STAFF REPORT 1

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

Commission Economic & Community Development
Meeting Date: July 27, 2017
Applicant: Tim Moore for Aligned Chiropractic and Physical Rehabilitation, Inc (purchaser) and
Joseph Brown (Owner)
Requested Action: Formal Rezoning
Purpose: To rezone 1.92 acres of property from R-2, Single Family Residential, to B-2, General
Business
Existing Zoning: R-2, Single Family Residential (15,000 sq. ft.)
Parcel ID Number: 16-A-001-F-00-006-0
Location: South of the intersection of Mentor Avenue (US 20) of Broadmoor Road (State Route
306) and north of the Broadmoor circle intersection
Size: 1.92 acres
Existing Land Use: Single-family house
Surrounding Land
Use and Zoning: North: two-story office building; zoned B-2, General Business
East: single-family homes; zoned R-2, Single Family Residential
South: Broadmoor School; zoned R-2, Single Family Residential
West: shopping plaza; zoned B-2 General Business and vacant residential property;
zoned R-2, Single Family Residential
Zoning History: The Planning Commission reviewed the informal rezoning at the June 15, 2017 meeting.
The property was originally in Mentor Township and was zoned R-1, Residential. In
February of 1963, when the first official zoning map was approved by the City of
Mentor, the property was classified as R-a, Single Family Residential (15,000 sq. ft.). An
informal rezoning request to rezone the property from R-2, Single Family to B-2,
General Business was reviewed by the Planning Commission in 1983. A separate request
was made for an informal in July of 1987 and the formal request was made in September
of 1987; that request was denied by City Council.
Applicable
Regulations: Charter 3.09 Ordinance and Resolutions
Chapter 1137 Amendments
Chapter 1137.04 Information Required
Chapter 1153.01 Districts Established
Chapter 1155.01 Schedule of District Regulations

Public Utilities: Utility service is available in the street right-of-way.

