STAFF REPORT

To: Municipal Planning Prepared By: Ronald M. Traub, Director

Commission Economic & Community Development
Meeting Date: September !, "#$
Applicant: Steven Ciciretto, %rc&itect and 'rederic( 'risco o) Re*Education Services, +nc. and
Dominic and Rocco Properties
Status of Applicant: Pro,ect %rc&itect and -usiness ./ner 0 Property ./ner
Requested Action: Preliminary Site Plan & Conditional 1se Permits )or a drive*t&ru /indo/ and outdoor
patio )or a co))ee s&op0bouti2ue.
Purpose: To construct a ne/ building to &ouse a co))ee s&op /it& drive t&ru /indo/ and outside
dining.
Existing oning: -*", 3eneral -usiness
Parcel !D "u#$er: 4*C*#!5*%*##*#"5*#
%ocation: 464 Center Street
Si&e: Proposed ",$"# s2. )t. building on a #.75*acre site.
Existing %and 'se: 8acant building previously occupied by Turi P&otograp&y
Surrounding %and
'se and oning: 9ort&: Multi*tenant retail building and Marat&on gas station, :oned -*", 3eneral
-usiness
East: Mentor Senior Center, :oned -*" 3eneral -usiness
Sout&: McMa&on*Coyne & 8itantonio 'uneral ;ome, :oned -*" 3eneral -usiness
<est: +-E< =ocal 476, :oned -* Community Service
oning (istory: T&e building /as constructed in >45 as a =a/son?s convenience store. +n >7", Turi
P&otograp&y too( over t&e building and ran t&eir p&otograp&y business t&ere until a )e/
years ago. T&e building &as been vacant since t&en. T&e property &as been o/ned by t&e
current o/ner since "##4.
Applica$le
Regulations: 66 Site Development Plans
65 Conditional 1se Permits
55.# Sc&edule o) District Regulations
4" =andscaping, Screening and -u))ering
Pu$lic 'tilities: Sanitary, /ater, gas and storm are all available on Center Street.
Engineering )o##ents:
. % -uilding Permit is re2uired )or ne/ buildings. Plans s&all be submitted )or permit revie/ by t&e C&ie)
-uilding .))icial )or con)ormance /it& t&e .&io -uilding Code and necessary permits obtained.
". Storm /ater detention re2uired per City .rdinance. Calculations )or drainage and detention re2uired )or
City revie/ and approval. Drainage Design Standard s&eets to be completed and submitted )or City
revie/. Drainage Design Standards are available on City /ebsite under @Storm/ater +n)oA.
6. Provide emergency over)lo/ )or proposed detention )acility.
$. Erosion control plan including sc&edule )or installation to be included in construction plans. BRe)er to
C&apter 656 o) t&e Mentor Code o) .rdinancesC Plans to include City o) Mentor standard S<P6 notes
available at ///.cityo)mentor.com0live0storm*/ater*in)o0storm*/ater*management.
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*+ ,+ -
5. Storm /ater design s&all be based on a minimum "*year )re2uency, /it& a &ydraulic gradient c&ec( at a
#*year )re2uency s&o/ing no surc&arging. Drainage calculations s&all be provided )or revie/ and s&all
be sealed by a registered pro)essional engineer.
4. -MP Maintenance %greement )or storm /ater management practices s&all be submitted /it& permit
application. Typical agreement )orm can be )ound at ///.cityo)mentor.com0live0storm*/ater*in)o0storm*
/ater*management.
7. 'inal site plan to con)orm to City standards Bavailable upon re2uestC as part o) neEt submittal.
!. EEisting or proposed commercial drive apron access s&all be improved to con)orm to t&e ..D...T
=ocation and Design Manual Section !## and C&apter 76.#5BeC o) t&e Mentor City Code. 5?
BminimumC turnout radii re2uired. "$? BminimumC t&roat /idt& re2uired. !? BminimumC t&roat /idt& )or
one*/ay drive.
>. Side/al( con)orming to City standards s&all be constructed along )ront property and curb ramps s&all be
constructed in /al(/ays and drive/ays. 5? BminimumC uni)orm tree la/n /idt& s&all be provided.
