Mentor City Zoning Code
CHAPTER 1158
Planned Development PD Overlay District Regulations
1158.01 PURPOSE.
The purpose of the Planned Development Overlay District is to encourage and accommodate unique, well-designed, unified developments that utilize innovations in land development that are consistent with the City's development and planning policies and which would not otherwise be permitted in the residential or commercial districts pursuant to this Zoning Ordinance.
(a) The regulations for Planned Developments provide flexibility in uses, densities and dwelling types as well as in the design and placement of buildings in order to achieve the following objectives:
(1) Encourage a mix of complementary land uses, based on the size of the development and relationship to surrounding uses, to create economic vitality.
(2) Encourage skillful planning while promoting coordinated architectural design within a unified development area.
(3) Promote greater efficiency in the use of land and reduce infrastructure costs through unified development.
(4) Encourage developments that respect and incorporate into the project the unique characteristics and natural qualities of the site and surrounding area, to enhance the development, protect the community's natural resources and environmentally sensitive areas, and the appearance of the City.
(5) Create desirable public and private common open spaces while maximizing the development potential of individual sites.
(6) Respect the character of surrounding developments by providing appropriate buffers as a transition to areas of different land uses and development densities.
(b) The regulations for Planned Developments establish design criteria to ensure that the development project creates interesting places and walkable districts, with buildings of extraordinary quality and design, properly integrated into its surroundings and compatible with the neighborhood character.
(Ord. 19-O-055. Passed 7-2-19.)
1158.02 ESTABLISHMENT AND APPLICABILITY.
(a) The Planned Development (PD) Overlay District is a zoning district that, when applied through a zoning map amendment, is in addition to the zoning district existing at the time the PD Overlay District is established, so that any parcel of land lying in a Planned Development (PD) Overlay District shall also lie in one or more of the other zoning districts provided for in this Code. At the time of rezoning, the district designation of PD shall be superimposed over the existing zoning designation(s) on the Zoning Map, indicating that both zoning designations apply.
(b) The permitted uses, standards and other requirements of the underlying district(s) shall apply within the PD Overlay District, except where specifically modified or supplemented by provisions of this Chapter, or unless specifically modified by the Planning Commission during the review and approval of the final site development plan.
(Ord. 19-O-055. Passed 7-2-19.)
1158.03 PLANNED DEVELOPMENT OVERLAY TYPES.
These regulations identify three (3) types of developments - distinguished primarily by size and density of development and variety of uses anticipated.
(a) Planned Mixed-Use Development (PMUD). The purpose of the Planned Mixed-Use Development (PMUD) is to provide developers with a flexible framework within which to develop a large-scale, master-planned community that includes a mix of retail/service, offices, entertainment and/or residential uses in vertically integrated buildings designed around public spaces and combined with a diverse mix of residential and office/workplace uses; with a hierarchy of development densities, connector and local streets, and integrated open space as an alternative to rezoning a large parcel into numerous separate conventional zoning districts. Buildings and roadways shall be sized and oriented to accommodate the hierarchy of development areas. Planned Mixed-Use Developments shall be relative to the context of the surrounding environment.
(b) Planned Residential Development (PRD). The purpose of the Planned Residential Development (PRD) is to provide developers with a flexible framework within which to develop a residential development comprised of a mix of dwelling unit types and integrated open space. Primarily envisioned for smaller parcels situated between existing residential neighborhoods, without the need or support for nonresidential uses.
(c) Planned Infill Development (PID). The purpose of the Planned Infill Development (PID) is to provide flexibility in developing smaller vacant sites and redeveloping sites in established developed areas with integrated open space and in ways that are compatible with and complimentary to the existing development. Proposed Planned Infill projects are approved per development plan and shall include one or more of the permitted uses outlined in Table 1158.05.
(Ord. 19-O-055. Passed 7-2-19.)
1158.04 DEVELOPMENT AREA.
(a) Minimum Area. The minimum area for a PD is based on the type of development proposed as set forth in Table 1158.04(a), unless specifically permitted otherwise:
Table 1158.04(a) Minimum Area of PD | |
Development Type | Minimum Development Area |
(1) Planned Mixed-Use Development | 20 acres |
(2) Planned Residential Development | 5 acres |
(3) Planned Infill Development | 1 acre |
(b) Minimum Area Modification. When the proposed PD is located adjacent to an existing nonresidential district or developed residential neighborhood, the Planning Commission may approve a development on less acres than required in Table 1158.04(a) when the Planning Commission determines that:
(1) Land ownership cannot be readily consolidated to reach the minimum development area; and
(2) The project will be connected to and integrated with the adjoining district or development so as not to result in isolated development; and
(3) The project will not have any unreasonable or adverse impacts on adjacent areas.