Engineering Comments:
STORMWATER/SUBDIVISION
{ST4} Stormwater detention required per City Ordinance. Calculations for drainage and detention required
for City review and approval.
{ST5} Present layout shows proposed detention area but does not include elevations to determine feasibility.
{ST8} Provide emergency overflow for proposed detention facility.
{ST16} Site is subject to NPDES Stormwater Permit requirements. Copy of permit or permit application
required prior to start of construction.
/conversion/tmp/scratch/361505513.doc ZONE-7-17-7893
 {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). Plans to include City of Mentor standard SWP3 notes
available at www.cityofmentor.com/live/storm-water-info/storm-water-management.
{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.
{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.
{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.
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 Broadmoor Rd. as necessary.
{CS9} If pavement open cut is proposed for any utility on Broadmoor Rd., it will require approval from
Mentor City Council. Right-of-way permit and Council approval to be coordinated through City Engineering
Department.
{CS13} Proposed asphalt pavement shall have a 1% minimum grade and concrete pavement shall have a
0.5% minimum grade.
{CS14} All existing utilities and proposed service connections shall be indicated on plan in their entirety.
{CS15} All existing cracked, and/or damaged, substandard sidewalk along front property line shall be
replaced.
{CS18} Property area within Broadmoor Rd. right-of-way shall be dedicated to public use.
{CS19} If any existing drive apron is to be abandoned, reconstruct curb to match adjacent curbing. Area
behind curb shall be restored.
A future widening of SR 306 may impact the frontage of this parcel potentially reducing the tree lawn
width or green space between the current sidewalk and proposed parking lot.
TRAFFIC
{T2.2} The results of the trip generation study do not indicate traffic impacts significant enough to require a
traffic impact 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. Provide at least one (1) van
accessible space.
Rear parking aisle shall be widened to 22 minimum to meet code.
Applicant shall provide written confirmation and plan modifications with next submittal as to the
disposition of each of the above comments.
Fire Department Comments:
A fire hydrant shall be located within 250 of all parts of the building as the hose lays.
/conversion/tmp/scratch/361505513.doc ZONE-7-17-7893
 Indicate how the different tenant spaces will be addressed.
Request Knox box entry system. Order at knoxbox.com
Provide an approved turn around at the SW corner of the parking lot where the proposed optional tenant
parking is located.
Turning radius shall be 25 ft. in & 50 ft. out.
Police Department Comments:
No concerns
Analysis: The applicant has submitted a formal request to rezone 1.92 acres from R-2, Single Family
Residential to B-2, General Business. The site is located on the west side of Broadmoor Road
(SR 306) approximately 300 ft. south of the Mentor Avenue intersection. The existing house will
be demolished, and a medical office building constructed on the property.
Per Chapter 1155.01 Schedule of District Regulations, the purpose of the R-2, Single Family
Residential District is to provide locations for low density, single-family development. The
purpose of the B-2, General Business District is (1) to provide sufficient space for a variety of
business, commercial and service activities in locations adequately served by highways and other
facilities, and (2) to provide such locations in a manner which minimizes negative impacts on
other districts.
The property to the north (parcel number 16-A-001-F-00-004-0) is split zoned with the shopping
center zoned B-2, General Business (0.618 acres) and the remaining undeveloped area (1.967
acres) zoned R-2, Single Family Residential. The applicant has contacted the adjacent property
owner who indicated they are not interested in rezoning the residential portion of their parcel to a
commercial use. The Administration recommends including the adjacent property as part of the
rezoning request since residential development of the parcel is problematic due to it being
surrounded on two sides by commercial development and any access to the undeveloped property
would be through the commercial properties.
The applicant proposes to construct a 12,210 sq. ft. multi-tenant building and will occupy 8,106
sq. ft. of the building for their chiropractic and physical therapy business. The remaining 4,104 sq.
ft. will be located at the rear of the building. The plan indicates a possible addition for a future
tenant which would be 2,052 sq. ft. in area. The proposed building will be setback 91 ft. from
Broadmoor Road, 20 ft. from the north property line, 47 ft. from the south property line and 165
ft. from the east property line.
Access to the site is provided by a 24-ft. wide drive apron onto Broadmoor Road. The parking
lot will be setback 12 ft. from Broadmoor Road and provides for a total of 57 parking spaces.
The minimum number of parking spaces required for the medical office use is 49 spaces while the
maximum is 62 spaces. The rear parking aisle is 20 ft. in width and shall be revised to 22 ft. the
code minimum for a two-way parking aisle. The Fire Department is requesting a turnaround for
fire apparatus in the parking lot at the rear of the building.
The commercial development of the property adjacent to the existing residential zoning will be
required to meet the buffering requirements on three (3) or the four (4) sides of the property if the
existing residential parcel to the west is not rezoned. Rezoning the residential portion of the
property to the west would allow would eliminate the need for a 20-ft. buffer and would permit a
greater setback for the access drive and proposed building from the existing rear yards of homes
on Broadmoor Road if desired.
Per Chapter 1161.11 Buffering Requirements, a minimum of a 20-ft. buffer is required adjacent to
all residentially-zoned property with a minimum of four (4) canopy trees, eight (8) understory
trees, 15 shrubs, four (4) evergreens per 100 linear feet and an eight (8)-ft. solid wood or masonry
fence or a six (6)-ft. berm. The proposed plan meets the minimum width of the buffer along the
south side and west side of the property. The building and rear parking meet the required buffer
/conversion/tmp/scratch/361505513.doc ZONE-7-17-7893
 width of 20-ft., however the eight (8) spaces along the north property line of front parking area
will only be setback 10-ft. A Conditional Use Permit (CUP) would be required to reduce the
setback of the parking area from 20 ft. to 10 ft.
The proposed floor plan indicates the main entrance to the building will be located on the east
elevation with the entrance on the southeast corner of the building. The entrance leads to the
waiting/reception area and the front desk. The restrooms for the building are located behind the
front desk area. The plan indicates that the rehabilitation and therapy rooms will also be located
near the front of the building. A break room/ storage area is located near the therapy and rehab
room. The break room will have a door leading to an outdoor patio which is located in a shared
courtyard in this area. The rest of the building will have offices within the spaces. The rear of the
unit will house the therapy pool area which will have two (2) showers adjacent to it and the x-ray
room; a small conference room will be adjacent to the x-ray room.
The proposed building elevations indicate a 28-ft. high building that will be constructed with stone
for the foundation and siding for the rest of the elevations. The main feature will be a tower
which will be cultured stone for the lower 13 ft. and then have a four (4)-ft. band of siding; a sign
will be located in this area. The rear tenant spaces (#1) will have some classical features with
columns and a hipped roof with a pediment; while the other tenant space will be less ornate and
still maintain the pediment with a circle element in the middle. The Administration would note the
elevations are incorrectly identified.
Per Chapter 1137 Amendments, the first step to amend the Official Zoning Map is to file an
informal request, which is 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. Per the City Charter Section 3.09 Ordinances
and Resolutions A 1., legislation providing for a zoning change of lands from any residential
district zoning classification to an industrial or commercial zoning district classification requires
approval of a voter referendum by the majority of the electors of the City of Mentor at the next
general or primary election occurring not less than sixty (60) days after passage of such
legislation, which is approximately September 8, 2017.
Conditions:
1. The R-2 Single Family Residential (15,000 sq. ft.) portion of parcel 16-A-001-F-00-004-0 shall be included
in the proposed rezoning request.
2. 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 parts of any final site plan and architectural review.
3. The drive aisle at the rear of the property shall be increased to 22 ft. in width.
Exhibits: Application, Cover Letter, GIS Map

/conversion/tmp/scratch/361505513.doc ZONE-7-17-7893