#. %ll utilities servicing site s&all be bored under Center Street as necessary.
. +) pavement open cut is proposed )or any utility on Center Street, it /ill re2uire approval )rom Mentor
City Council. Rig&t*o)*/ay permit and Council approval to be coordinated t&roug& City Engineering
Department.
". %ll easements and o/ners&ip rig&ts over sub,ect property s&all be identi)ied on site plan.
6. %ll eEisting utilities and proposed service connections s&all be indicated on plan in t&eir entirety.
$. %ll eEisting crac(ed, and 0or damaged, substandard side/al( along )ront property line s&all be replaced.
5. +) any eEisting drive apron is to be abandoned, reconstruct curb to matc& ad,acent curbing. %rea be&ind
curb s&all be restored.
4. T&e applicant pursuant to 66.#5B)C or 6.#"BpC o) t&e Mentor Code o) .rdinances is re2uired to
provide a trip generation study.
7. ;andicap par(ing /it& van accessibility and curb ramps s&all be provided and be designed in accordance
/it& C&apter o) t&e .&io -uilding Code. ;andicap signing and mounting &eig&ts s&all be detailed on
t&e plans. Signs s&all be mounted to a 7? &eig&t to t&e bottom o) t&e sign.
!. %ll tra))ic control devices s&all be designed, installed and maintained in con)ormance /it& t&e .&io
Manual o) 1ni)orm Tra))ic Control Devices and s&all be detailed on t&e plan. Provide appropriate
directional tra))ic control to promote sa)e and )ree )lo/ing tra))ic movement /it&in site. %ll sign s&eeting
material s&all be Type ; re)lective s&eeting. %ll signs s&all be mounted at a 7? &eig&t to t&e bottom o) t&e
sign.
>. %pplicant is re2uested to provide bicycle par(ing and access )or t&e site.
"#. Per C&apter 76.#7, one*/ay access drives s&all be "#? in /idt& and one*/ay B># degreeC par(ing aisles
s&all be ""? in /idt&. Plan does not comply.
Applicant shall provide written confirmation and plan modifications with next submittal as to the disposition
of each of the above comments.
Fire Depart#ent )o##ents:
% )ire &ydrant s&all be located /it&in "5# )eet o) all parts o) t&e building as t&e &ose lays. T&e ne/ &ydrant
s&all &ave a 5A StorF connection.
%ccess drives 0 )ire lanes appear to be approEimately t/elve B"?C )eet /ide. City ordinance re2uires t/enty
B"#?C )eet.
Turning radius must be t/enty*)ive B"5?C )eet inside and )i)ty B5#?C )eet outside.
Police Depart#ent )o##ents:
9o Comments
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Analysis: T&e applicant, Re*Education Services, +nc., plans to demolis& t&e )ormer Turi P&otograp&y building
located at 464 Center Street and construct a ne/ building )or a co))ee &ouse and retail store. T&e
site is located on t&e /est side o) Center Street, nort& o) a )uneral &ome, sout& o) a gas station, and
is Foned -*" 3eneral -usiness. T&e co))ee s&op /ill &ave a drive*t&ru /indo/ located on t&e sout&
side building elevation /it& an outdoor patio located at t&e )ront o) t&e building. Per C&apter
55.# Sc&edule o) District Regulations, drive*t&ru /indo/s and outdoor dining and drin(ing are
conditionally permitted in t&e -*", 3eneral -usiness district.
Re*Education Services, +nc. o))ers programs to provide alternative educational options )or c&ildren
/it& autism and is located in t&e sc&ool building at 474 Reynolds Road. .n*site t&erapists
Boccupational, speec&, art and musicC /or( as a team /it& educational sta)) to o))er support to bot&
students and t&eir providers. T&e co))ee s&op /ill provide advanced vocational training to eEisting
students and o))er continued opportunities o) employment as t&ey progress into t&e /or(ing /orld.
T&e applicant &as stated t&at t&e co))ee s&op /ould not be run eEclusively as part o) t&eir program,
but as a stand alone business )or anyone to be employed t&ere. T&e number o) employees pro,ected
is bet/een t/o B"C to )our B$C /it& a maEimum o) siE B4C, and proposed &ours o) operation are )rom
4:## %.M. to 7:## P.M.
