and along the private drive connecting to the open space
areas.
9. The location of all existing and all proposed structures.
10. The proposed assignment of use and subdivision of land including private land and common land.
11. Preliminary plans of all structural types.
12. Deed restrictions and protective covenants.
13. A schedule for construction and cost estimates
14. Regional location map.
15. Population impact evaluation.
16. Market report.
17. Trip Generation Study.
18. Letters of available capacity from Aqua Ohio Water Company and the Lake County Sanitary Engineers
office.
19. Drainage impact evaluation.
20. A perpetual maintenance plan for the open space areas shall be submitted for review and approval prior to
approval of the Final Subdivision Plan.
21. Such other relevant information as the Planning Commission may require.
Exhibits: Revised Concept RVG Development Plan, GIS Map

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