STAFF REPORTTo: Municipal Planning Commission Meeting Date: November 5, 2015 Applicant: 10 Prepared By: Ronald M. Traub, Director Economic & Community Development Adam Wujnovich of Ryan Homes for Frank DeMilta of Fraden, Inc. Status of Applicant: Developer for property owner Requested Action: Informal Rezoning Purpose: To rezone the properties from B-2, General Business and R-2, Single Family Residential to RVG, Village Green Existing Zoning: B-2, General Business and R-2, Single Family Residential Parcel ID Number: 16-A-001-0-00-009-0, -004-0, -014-0, -015-0, -017-0 Location: Johnny Cake Ridge Golf Course, south side of Mentor Avenue, north of Johnnycake Ridge Road and east of the corporation line with Willoughby. Size: 48.29 acres Existing Land Use: Johnny Cake Ridge Golf Course Surrounding Land Use and Zoning: North: Bumpers Restaurant & vacant land zoned B-2, General Business and M-1 Light Manufacturing; Mentor Mobile Greens zoned RMH Mobile Home; Gordons Food Service, Community Foot and Ankle of Mentor, Penn Station and Cleveland Plumbing Supply zoned B-2, General Business. East: CEI land; zoned R-2, Single Family Residential South: Garden Estates Subdivision; zoned R-60, One Family 60; CEI property West: Signature Health Building and Reserves of Willoughby residential subdivision zoned G-B, General Business and R-60, One Family 60. Zoning History: In June of 2000, the Commission granted preliminary subdivision approval for Johnnycake Estates consisting of 24 sublots on 23.7 acres east of the golf course. Access to the subdivision was from Johnnycake Ridge Road. In July of 2000, the Commission granted final subdivision approval for Johnnycake Estates. The Commission granted a time extension for commencement of construction of the subdivision in June of 2001. Applicable Regulations: Public Utilities: 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 Utility service is available in the street right-of-ways. Engineering Comments: TRAFFIC {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 /var/www/apps/conversion/tmp/scratch_5/293500096.doc Zone-10-15-6242 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 Engineer’s 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. STORMWATER/SUBDIVISION {ST4} Stormwater detention required per City Ordinance. {ST17} Site subject to City stormwater quality requirements. {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. Applicant shall provide written confirmation and plan modifications with next submittal as to the disposition of each of the above comments. Fire Department Comments: Fire hydrants per city ordinance and all new hydrants shall have a 5" Storz connection. The fire lines shall be a minimum 8". Side building setback shall be 15' gutter to gutter. Turning radius for street pavement shall be 25' inside and 50' outside including the cul-de-sacs. Police Department Comments: No concerns Analysis: The applicant proposes to rezone 48.29 acres from B-2, General Business and R-2, Single Family Residential to RVG, Village Green for a 128 sublot residential subdivision. The site includes Johnny Cake Ridge Golf Course, the undeveloped property east of the golf course and three (3) parcels located in Willoughby. The applicant has had conversations with the Willoughby Administration regarding annexing three (3) Fraden Inc. parcels to Mentor as it would provide a second means of access to the subdivision. The site is located on the south side of Mentor Avenue just east of the corporation line between Willoughby and Mentor and north of Johnnycake Ridge Road. The parcels to be rezoned include 16-A-001-0-00-009-0, 16-A-001-0-00-004-0, 16-A001-0-00-014-0, 16-A-001-0-00-015-0 and 16-A-001-0-00-017-0. The applicant is advised that the formal zoning request will require a legal description of the parcels to be rezoned. The conceptual site plan provides for 120 sublots in Mentor and eight (8) sublots in Willoughby. The RVG, Village Green zoning allows for 2.5 units per acre allowing for 120 sublots based on the 48.29 property acreage. The parcels in Willoughby consist of 6.49 acres which would allow for a maximum density of 16 sublots. If those parcels are not annexed then, they will need to meeting the Willoughby zoning requirements of a minimum lot area of 6,000 sq. ft., lot width of 50 ft., lot depth of 90 ft., and corner lot width of 70 ft. The RVG, Village Green zoning requires a minimum of 15 percent of open space of the total development area; the plan provides for 48.8 percent. The open space area includes retention of the existing ponds on the golf course, some areas of wetlands and the high tension line easement located along the east side of the property. Open space area is also provided at the rear of the limited common area for the majority of the sublots. The plan indicates the sublots will have a 40-ft. wide by 70-ft. deep building area with a designated limited common area at the side and rear of the home site. The applicant has provided /var/www/apps/conversion/tmp/scratch_5/293500096.doc Zone-10-15-6242 colored renderings of the front building elevation indicating the style of homes to be constructed in the subdivision. The plan provides for 15 ft. of spacing between the building structures. The Fire Department has commented that side building setbacks shall be 15 ft. from gutter to gutter. The front building setback is 30 ft. from the edge of pavement. The public street is centered within an 84-ft. wide ingress, egress and utility easement. The Administration is recommending five (5)-ft. wide sidewalks are included with the street right-of-way. Access to the subdivision is provided from Mentor Avenue and from Johnnycake Ridge Road. The applicant should consider aligning the Johnnycake Ridge Road intersection with King Edwards Court in Willoughby. The City Engineer is requesting a trip generation and traffic impact study be presented for review and approval by the City. 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. The Administration suggests the following conditions be addressed by the applicant as part of the formal rezoning request to the Commission. Conditions: 1. The formal zoning request shall include a site plan depicting the proposed use of all land areas to be rezoned. 2. Comments per the City Engineer and Fire Department shall be addressed as part of the formal rezoning request. 3. A legal description of the property shall be submitted as part of the formal rezoning request. 4. The site plan shall include the names and addresses of the owners of the property, owners of 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. Preliminary plans of all structural types. 10. Deed restrictions and protective covenants. 11. A schedule for construction and cost estimates. 12. Regional location map. 13. Population impact evaluation. 14. Market report. 15. A trip generation study and traffic impact evaluation. 16. Utilities impact evaluation. 17. Drainage impact evaluation. 18. A perpetual maintenance plan for the open space areas shall be submitted for review and approval prior to approval of the Final Subdivision Plan. 19. Such other relevant information as the Planning Commission may require. 20. Discussion or resolution of annexing 6.49 acres to The City of Mentor. Exhibits: Application, Conceptual Site Plan, Building Elevations, Lake GIS Aerial, GIS Map /var/www/apps/conversion/tmp/scratch_5/293500096.doc Zone-10-15-6242
Report "Ryan Homes Informal Rezoning Staff Report (1)"