T&e building dimensions are 4#*)t. /ide by $#*)t. deep B",$"# s2. )t.C and is set bac( !."7 )t. )rom
t&e Center Street rig&t*o)*/ay, "5."5 )t. )rom t&e sout& property line, $.7$ )t. )rom t&e nort& line,
and 56 )t. )rom t&e rear property line. %ll o) t&e building setbac(s meet t&e minimum setbac(
re2uirements establis&ed )or t&e -*", 3eneral -usiness district. T&e 'ire Department &as
commented t&at a )ire &ydrant s&all be located /it&in "5# )t. o) all parts o) t&e building as t&e &ose
lies. % ne/ &ydrant may be re2uired.
T&e )loor plan provides )or an enclosed )oyer /it& separate entrances to t&e co))ee s&op and retail
space. T&e co))ee s&op &as t&ree B6C tables and t/o B"C c&airs neEt to a corner )ireplace /it& seating
)or " customers. % prep area and order0service counter is located ad,acent to t&e drive*t&ru
/indo/. % small co))ee condiments counter is located neEt to t&e mec&anical room. % classroom
and separate restrooms are located at t&e rear o) t&e building. T&ree B6C tables /it& seating )or "
customers is provided on t&e open outdoor patio area. T&e %dministration is re2uesting bollards be
installed bet/een t&e &ead in par(ing spaces and patio area.
%ccess to t&e site is provided by t/o B"C, one*/ay drive aprons onto Center Street. T&e nort& drive
is )or entering and t&e sout& drive )or eEiting. T&e one*/ay drive /idt&s are approEimately "*)t.
/ide. T&e applicant is advised t&at per C&apter 76.#7 %ccess Drives and Par(ing %isles B6C, t&e
minimum /idt& )or a one*/ay access drive is "# )t. and t&e minimum /idt& o) a one*/ay par(ing
aisle /it& >#*degree par(ing is "" )t. T&e proposed 4#*)t. building /idt& may need to be reduced in
order to accommodate t&e minimum "#*)t. access /idt& at t&e nort& side o) t&e building. T&e !*)t.
/ide par(ing aisle at t&e rear par(ing area /ill need to be increased )our B$C )t. to "" )t. T&e one*
/ay access drive at t&e rear o) t&e building leading to t&e drive*t&ru /indo/ /ill need to be
increased to "# )t. T&e par(ing lot could be eEpanded )our B$C )t. to t&e /est allo/ing )or t&e
increase in t&e par(ing aisle and drive*t&ru access drive. T&e 'ire Department &as commented t&at
t&e minimum turning radius re2uired is "5 )t. inside and 5# )t. outside )or emergency ve&icles.
T&e drive*t&ru /indo/ is located on t&e sout& side o) t&e building and includes a by*pass lane.
Tra))ic circulation around t&e building is one*/ay in a counter*cloc(/ise direction. %pproEimately
)our B$C ve&icles can stac( be&ind t&e drive*t&ru /indo/ /it&out compromising t&e one*/ay access
drive at t&e nort& side o) t&e building. +t is not clear i) t&e drive*t&ru /ill &ave a menu board and0or
spea(er system )or ordering.
T&e par(ing lot appears to be set bac( eig&t B!C )t. )rom t&e )ront property line. T&e applicant is
advised t&at a minimum ten B#C*)t. setbac( is re2uired )or t&e par(ing lot in t&e -*", 3eneral
-usiness district. T&e site plan /ill need to be revised to meet t&e #*)t. minimum setbac( or a
variance re2uest must be submitted to t&e -oard o) -uilding and :oning %ppeals. T&e City Engineer
&as commented t&at a side/al( con)orming to City standards s&all be constructed along )ront
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property and curb ramps s&all be constructed in /al(/ays and drive/ays. % )ive B5C*)t. minimum
uni)orm tree la/n /idt& s&all be provided.
