Forest Glen Sharon Township Meeting

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Planning Commission

Preliminary Plan

Forest Glen

Sharon Township

Meeting:

November 2, 2016

App. No.:  101-2016-PP

Applicant:  Prestige Woods, Inc.

Engineer:  Lewis Land Professionals, Inc.

Parcel Nos:  033-12B-24-017, 018, 030, & 031

Site Area:  114.25 acres

Sublots:

Zoning:

R-1 Residential

Utilities:

Individual water wells and

on-site septic systems

School Dist.:

Highland

Reviewer:

Rob Henwood

ADJACENT ZONING/LAND USE

Proposal: The developer proposes the following:

 The subdivision is to be constructed in four

phases.

 46 sublots served by on-site septic systems and

water wells.

 Create six public streets with 60 right-of-ways.

Construct two new permanent cul-de-sac

streets; Meadow Glen and Woodmere

Lanes.

Construct two new streets, Forestglen and

Amberwood Trails; Aberwood Trail

terminates with a temporary cul-de-sac, a

street stub, and a reservation easement to

the adjoining property to the south.

Extend Brentwood Way from the

adjoining Estates at Woodfield subdivision

to the west and terminate the street in a

temporary cul-de-sac with a temporary cul-de-sac, a street stub, and a reservation easement

to the adjoining property to the south.

Direction

Zoning

Land Use

North

R-1 Residential

Single-family homes, wooded, vacant

East

R-1 Residential

Single-family homes

South

R-1 Residential

Single-family homes, agriculture, wooded, vacant

West

R-1 Residential

Single-family homes

EXECUTIVE SUMMARY

The 114.25 acre site is located south of Ridgewood Road, east of Kingsmill Lane and west of

Medina Line Road. The site is proposed with 46 sublots to be served by individual water wells

and on-site septic systems. The original Preliminary Plan was approved in March of 2011. The

current plan has added some additional land that fronted on Ridgewood Road. The new plan

includes three additional sublots and includes some minor sublot boundary adjustments.

Recommendation:

APPROVAL WITH MODIFICATIONS

.

Forest Glen, Preliminary Plan

Medina Co. Planning Commission

Page 2 of 5

November 2, 2016

Construct Sharon Woods Road terminating in a temporary street stub to the adjoining

property to the east.

 Two fire ponds with associated maintenance and access easements.

One utilizing the existing pond in the southern portion of the site; consisting of portions of

Sublots 24, 25, 35, 36, and 37.

The second will be constructed on the northeastern portion of the site; consisting of

portions of Sublots 5 and 6.

Background: The original Preliminary Plan for the

subdivision was approved by the Planning

Commission in March of 2006. The Preliminary

Plan was resubmitted and approved in March of

2011 after expiring. A series of one year extensions

were filed during the years of 2008-10 and 2013-15.

The submitted plan has added some additional land

and modified the sublot layout. A complete

approval history is presented in the included table.

Zoning: The subject property is zoned R-1 Residential. The Sharon Township Zoning Resolution

indicates single family dwellings are permitted in the R-1 District (Section (§) 601). The minimum

lot size is two acres with a minimum 200 foot lot width or 60 feet of frontage on cul-de-sacs with

200 foot lot-width measured at the building line (§ 601-2(A & B).

Site Conditions: The site is relatively flat; the western portion having been farmed previously and

the eastern portion wooded. Three streams traverse the site. One stream is located along the

western boundary; another flows from the existing pond to the south and the third crosses the

western portion of the site.

GIS data indicates two gas and oil well locations on the site.

Access: Access to the subdivision is provided from Ridgewood Road and a connection west to the

Estates at Woodfield subdivision via an extension of Brentwood Way. There are two stub streets

to the south, one to undeveloped land, Amberwood Trail, and another to interconnect with the

proposed Falls Run subdivision, Brentwood Way. There is a street stub to the east into a strip of

land currently used as a driveway that prohibits the connection to Sharon Woods Road in the Forest

Glen subdivision.

Agency Comments: Italicized text indicates quotations from submitting agency comments.

Ohio Department of Transportation (ODOT): Jared Feller, 10/11/2016. Since the Forest Glen

subdivision does not have direct access to a state highway, ODOT does not have any objections

regarding this subdivision.

