Forest Glen Sharon Township Meeting
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Planning Commission Forest Glen Sharon Township
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: 43
Zoning: R-1 Residential Utilities: Individual water wells and on-site septic systems
Highland Reviewer: Rob Henwood
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. o Construct two new permanent cul-de-sac streets; Meadow Glen and Woodmere Lanes.
o 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. o 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 o 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. o One utilizing the existing pond in the southern portion of the site; consisting of portions of Sublots 24, 25, 35, 36, and 37. o 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.
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).
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 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.
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.
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: 1.
The following required data/information was not provided on or with the Preliminary Plan (Subdivision Regulation section references are included): a. Existing generalized natural features: including… streams, [and] rivers…. § 404(C)(2)b.7. Show streams. b.
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.
c.
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. d.
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.
e.
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. f.
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
g.
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. 2.
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. 3.
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.” 4.
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. 5.
The proposed subdivision is substantially consistent with the Subdivision Regulations per § 404(C)(4)b.1. 6. The proposed subdivision appears to conform with the Sharon Township Zoning Resolution per § 404(C)(4)b.1. 7.
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. 8.
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.
APPROVE WITH MODIFICATIONS the Preliminary Plan of the Forest Glen subdivision. The modifications are as follows: 1.
Submit the required data/information listed above on or with a corrected Preliminary Plan. 2.
Satisfy the comments of the Health Department and Highway Engineer as listed above. 3.
Address the above referenced dam evaluation and required improvements during the development of the Construction Plans for the subdivision. 4. Provide temporary cul-de-sacs and reservation strips at the terminii of streets stubbing to future phases. 5.
Submit five copies of the corrected Preliminary Plan prior to Final Plat submittal.
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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 M C C L E L L A N D C O U R T K IN G S M IL L L A N E BR EN TW OO D W AY SHARON WOODS ROAD S P R IN G R ID G E D R IV E EASTON PLACE CIRCLE 1178 1180 11 74 117 2 1170 1 168 1176 1166 1 1 8 2 1 1 6 4 1162 1 18 4 1 18 6 11 8 8 1 1 58 1 156 1 1 54 11 6 0 1 19 0 11 5 2 11 9 2 11 5 0 11 9 4 11 96 11 48 11 98 1 2 0 2 1 20 0 120 4 1 2 0 6 12 08 114 6 1 2 1 0 1 2 1 2 1 14 4 114 2 1 1 8 4 1 1 48 1 1 78 1 1 8 4 1 1 6 6 1 1 8 4 11 46 1 1 8 6 1 1 8 8 1180 1 1 84 1 1 88 1 1 60 11 8 4 1 1 8 2 1 1 8 0 1 1 7 6 1 1 7 8 1 1 8 2 1178 1 1 8 0 118 4 1 18 4 1 1 4 6 1 1 6 4 1 1 5 4 11 8 2 11 82 11 4 8 1 1 9 2 116 6 11 86 11 56 1 1 5 2 1 16 0 1 1 7 8 1 1 8 2 1178 1 1 72 1 1 8 6 1 1 6 4 117 8 1 182 117 8 11 72 11 7 4 11 7 6 1 1 6 8 11 94 1 1 8 6 1 1 7 8 1 14 4 1 1 6 8 1 1 7 2 117 0 1 1 8 2 11 92 118 4 116 6 116 2 1170 118 4 11 8 0 11 6 2 1180 11 8 0 1 17 6 11 50 11 80 118 0 11 9 2 11 8 4 11 74 11 6 6 1 1 82 1 180 1 1 7 8 1 1 7 0 1 1 7 6 1 16 4 11 82 1 1 5 8 1 1 7 2 11 80 1150 22802 22866 23326 22969 23105 22224 21627 23717 22186 20526 24869 24877 24870 22970 23568 22865 0 140 280 420
560 70 Feet Proposed Subdivision Phase boundary Sublot boundary ROW
Subject Site Parcels
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