(c) Ownership. An application for the approval of a PD may be submitted by one or more owners of the property(s) or an authorized representative to be included in the PD. If there is more than one owner or parcel for the project, the parcels shall be contiguous, and the application shall indicate that the project area is under unified control through the use of enforceable covenants or similar commitments.
(d) Site Development Plans. Preliminary site development plans shall cover the entire proposed PD Overlay District indicating the uses, density, buildings, parking, landscaping and open space. Preliminary site development plans shall be submitted and accepted by the owner and/or owners of all the land within the Districts. The preliminary site development plan shall be binding on the owner and/or owners, their heirs, executors, administrators, successors and assigns unless otherwise amended by action of the Planning Commission.
(Ord. 19-O-055. Passed 7-2-19.)
1158.05 USES PERMITTED.
A PD should include a combination of uses as listed in Table 1158.05 below, when found to be compatible with one another, and in keeping with the intent of the development criteria in this Chapter. The list of uses to be included in the PD shall be clearly delineated on the preliminary site development plan and supporting documentation.
Table 1158.05. Uses Permitted, by Use Categories (lettered) and Use Type (numbered). | |||
Use Categories (lettered rows) and Use Type (numbered rows) | Planned Mixed-Use | Planned Residential | Planned Infill Development |
(a) Housing/Residential Care Facilities | |||
(1) Detached Single Family | P | P | |
(2) Detached Single-Family Cluster | P | P | |
(3) Detached Single Family operating as Bed & Breakfast | P | P | |
(4) Attached Single Family | P | P | P |
(5) Mid-rise multifamily building (including age restricted, independent living units) | P | P | P |
(6) Multifamily units above First Floor Retail | P | P | |
(7) Assisted Living Facility | P | P | |
(8) Nursing Homes | P | P | |
(b) Retail/Services | |||
(1) Retail Sales | P | P | |
(2) Personal Services (i.e. Barber Shops, Hair and Nail Salons, Dry Cleaners, etc.) | P | P | |
(3) Restaurants | P | P | |
(4) Outdoor Dining/Drinking | P | P | |
(5) Financial Institutions | P | P | |
(6) Hotel | P | P | |
(c) Workplace | |||
(1) Offices, in freestanding single-use buildings | P | ||
(2) Offices, above first floor retail | P | P | |
(3) Research and development facilities | P | P | |
(d) Entertainment/Recreation | |||
(1) Art and Photographic Gallery/Studio | P | P | |
(2) Indoor Recreational Facilities (i.e. game rooms, bowling alleys, health spa/fitness, etc.) | P | P | |
(3) Theater, Party Centers, Dance Hall | P | P | |
(e) Civic Facilities | |||
(1) Churches and other places of assembly such as libraries, museums | P | P | |
(2) Public and Private Schools | P | P | |
(3) Day Care | P | P | |
(4) Public Parks, plazas | P | P | P |
(f) Accessory Uses | |||
(1) Common facilities for the use of development residents/tenants | A | A | A |
(2) Garages accessory to residential use | A | A | A |
(g) Additional principal and accessory uses permitted in the underlying district | U | U | U |
P - Permitted principal use A - Permitted accessory use U - Permitted as regulated in the underlying district, except as specifically modified by the Planning Commission | |||
(Ord. 19-O-055. Passed 7-2-19; Ord. 24-O-072. Passed 3-18-25.)
1158.06 USE AND DENSITY REGULATIONS.
The mix of uses, dwelling types and densities permitted within a Planned Development (PD) Overlay District shall be as established in the approved preliminary and final site development plan, guided by the following criteria, except as may be modified elsewhere in this Chapter.
(a) Use Area Criteria:
(1) Mix of Use Categories in a Planned Mixed-Use Development (PMUD):
A. For PMUD projects there shall be at least three (3) different use categories included in the PD, as defined by the lettered rows (a) through (e) in Table 1158.05, one of which shall be residential.
B. For PMUD projects with a development area less than 40 acres, the area devoted to any one use shall not exceed 70% of the total development area. Conversely, the area devoted to any one use shall be no less than 5% of the total development area.