Columbia Gas: Russ Johnson, 10/11/2016. Approved. Columbia Pipeline Group/Trans Canada

does not have facilities that are impacted by this proposed project.

MCPC Approval

Date

Concept Plan

Dec. 2005

Preliminary Plan

March 2006

Preliminary Plan Extension

March 2008

Preliminary Plan Extension

March 2009

Preliminary Plan Extension

March 2010

Resubmitted Preliminary Plan

March 2011

Preliminary Plan Extension

March 2013

Preliminary Plan Extension

March 2014

Preliminary Plan Extension

March 2015

Forest Glen, Preliminary Plan

Medina Co. Planning Commission

Page 3 of 5

November 2, 2016

Sanitary Engineer (SE): Jeremy Sinko, 10/12/2016. The SE does not have any utilities at this

location.

Highway Engineer: Andy Conrad, 10/17/2016. CONDITIONAL APPROVAL.

1.

Provide a “T-type” turnaround at the east end of Sharon Woods Road.

2.

Provide a temporary cul-de-sac at the south end of Phase 2.

3.

Typical ditch/shoulder to be constructed along Ridgewood Road frontage.

Health Department: Christine Fienga, 10/19/2016.



Site and soil evaluations must be completed for each newly proposed lot.



Site and soil evaluations must be conducted in accordance with Ohio Administrative Code

Chapter 3701-29.



Please show drawings and dimensions on the site drawing of at least two (2) locations at

the site that have been evaluated and determined to have the capacity for the treatment

and/or dispersal of the sewage from the proposed house including adequate length parallel

to the land contour to accommodate the soil loading rates.

Tax Maps: Beth Mika, 3/12/2015. CONDITIONAL APPROVAL. The Tax Map Dept. has no

objection to the extension request for Forest Glen Subdivision, subject to all Tax Map Dept.

comments from previous Planning Department reviews and/or extension requests.

Medina County Soil and Water Conservation District: Jeff Van Loon, 2/12/2014. We have no

further comments at this time.

Jim Dieter, 2/19/2013. Any development below the existing lake should be evaluated by the Ohio

Department of Natural Resources (ODNR) Division of Water concerning Ohio Dam Laws.  The

laws have been updated within the last couple of years.  The classification of the dam may change

with the building of houses below the dam.

Staff Comments:

The following required data/information was not provided on or with the Preliminary Plan

(Subdivision Regulation section references are included):

Existing generalized natural features: including… streams, [and] rivers…. §

404(C)(2)b.7. Show streams.

Oil and/or gas wells, storage tanks and separator units…. If oil/gas wells have been

abandoned and plugged, documentation of such from ODNR must be submitted. §

404(C)(2)b.9.  GIS data indicates oil and gas well facilities are located on the site.

Show oil and gas wells and associated facilities, if applicable.  If oil and gas well

facilities  have  been  abandoned  and/or  plugged  provide  applicable  ODNR

documentation.

For sites reserved for public use or common use of property owners…, a description

of any proposed covenants, conditions and restrictions must be submitted with the

Preliminary Plan. Said description shall include: [a]greements and provisions for

any… owner’s association with provision for association membership and

responsibility… [for t]he construction, administration, and maintenance of all

proposed common property, common facilities and common lands. [In addition the

Forest Glen, Preliminary Plan

Medina Co. Planning Commission

Page 4 of 5

November 2, 2016

applicant shall submit]… [t]he enabling declaration; the declaration of covenants,

conditions, and restrictions, the articles of incorporation; and the corporate by-laws.

§ 404(C)(2)c.8 & 9.

i.

Submit all required draft homeowner’s association (HOA) documents.

ii.

The language contained in the submitted draft HOA document does not

address maintenance of the existing dam.

Fire pond location and associated easements for access. Maintenance of the dry

hydrant and fire pond must be addressed as part of the home owner association

documents and deed restrictions. § 404(C)(2)c.15.

i.

The northern fire pond location is not shown; only the maintenance and

access easement is shown.  Show the fire pond location.

ii.

The  hydrant  location  for  this  fire  pond  is  also  not  depicted.    Show  the

hydrant location.

iii.

The  language  contained  in  the  submitted  draft  HOA  document  makes

reference  to  the  incorrect  sublot  numbers  that  are  impacted  by  the  fire

pond easement locations. Correct the sublot references.