T&e site plan indicates "7 par(ing spaces are provided, alt&oug& "> spaces are depicted /it& 6
spaces in )ront o) t&e building and 4 at t&e rear. T&e minimum number o) spaces re2uired )or a
co))ee s&op /it& a drive*t&ru is 4 spaces /&ile t&e maEimum is 7 spaces. T&e minimum number o)
spaces re2uired )or a retail use is )ive B5C spaces /&ile t&e maEimum is also )ive B5C spaces. T&e
Commission may /is& to 2uestion t&e applicant about t&e possibility o) eliminating some o) t&e
spaces at t&e rear o) t&e building /&ic& /ould provide additional /idt& )or t&e par(ing aisles and
drive*t&ru access drive. T&e applicant is re2uired to submit a trip generation study )or revie/ and
approval by t&e City.
% dry storm/ater detention basin is located at t&e rear o) t&e par(ing lot. Calculations )or drainage
and storm/ater detention are re2uired )or revie/ and approval by t&e City. %n emergency over)lo/
s&all be provided )or t&e proposed detention )acility.
Preliminary building elevations indicate a single*story building /it& a traditional gabled roo). %
central cloc( to/er at t&e building entrance is t&e main )eature. T&e plan indicates t&e top o) t&e
to/er to be 66 )t. %t eit&er end o) t&e building )ront are small )eature to/ers topped /it& a vertical
)lag pole. S&a(e*style siding and stone &ig&lig&t t&e )ront )aGade. ;oriFontal siding is also
incorporated into t&e sides and rear elevations. 'our B$C arc&*topped, double /indo/s are )eatured
across t&e building )ront and t&e door/ay leading into t&e entry )oyer matc&es t&e /indo/ style.
%ctual building materials and colors /ere not incorporated into t&is submittal. T&e applicant &as
stated t&at neutral colors /ill be used.
% tras& enclosure /ill be located in t&e rear par(ing lot. T&e enclosure s&all be constructed out o)
matc&ing masonry materials /it& a sel)*closing gate. Construction details o) t&e enclosure s&all be
provided /it& t&e )inal site plan submittal. % landscape plan is re2uired )or )inal site plan submittal
and s&all comply /it& t&e re2uirement contained in C&apter 4" =andscaping, Screening and
-u))ering. Some o) t&ose re2uirements include street trees $# )t. on center, )oundation planting at
t&e building, and an underground irrigation system. T&e applicant is advised t&at a landscape bond in
t&e amount o) ## percent o) t&e cost o) t&e plant material and installation s&all be posted prior to
t&e issuance o) a -uilding Permit.
% p&otometric plan is re2uired as part o) t&e )inal site plan submittal per C&apter 4> .utdoor
=ig&ting. T&e level o) lig&ting at t&e property line s&all not eEceed luE at t&e property line. T&e
plan s&all provide detailed cut s&eets o) all outdoor lig&ting )iEtures /&ic& s&all be )ully s&ielded.
T&e &eig&t o) any outdoor lig&t poles s&all not eEceed t&e &eig&t o) t&e building.
)onditions )'P Outdoor Patio:
. -ollards s&all be installed bet/een t&e &ead in par(ing spaces and patio.
". T&e patio )urniture s&all be stored inside t&e building /&en t&e patio is not in use.
6. T&e &ours o) operation are )rom 4:## %.M. to 7:## P.M.
$. 9o advertising s&all be permitted on any patio umbrellas t&at may be installed in t&e tables.
)onditions Dri.e/T0ru Site:
. T&e access drive /idt& at t&e rear o) t&e building leading to t&e drive*t&ru /indo/ s&all be increased to
"#*)t.
". T&e )inal site plan submittal s&all provide details )or a menu board and spea(er system )or t&e drive*t&ru
/indo/ s&ould t&ey be installed.
)onditions Preli# Site:
. T&e applicant s&all provide /ritten con)irmation as to t&e disposition o) eac& o) t&e City EngineerHs and
'ire Department?s comments and s&all be included as parts o) t&e )inal site plan submittal.
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". T&e par(ing aisles /it& ># degree angle par(ing s&all be increased to a minimum ""*)t. /idt& and t&e
one*/ay access drives s&all be increased to "#*)t and s&all be included on t&e )inal site plan submission.
6. T&e )ront par(ing lot s&all be set bac( a minimum o) #*)t. )rom t&e )ront property line.
Ex0i$its: Site Plans, 'loor Plan, -uilding Elevations, 3+S Map
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