C. For PMUD projects with a development area greater than 40 acres, the area devoted to any one use shall not exceed 50% of the total development area. Conversely, the area devoted to any one use shall be no less than 5% of the total development area.
(2) Residential Use Mix in PMUD, PID and PRD Projects:
A. For PMUD and PID projects, the areas of the project devoted to residential development are encouraged to include a mix of residential use types, as delineated in Table 1158.05.
B. For PRD projects, the areas of the project devoted to residential development shall provide a minimum of two residential use types as delineated in Table 1158.05, with the area devoted to any one use not to exceed 70% of the total number of units.
(3) Minimum Common Open Space Percentage. The percentage of area in a PD devoted to dedicated common open space shall not be less than the percentage set forth in Table 1158.06(a), based on the type of PD proposed.
(4) Gross Residential Density. The gross residential density of a PD shall not be greater than that set forth in Table 1158.06(a) based on the type of PD proposed.
Table 1158.06(a) Use Area Requirements. | |||
Planned Mixed-Use | Planned Residential Development | Planned Infill Development | |
(1) Minimum Dedicated Common Open Space 1 | 20% | 20% | Per site development plan |
(2) Maximum Gross Residential Density of PD (units per acre) | 8 | 4 | Per site development plan |
1 See Section 1158.07 | |||
(b) Flexibility in Density. The Planning Commission may approve a preliminary site development plan with greater density for a PD under the following specific situations:
(1) The PD is located adjacent to an existing multi-family, commercial or industrial district; and
(2) The Planning Commission determines that the increase in density is warranted when non-residential development is contrary to the City's planning policies; and the increased density will have no significant adverse impact on the adjacent properties compared to other reasonable uses that might be contemplated for the property.
(Ord. 19-O-055. Passed 7-2-19.)
1158.07 DEDICATED COMMON OPEN SPACE.
Planned Developments shall have a variety of functional, well-designed and accessible dedicated common open spaces that enhance the quality of life for residents, businesses, and visitors.
(a) In order to qualify as dedicated common open space required in Table 1158.06(a), area delineated on the site development plan shall be exclusive of public/private street rights-of-way, required spacing between buildings, required setbacks between buildings and streets, and other small fragments less than 25 feet in any direction.
(b) Dedicated common open spaces shall include a variety of characteristics from small intimate spaces to larger neighborhood and community uses, including but not limited to small parks and playgrounds to provide gathering spaces for neighborhoods, which are arranged and designed as part of an open space network connected to adjoining neighborhoods.
(1) A minimum of 0.5 acres or 20 % of the required dedicated common open space, whichever is greater, shall be centrally located and designed as an outdoor civic gathering space (i.e. commons, village green etc.)
(2) The remaining dedicated common open space shall be located to provide convenient accessibility, and include passive and active recreational amenities including, but not limited to, improved walking paths or trails, recreational facilities or structures, and related accessory uses.
(c) The dedicated common open space shall be designed to be accessible to all residents of the PD and function as such according to the following guidelines:
(1) At least 25% of the perimeter of a dedicated common open space block shall front on an internal road.
(2) Common area shall be located a minimum of 25 feet from residential building footprints in order to be classified as "dedicated common open space".
(3) Common area that functions as an extension of the rear yard of adjoining lots because of its size and/or lack of access shall not be counted as "dedicated common open space".
(4) Common area devoted to entrance features, retention ponds, and land within an easement that would typically not be included in a sublot in a standard subdivision shall not be counted as "dedicated common open space".
(d) The dedicated common open space shall be designed to preserve significant natural features within the PD to the extent practicable, provided that the range of dedicated common open spaces specified in Subsection 1158.07(b) is accommodated.
(f) All common area shall be designated on an Open Space Plan, on which the dedicated common open space area is clearly identified and labeled as to the area proposed and its function, such as: civic gathering space, park, recreation, walking path, preserved natural area, and passive open space.
(g) For all PD projects, the developer shall submit a perpetual maintenance plan for commonly owned civic gathering space, park, recreation, open space, parking and street areas. Such plan shall set forth the responsibility and financing of maintaining such areas, which shall not be the responsibility of the City. Said maintenance plan shall be reviewed and approved by the Law Director and Planning Director prior to the approval of the final site development plan.
(Ord. 19-O-055. Passed 7-2-19.)
1158.08 LOT AND BUILDING REQUIREMENTS.
Regulations regarding lot dimensions, building floor area, building heights, and building setbacks shall be established as part of the development plan approval by the Planning Commission, guided by the following:
(a) Lot Requirements. Lot sizes and lot widths may be varied to allow for a variety of structural designs and mix of land uses.