Wetlands –The developer shall contact in writing the applicable U.S. Army Corp

of Engineers (USACE) District Office regarding the proposed subdivision, and

shall submit such correspondence to the Medina County Planning Commission as

a condition of Preliminary Plan approval. § 404(C)(2)c.18. While wetlands are

depicted, wetland delineation and USACE jurisdictional determinations (JD) are

valid for five years. The applicant shall demonstrate recent correspondence with

the USACE and a current JD and update the depicted wetland boundaries if

warranted.

All related watershed boundaries, indicating in which watershed the subdivision is

located, and all known underground drainage tile systems. This may be presented

as a map insert on the same page. § 404(C)(2)d.4. Provide a watershed boundary

inset map.

A copy of the Developers Notice of Intent (NOI) to obtain an Ohio Environmental

Protection Agency (OEPA) stormwater management permit…. § 404(C)(2)d.7.

Provide a copy of the OEPA NOI if applicable.

Covenants and Restrictions documents have been submitted to the Department of Planning

Services (DPS) and forwarded to the Prosecutor’s Office and Sharon Township however

all the required documents have not been submitted. As stated above, the enabling

declaration; the declaration of covenants, conditions and restrictions, the articles of

incorporation, and the corporate by-laws a required to be submitted.

The note included on the Preliminary Plan indicates that “[t]he integrity of the dam should

be evaluated and improvements if necessary shall be done. Downstream inundation in the

event of a dam breech shall be investigated.” This evaluation and required improvements

shall be conducted during the development of the Construction Plans for the subdivision.

As indicated in the Soil and Water Conservation District comments above, “development

below the existing lake should be evaluated by ODNR Division of Water concerning Ohio

Dam Laws.”

The Highway Engineer indicates that the applicant shall “[p]rovide a temporary cul-de-sac

at the south end of Phase 2.” A temporary cul-de-sac shall also be provided at the south

Forest Glen, Preliminary Plan

Medina Co. Planning Commission

Page 5 of 5

November 2, 2016

end of Phase 3. As is required for all temporary cul-de-sacs the applicant shall also provide

reservation strips at the termii of streets stubbing to future phases.

The proposed subdivision is substantially consistent with the Subdivision Regulations per

§ 404(C)(4)b.1.

The proposed subdivision appears to conform with the Sharon Township Zoning

Resolution per § 404(C)(4)b.1.

As indicated in the comments above, the Medina County Health Department HAS NOT

determined the proposed lots are suitable for on-site wastewater system and/or water wells

or cisterns in lieu of central water supply per § 404(C)(4)b.2. The applicant shall

demonstrate the Health Department acceptance of the suitability of the proposed lots prior

to submission of the Final Plat.

The Highway Engineer has determined the Preliminary Plan for streets, storm water

management, and natural drainage ways protection is acceptable subsequent to the

approval of more detailed construction drawings per § 404(C)(4)b.3.

Staff Recommendation: Staff recommends that the Medina County Planning Commission

APPROVE WITH MODIFICATIONS

the Preliminary Plan of the Forest Glen subdivision. The

modifications are as follows:

Submit the required data/information listed above on or with a corrected Preliminary Plan.

Satisfy the comments of the Health Department and Highway Engineer as listed above.

Address the above referenced dam evaluation and required improvements during the

development of the Construction Plans for the subdivision.

Provide temporary cul-de-sacs and reservation strips at the terminii of streets stubbing to

future phases.

Submit five copies of the corrected Preliminary Plan prior to Final Plat submittal.

R:\wp\planning\major_subdivisions\2016\forest_glen_preplan\Forest Glen_preplan_11022016.docx

Visit us on the web at www.planning.co.medina.oh.us

O

1:6,000

Forest Glen

Preliminary Plan

App. 101-2016-PP

Sharon Township

Meeting Date: 11/2/2016

Zoning: R-1 Residential

Area: 114.25 acres

Sublots: 46

R-1

RIDGEWOOD ROAD

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Feet

Proposed Subdivision

Phase boundary

Sublot boundary

ROW

Subject Site

Parcels

2' Contour

Gas & oil wells

200" well buffer

Ph. 1

Ph. 2

Ph. 3

Ph. 4

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