Planning commission backs rezoning recommendation for Deepwood site after residents press traffic, runoff concerns

The Mentor Planning Commission on May 22, 2025 voted unanimously to recommend that city council approve a rezoning application for property identified as 8245 Deepwood Boulevard, from an R4 single-family district toward an R10 multifamily district. The commission’s recommendation, made after a public hearing and applicant presentation, moves the proposal to city council—and, because the rezoning would create an R10 district, the change is subject to voter referendum and could appear on the November ballot.

The applicant, represented by David Novak of Barrington Consulting Group, told the commission the rezoning would allow about 10 units per acre under R10 rules and that his team proposes 110 dwelling units for the site. Novak said the project would provide two-car attached garages plus two driveway spaces per unit and include roughly 1.39 acres (about 10%) of on-site recreation area. He also said the site would be laid out as fee-simple townhome lots, and that the design includes a stormwater pond and outlet control intended to hold and slow runoff so the net rate of discharge to downstream facilities matches current conditions.

Why it matters: the rezone would permit multifamily development near existing residential communities and is expressly subject to voter approval. Neighbors said the project could change traffic patterns, increase peak-hour congestion near Ridge Elementary School and aggravate existing runoff problems in the Deepwood condominium area; they asked the commission and applicant for clarity on the traffic study, the capacity of local storm and sanitary systems, easement language and property setbacks.

Residents’ concerns and applicant responses

Melissa Wallace, president of the Deepwood Homeowners Association and a resident at 8228 Deepwood Boulevard, said she had not seen the traffic study results and described existing morning and evening backups on Deepwood Boulevard near Route 84 and Ridge Elementary School. Wallace said the actuated signal at 84 and Deepwood can leave motorists waiting and asked that the signal timing be evaluated.

Novak replied that his team conducted a traffic study and submitted it to the city engineering department; he said the study recommends retiming the signal and that the applicant will coordinate with city engineers on any signal timing changes. City administration staff (Kathy) confirmed the engineering department had reviewed the study and could follow up with more detailed comments.

Neighbors also raised stormwater and water-pressure issues. Michael Bacnik, a homeowner north of the site, said replacing permeable surfaces with buildings and driveways raises runoff risk. Novak said the design includes a detention pond at the north end of the site with an outlet structure intended to control the rate of discharge so downstream flow rates mirror current conditions except in extreme storm events. He added that emergency overflow would be directed toward Deepwood Boulevard and that, under typical storms, adjacent properties should not experience increased runoff. Novak acknowledged that the site would disturb wetlands above the one-tenth-acre threshold that can be routinely filled and said the applicant plans mitigation; he described the onsite wetland as low quality.

Other technical points discussed at the hearing

- Acreage discrepancy: the agenda item listed the parcel as 2.7 acres; the applicant during the presentation described the site as 12.7 acres. The commission record contains both figures; the commission did not correct the discrepancy at the hearing and city staff agreed to verify the public record at later review stages. - Unit math: Novak said R10 allows 10 units per acre, which would permit up to about 127 units on a 12.7-acre site, but the applicant proposed 110 units. - Setbacks and “exclusive use” areas: Novak said building setbacks are 20 feet and that some rear units are pulled farther from the boundary; he acknowledged that roughly one-third of units might be constrained from future raised decks and that patios (flush landscaping) might be an alternative. He also said retaining/wall structures would be required along some rear lots to accommodate grade changes. - Utilities and water pressure: Novak said the fire department reviewed flow tests and deemed available flow acceptable for the project, though he noted that private lines serving existing condominiums may be older and could explain intermittent pressure complaints reported by some residents. - Easement language and access: city staff and the fire department said they had discussed access and easement details with the developer and that any easement language will be reviewed before final approvals.

Process and outcome

City planning staff explained the rezoning process: the commission’s recommendation now goes to city council, which will hold another public hearing and may vote. Because the proposed zoning change would create an R10 multifamily district, the change is subject to voter referendum and—if council approves—could be placed on the November ballot for city voters to decide.

After discussion, the commission moved to recommend approval with eight conditions (the motion carried 5-0 on a roll call vote recorded as yes by Commissioners Crocker, Hadden, Tiedemann, Varga and Cook). The approval is a recommendation only; additional technical plan reviews and permit approvals, wetlands mitigation plans and any changes requested by city engineering will be required before building permits are issued.

What’s next

The item goes to Mentor City Council for a second public hearing and council decision; if council approves and a referendum petition qualifies, the rezoning could appear before voters in November. City staff said engineering comments, final easement language and clarified lot-area figures will be addressed in subsequent submissions.