(b) Building and Parking Setbacks:
(1) Minimum Setback from Street Rights-of-Way: All buildings, structures and parking areas shall be setback from an existing or proposed street right-of-way as set forth in Table 1158.08(a).
(2) Minimum Perimeter Landscaped Buffer Area: Buildings, structures and parking areas shall be located on the site to provide the minimum perimeter landscaped buffer area set forth in Table 1158.08(a). Modifications in the width or use of the perimeter setback may be permitted when unique conditions warrant such modifications, including opportunities for connectivity to adjacent uses and developments, density of existing wooded areas, and limited future development potential of adjacent parcels.
(c) Building Form Requirements. Additional regulations governing building form, such as building height, and building footprint are set forth in Table 1158.08(a).
Table 1158.08(a) Setback, Building Separation, and Building Form Recommendations | |||
Planned Mixed-Use Development | Planned Residential Development | Planned Infill Development | |
(1) Minimum Setback from ROW of existing streets. | Similar to surrounding development. | ||
(2) Minimum Setback from ROW of interior public streets or pavement of private streets: | |||
a. Residential dwellings | 20 ft. | 20 ft. | Per site development plan |
b. Garages (attached and detached) | 25 ft. | 25 ft. | Per site development plan |
c. Parking lots | 10 ft. | 10 ft. | Per site development plan |
d. All other buildings | 10 ft. | 10 ft. | Per site development plan |
(3) Minimum Perimeter Landscaped Buffer: 1 | |||
a. Adjacent to non-residential district | 20 ft. | 10 ft. | Per site development plan |
b. Adjacent to residential district | 50 ft. | 50 ft. | Per site development plan |
(4) Maximum Building Height above grade | 60 ft. | 36 ft. | Per site development plan |
(5) Maximum Nonresidential Building Footprint per Building | 100,000 sq. ft. | NA | Per site development plan |
1 May be required to match setbacks of existing development in vicinity. | |||
(d) Minimum Dwelling Unit Floor Area. Dwelling units shall have the minimum floor area set forth in Table 1158.08(b) based on the number of bedrooms provided.
Table 1158.08(b) Minimum Dwelling Unit Floor Area | |||
Residential Building Type | 1-Bdrm | 2-Bdrm | 3-Bdrm or Greater |
a. Detached Single-Family | Not permitted | 1,500 sq. ft. | 1,500 sq. ft. |
b. Attached Single-Family | Not permitted | 1,200 sq. ft. | 1,350 sq. ft. |
c. Multi-family units | 800 sq. ft. | 950 sq. ft. | 1,200 sq. ft. |
(1) Number of Bedrooms in Multi-Family Units. For multi-family buildings proposed, there shall be a mix of units offered with a varying number of bedrooms available to better respond to the range of market demands.
(2) Minimum Floor Area Modifications. The Planning Commission may approve a proposed plan with less than the minimum dwelling unit floor area requirements outlined in Table 1158.08 (b) when the applicant demonstrates that additional site or unit amenities have been provided to residents that may justify reducing the unit size. Such amenities include, but shall not be limited to, exercise or recreational amenities, on-site laundry services and community rooms/halls.
(Ord. 19-O-055. Passed 7-2-19.)
1158.09 BUILDING TYPES.
Table 1158.09(a) Building Types. | |||
Planned Mixed-Use Development | Planned Residential Development | Planned Infill Development | |
(1) Detached Single-Family, including Cluster | yes | yes | no |
(2) Attached Single-Family | yes | yes | yes |
(3) Mid-Rise Multifamily | yes | yes | yes |
(4) Commercial | yes | NA | yes |
(5) Mixed-Use Building | yes | NA | yes |
(6) Office/Workplace | yes | NA | yes |
(b)
Building Type Definitions.
Building types referred to in this Chapter are defined as follows. The photos are meant for illustrative purposes only. In the event there is a conflict between the definitions in this chapter and other sections of the Codified Ordinances, the definitions in this chapter shall govern.
(1) Detached Single-Family, including Cluster. A detached single-family is a separate structure housing one family, separated by other dwelling units by open area.
(2) Attached Single-Family. An attached single-family building is a housing type with two or more dwelling units in which each unit is structurally attached to another, side by side, and erected as one building, each dwelling unit being separated from the adjoining unit or units by a party wall without openings and extending from the basement floor to the roof and with each unit having separate ground floor entrances directly to the unit from the outside.
(3) Mid-Rise Multi-Family. A mid-rise multi-family building is at least two (2) stories and contains at least four (4) separate dwelling units where each unit is provided with an individual entrance to the outdoors or to a common hallway.
(4) Commercial Building. A commercial building provides readily available goods and/or services directly to the consumer, with no space devoted to residential uses.
(5) Mixed-Use Building. A Mixed-Use Building is a two-or more story building that allows for a vertical mixing of uses, with the first floor devoted to non-residential uses.
(6) Office/Workplace. The office/workplace building form is a building style intended for a variety of nonresidential and employment-related uses. It is flexible in use (where permitted), accommodating offices, limited research and development, and similar employment-related uses as permitted in this Chapter.
(Ord. 19-O-055. Passed 7-2-19.)
1158.10 GUIDELINES FOR ARRANGEMENT OF USE AREAS.
(a) Buildings and uses within the proposed development shall be located to minimize any adverse influences and to protect and enhance the character of areas adjacent to the development.
(b) Whenever a proposed development includes areas of a higher intensity or density than that permitted in adjacent areas, the location and arrangement of use areas shall include appropriate buffers, open spaces, setbacks, or other transitional areas to ensure compatibility with the lower intensity or less dense areas.
(c) Buildings, structures and parking areas shall be designed and located within the PD in ways that utilize the natural contours of the land, economize in the construction of utilities, and reduce the amount of grading to the extent practicable in order to minimize environmental impacts and conserve environmentally sensitive or unique natural, historic, or cultural features.
(d) The physical relationship of buildings and other site improvements to one another and the surrounding open space, as created by building size, mass, height, shape and setback, shall result in a harmonious development within the PD and to adjacent properties.
(Ord. 19-O-055. Passed 7-2-19.)
1158.11 DESIGN CRITERIA.
The design criteria in this section are intended to ensure that each PD results in unique places and walkable districts, with buildings of extraordinary quality and design, properly integrated into its surroundings and is compatible with the neighborhood character. While flexibility in design is encouraged, some principles may not apply in all circumstances. The following design criteria should be incorporated in the preliminary and final site development plans.
(a) Site Design:
(1) Buildings and sites shall accommodate a mix of uses and dwelling types as permitted by these regulations.
(2) Buildings shall be designed to respect the street context, form street walls where appropriate, and maintain or create view corridors.
(3) Buildings and sites shall be designed to emphasize pedestrian scale, human scale architecture and landscaping, while avoiding large expanses of paved areas, large featureless buildings, and monotonous or franchise-style architecture.
(4) Planned Mixed-Use Developments and any Planned Infill Development that includes retail uses shall be pedestrian oriented with first floor retail storefronts, curbside parking, pedestrian plazas, and should include other features such as decorative street furniture, landscaped streets and walks, covered walkways, outdoor seating, bicycle facilities such as paths and parking, decorative pavement to indicate pedestrian walkway and crosswalks, traffic calming measures, and signage that is compatible with the building architecture and pedestrian scale.
(5) Buildings shall generally be oriented toward the street or outdoor civic gathering space with varying setbacks to provide visual interest and varying shadow patterns.
(6) Buildings shall be designed and arranged to define the public and non-public space with open views and surveillance for public areas and privacy for non-public areas.
(7) Utility services such as gas, water, sewers, electric, cable and telephone, shall be installed underground and in compliance with relevant City ordinances and all other applicable regulations and requirements.
(b) Building Design. Building aesthetics establish a base criteria related to the appearance of specific structures. These regulations strike a balance between creativity and innovation on one hand, while avoiding obtrusive, incompatible structures on the other. These design standards are applicable to both residential and non-residential developments within the PD, as appropriate, unless specified otherwise.
(1) Where permitted, high activity uses such as retail are encouraged on the first floor, with uses such as offices, and residential encouraged on the second floor or higher.
(2) All sides of a building shall display a similar level of architectural quality, and subdivided using features such as windows, entrances, arcades, awnings, roof pitch/design, eaves, overhanging rakes, and parapets or other such features. The Planning Commission may waive this requirement for a building façade that the Commission determines is not visible by the general public.
(3) Monotony of design in single or multiple building projects should be avoided by varying detail, form, and siting to the maximum extent practicable to provide visual interest.
(4) Large, dominant building masses shall be avoided. Where large structures are proposed with façades longer than 100 feet in length, the mass shall be broken up using projecting and recessed elements, and similar design techniques along at least 20 % of the length of the façade. Change in mass should be related to entrances, the integral structure, a variety of different wall planes, and/or the organization of interior spaces and activities, and not merely for cosmetic effect.
(5) Building design features, such as windows, shutters, vents, doors, entrances, awnings, and canopies, shall be designed to be in proportion to one another.
(6) Each building façade that faces a public right-of-way, or public parking area shall incorporate design elements at least every 30 horizontal feet, such as changes in color or texture and material modules; projections, recesses, and reveals; arcades or pergolas providing pedestrian interest; or equivalent elements that subdivide the wall into human scale proportions. Exemptions include:
A. Two walls that face one another, are separated by no more than 30 feet, and the space between the two walls is used for servicing the buildings, or
B. The wall faces an area devoted solely to loading and delivery and the wall is screened from all public rights-of-ways, parking areas, and abutting residential areas as approved in the preliminary site development plan.
(7) Window to wall ratios shall be appropriate to the type and use of building constructed. For example, first floor retail façades facing streets or pedestrian ways should incorporate large amounts of clear windows that permit views into the interior of the building and/or product display areas.
(8) Building façades shall have highly visible customer service entrances that feature canopies, overhangs, arcades, distinctive roof forms, arches, display windows, or landscaped features. Primary entrances should face, and be visible from, the street on which they are located and should be directly accessible and visible from the sidewalk.
(9) Buildings shall have well defined rooflines with attention to architectural detail. Consideration should be given to the prevailing pattern of roofs in the area surrounding and within the district. The roof type and material shall be architecturally compatible with façade elements and the rest of the building.
(c) Residential Design:
(1) Residential buildings shall be arranged in various groups, or clusters with open spaces related to the buildings to create a harmonious and coordinated architectural design for the entire development area, provided that the buildings are not excessively similar as set forth in Section 1313.04
(b) of the Codified Ordinances.
(2) There shall be a clear, well-defined sense of entry from the street to each building.
A. For detached single-family units and attached single-family units, a front entry stoop is preferred. Appropriate alternative designs will be considered to accommodate accessibility/visitability.
B. For mid-rise multi-family buildings, the building shall include a distinctive entry, such as an awning, portico, or similar entry feature.
C. Landscaping between the edge of the roadway and the front of the building shall be provided in accordance with Section 1162.081
.
(3) Shutters or trim shall be provided with all windows on any elevation. If shutters are used, shutter sizes must be proportionately correct. They should each be half the width of the window opening such that the entire window is covered when they are closed. If shutters are not utilized, appropriately sized trim or casing shall be incorporated.
(4) Buildings shall have well-defined rooflines with attention to architectural detail. Sloping roofs should have one or more of the following architectural features: gables, hips, horizontal or vertical breaks, or other similar techniques that are integrated into the building architecture. Eaves are required on street facing façades.
(5) Where garages are located in front of, even with, or to the side of a principal dwelling, the width of garage doors on the house elevation facing the street shall not exceed 40 percent of the total width of the house and garage together.
(d) Exterior Building Materials:
(1) High quality exterior building materials, such as brick, wood, stacked stone, other native stone, and tinted/textured concrete masonry units, shall be the dominant types of building materials used. Unless otherwise specified, all permitted building materials shall be manufactured and built to industry standards and have a minimum 30-year life expectancy.
(2) Attached single-family buildings shall comply with the following requirements:
A. Each elevation that faces a street or is visible from the street and is part of the front wall of the building (or side wall facing a side street on corner lots) shall consist of 30 percent masonry or greater, excluding windows and trim. Masonry includes standard size brick, cultured stone, and architectural pre-cast concrete. The balance of the street-facing elevations may be constructed of wood siding, fiber cement siding, stucco, wood shingle or other neutral materials.
B. Side and rear elevations shall have a two (2) foot return of masonry where they abut a masonry wall. The remainder should be faced with brick, stucco, fiber cement board, wood shingles or wood siding. The Planning Commission may approve alternative material where appropriate.
C. Side and rear elevations that are visible from the street shall be faced with brick, stucco, fiber cement board, wood shingles or wood siding.
D. Roofs shall be made of architectural grade fiberglass shingles or natural materials such as slate or shake. Metal roofs may be used, if determined to be appropriate by the Planning Commission.
(3) Mid-Rise Multi-Family buildings should comply with the following requirements:
A. Each elevation that faces a street or is visible from the street and is part of the front wall of the building (or side wall facing a side street on corner lots) shall consist of a minimum of 80 % masonry for the first floor, excluding doors and windows. Masonry includes standard size brick, cultured stone, and architectural pre-cast concrete. The balance of the street-facing elevation should consist of 30 % masonry or greater, excluding windows and trim, plus a combination of wood siding, fiber cement siding, stucco, wood shingle, glass, metal or other high quality materials approved by the Planning Commission. A standard-size concrete product which simulates common size brick in terms of color, texture, size, and grout may be used if it is approved by the Planning Commission.
B. Rear and side elevations shall have a two (2) foot return of masonry where they abut a masonry wall. The remainder should be faced with brick, stucco, fiber cement board, wood shingles or wood siding.
C. Side and rear elevations that are visible from the street shall be faced with brick, stucco, fiber cement board, wood shingles or wood siding.
D. Roofs shall be made of architectural grade fiberglass shingles or natural materials such as slate or shake. Metal roofs may be used, if determined appropriate by the Planning Commission. Flat roofs may be asphalt or rubber.
(4) For contemporary architecture, the Planning Commission may approve glass, metal or other similar materials.
(5) Prohibited materials include: vinyl lap siding on front or street-facing façades, aluminum lap siding, dryvit-type products on the lowest eight (8) feet of any façade, concrete block, oversized brick, utility brick, split-faced block, all brick units larger than common brick units.
(6) Façade colors shall be earth tones. Building trim may feature brighter colors, but the high intensity colors or fluorescent colors shall not be used.
(7) Variations in color schemes are required in order to articulate entryways and public amenities in order to give greater recognition to these features.
(e) Parking Design and Layout:
(1) Retail Mixed-Use Development is encouraged to reduce off-street surface parking in favor of on-street parking, structured parking located away from the street front, and shared parking arrangements.
(2) Parking for residential uses:
A. The required parking for residential uses shall be enclosed parking which is either attached to the dwelling or has direct indoor/enclosed access from the parking garage to the dwelling unit.
B. Private garages and their entries shall be located so that cars parked in the driveway do not extend over the sidewalk.
C. Guest parking spaces shall be reasonably distributed throughout the development to provide the maximum convenience to each dwelling unit.
(3) The edges of parking lots shall be screened through landscaping or other methods such as decorative fences.
(4) The visual impact of off-street parking lots shall be minimized using interior landscaped islands, pedestrian walkways, and through dividing parking spaces into groupings.
(5) Semi-pervious paving materials, such as permeable pavers, porous asphalt, or porous concrete, are encouraged so as to permit natural percolation of water. Such materials shall be installed and maintained in accordance with industry and manufacturer standards and the following:
A. The manufacturer's specifications are applicable to the subject property's particular soil type and slope (gradient) so that vehicles are supported without rutting and water percolation is achieved.
B. Semi-pervious parking areas must allow storm water to percolate into the ground at a rate sufficient to accommodate the five-year, 24-hour storm event, or as may otherwise be required by the City Engineer.
C. For non-residential uses, if only a portion of the parking area is designated for semi-pervious materials, the area designated for semi-pervious parking shall be located at the perimeter of the parking lot, and if possible, remote or furthest removed from the principal building.
(6) Parking structures shall be designed to be compatible with the adjacent buildings and district architecture and shall provide clearly marked pedestrian connections to the sidewalk.
A. Structured parking associated with mid-rise multi-family dwellings shall be integrated within the mid-rise multi-family building and located in the rear of the first three floors of the building and/or fully in underground floors.
B. Entrance and exit lanes into the garage space shall be located to the side or rear of the building to reduce visibility from the street.
(f) Landscaping and Screening:
(1) The pattern of landscaping shall be coordinated in design and type of materials, fencing and mounding used. Landscaping may vary in density, spacing and other treatments to reflect variations of topography, existing landscape or land uses.
(2) Privacy for proposed residential buildings shall be maintained through the use of landscaping, screening and buffering.
(3) Landscape buffers shall be provided with adequate landscaping between the proposed development and adjacent areas.
(4) Alternative design approaches to meet the intent of these landscape criteria and the requirements set forth in Chapter 1162, Landscaping, Screening and Buffering, may be incorporated, as approved by the Planning Commission.
(5) Stormwater retention basins should be designed to look like a natural feature.
(g) Vehicular Circulation and Access:
(1) Circulation systems shall be designed to efficiently facilitate traffic flow yet designed to discourage speeds and volumes that impede pedestrian activity and safety.
(2) Street designs are encouraged to incorporate traffic calming devices and techniques.
(3) To the maximum extent feasible, common or shared service and delivery access shall be provided between adjacent parcels or buildings and provided to the rear of buildings.
(h) Pedestrian Access and Circulation:
(1) A coordinated pedestrian system shall be provided throughout the development, including connections between uses on the site, and between the site and adjacent properties and rights-of-way.
(2) The site should be connected to adjacent properties and pedestrian facilities to the maximum extent feasible.
(3) Continuous sidewalks or other pedestrian facilities should be provided between the primary entrances to buildings, all parking areas that serve the buildings, pedestrian facilities on adjacent properties that extend to the boundaries shared with the development, any public sidewalk along perimeter streets, or other community amenities or gathering spaces.
(4) Pedestrian-scale lighting fixtures shall be provided along all sidewalks and walkways to provide ample lighting during nighttime hours.
(5) Decorative sidewalk materials, such as brick pavers, should be provided at key intersections or streets.
(6) Street furniture or other amenities are encouraged, such as plazas, benches, and decorative pedestrian light fixtures.
(Ord. 19-O-055. Passed 7-2-19.)
1158.12 COMPLIANCE WITH OTHER REQUIREMENTS.
Unless stated otherwise in this PD Overlay District Chapter, the specific standards set forth in the Mentor Planning and Zoning Code that pertain to the development of land shall be applicable. Such standards include, but are not limited to, the following:
(Ord. 19-O-055. Passed 7-2-19.)
1158.13 PROCEDURES FOR REVIEW AND APPROVAL.
Applications for Planned Development Districts shall be reviewed and approved in accordance with the following review chapters of the Planning and Zoning Code.
(a) Zoning Amendment Application. An application for zoning amendment shall comply with the procedures set forth in Chapter 1137, Amendments.
(b) Preliminary Site Development Plans. A preliminary site development plan shall be submitted as part of the zoning amendment process in accordance with the submission requirements outlined in Chapter 1133, Site Development Plans, as applicable.
(c) Final Site Development Plans. Final site development plans, or any amendments thereto, shall be reviewed by both the Planning Commission and City Council for approval.
(1) Final site development plans shall be substantially in conformance with a previously approved preliminary site development plan. Final development plans shall be submitted within 12 months after the approval of the preliminary site development plan or such approval shall become null and void, unless an extension of time has been granted by the Planning Commission. For phased developments that were approved as part of the preliminary site development plan submission, the first phase shall be submitted within the 12-month time frame set forth in this section.
(2) Final site development plans shall be prepared in accordance with the requirements outlined in Section 1133.03 as well as the submission requirements set forth in Section 1133.06, as applicable. The final site development plan, together with the final site plan application and fee, shall be submitted to the Department of Planning and Development and reviewed for completeness.
(3) When the application is deemed complete, the plans will be distributed to the appropriate departments and reviewed for compliance with the applicable sections of the Mentor Code of Ordinances. All reports and comments will then be compiled and transmitted to the Planning Commission for review.
(4) The Planning Commission shall, within a reasonable time, review the final site development plan submission at a regularly scheduled meeting and recommend either approval, approval with conditions, or disapproval of the plan. If recommended for disapproval, the Planning Commission shall identify the deficiencies and suggest modifications to the site plan that may bring the plan into compliance. The final plan, together with the Commission's recommendation, shall then be forwarded to City Council for review.
(5) City Council shall, within a reasonable time, review the final site development plan and Planning Commission recommendation at a regularly scheduled meeting and either approve, approve with conditions, or deny the application. Said development plan, conditions and amendments approved shall bind any future development or use of the property in question.
(d) Changes to Approved Plans. If any amendments to the preliminary site development plan are proposed that are found by the Planning Commission to be a substantial departure from the approved plan, the Commission shall require the applicant to submit a new application and follow the same amendment procedure as required for the original submission.
(e) Exceptions and Conditions. The Planning Commission may recommend, and City Council may authorize exceptions to the applicable regulations within the boundaries of a proposed PD where the exceptions are consistent with and implement the purposes of this chapter set forth in Section 1158.01 and for the specific type of PD set forth in Section 1158.02. In considering such exceptions, the Planning Commission may add conditions necessary to ensure the overall PD complies with the spirit and intent of this Chapter.
(Ord. 19-O-055. Passed 7-2-19.)