Staff Report: Completed by Jeff Palmer Director of Planning & Zoning Report Date: September 10, 2018 Meeting Date: October 1, 2018 Applicant: Shery Oakes, agent for Soraya Farms Requested Action: Soraya Farms Stage 3 PUD Approval Attached: Stage 3 Application/Intent Letter (August 24, 2018), Clearcreek Township Resolutions: 2492, 3209, 3536 and 4378. Exhibit C Open Space Plan and Development Text (February 7, 2007), Lot Width Plan (February 7, 2007), Record Plan (August 24, 2018), Construction Plan (August 24, 2018), Preliminary Plat C1.03 (February 7, 2007), Preliminary Plat: C1.03 (February May 8, 2013), Record Plan Soraya Farms Section 3 (January 7, 2013), Record Plan Soraya Farms Section 4 (February 17, 2016), Record Plan Soraya Farms Section 5 (February 8, 2018). The Stage 3 request is a formal checklist to make sure the applicant has adhered to the conditions imposed from all applicable agencies. In addition to the Trustee Resolutions, Section 13.05 (C) of the Clearcreek Township Zoning Resolution must also be reviewed with the applicant. Trustee Resolutions associated with Soraya Farms R-1PUD: 1. On September 19, 2002, the Clearcreek Township Trustees approved Resolution 2492, with fifteen (15) conditions. This was the Stage 1 approval. 2. On March 15, 2007, the Clearcreek Township Trustees approved Resolution 3209, with fifty-four (54) conditions. This was the Stage 2 approval. 3. On May 27, 2009, the Clearcreek Township Trustees approved Resolution 3536. This resolution modified the amenities listed in Trustee Resolution 3209. 4. On May 22, 2013, the Clearcreek Township Trustees approved Resolution 4378. This resolution modified walking paths, trash receptacles and tree standards. The request is for Stage 3 approval for. This is 6.3717 acres in size. The entire R-1PUD is 172.276 acres. Stage 3: PUD Objectives (a) The Stage 3: PUD Final Site Plan objective is to further refine the Stage 2: PUD Preliminary Site Plan into a finalized Site Plan. Therefore, the following information shall be specified/clarified in the narrative and on the drawing(s) at the time of approval: (1) A finalized list of uses permitted within the PUD are defined. 1. A total of 105 single family lots have been platted. 2. An additional 20 single family lots are in the process of being recorded. 3. This request is to add 20 lots. 4. The PUD is capped at 379 units. o No less than sixty (60) percent of the total number of residential units shall be single family dwelling lots. This calculates to 227.40. Stage 3 Review Page 1 of 8
o A maximum of forty (40) percent of the total number is condominium lots (attached and/or detached lifestyle housing units). This calculates to 151.60. (2) The exact locations, types, heights, materials, and designs of such uses are finalized. 1. Single family detached lots. (3) All use-specific standards that apply to the permitted uses are finalized and identified in a table which includes: the average, highest, and lowest quantities and a count of each occurrence. 1. Use standards are outlined in Stage 2 approvals. (4) The maximum density or intensity permitted within the PUD is finalized. 1. Request conforms to density provision. (5) The exact amount and location of open space/recreation areas are finalized. 1. Exhibit C Open Space Plan from February 7, 2007 identifies the locations of open space. This section isn t required to have open space. 2. Current open space numbers: Reserve A: o Proposed to be 10.52 acres. o A total of 9.4102 acres are currently platted. o Section 5 Lifestyle Community Buffer has not been established along the northern boundary to comply with L1.05. Reserve B: o Proposed to be 12.65 acres. o A total of 12.6517acres are currently platted. Reserve C: o Proposed to be 25.92 acres. o Area not yet developed. Reserve D: o Proposed to be 2.07 acres. o Area not yet developed. Retail Open Area: o Proposed to be 1.78 acres. o A total of 1.69 acres are currently platted along State Route 48. o Landscape islands not shown on Exhibit C: o Lemans BLVD Soraya Section 1:.0344 acres. o Grand total is 1.7244 acres. Stage 3 Review Page 2 of 8
o Deficient.0556 acres. Retail areas have not yet received Stage 3 approval. Landscape islands not shown on Exhibit C: o Lemans BLVD Soraya Section 1:.0191 acres. o Lemans BLVD Soraya Section 2:.0963acres. o Lemans BLVD Soraya Section 3: Staff calculated.0817 acres. o Grand total is.1971 acres. (6) The layout of all new street(s), major access drive(s), sidewalks, trails, and any other methods of circulation required or necessary throughout the PUD are defined and the acreage is finalized. 1. This section has public streets. 2. Sidewalks are required on both sides of the street per the Warren County Subdivision Regulations. 3. This section connects to the Centerville Forest Subdivision through Mintwood Road. The February 7, 2007 and the May 8, 2013 preliminary drawings show the anticipated connection to the Centerville Forest Subdivision. The connection to the Washington Trace Subdivision in Montgomery County was eliminated when that subdivision was redesigned. At the time of this report, the Township Trustees are still discussing how to deal with the missing section of Mintwood Road between Hackberry Place and. a. At the time of this report the section of Mintwood Road between Hackberry and the western boundary of Centerville Forest has not been improved into a public street. b. A turnaround should be established at the eastern terminus of Mintwood Road, in Soraya Farms Section 6, if it is constructed before the missing section of Mintwood Road in Centerville Forest is established. 4. Section 6 has been redesigned similarly to Section 4 and 5. 5. This is the last section to be platted in this northern single family section. It needs to logically connect to Centerville Forest and eliminate confusion for travelers as well as for safety response. a. As proposed: Lots 126, 127, 143, 144 and 145 have frontage on Mintwood Road. b. As proposed: Lots 128-142 have frontage on Rothschild Court. Stage 3 Review Page 3 of 8
c. On the Intersection Detail, construction drawing 12 of 15, a single street sign is proposed to identify western traffic of the street name change. i. No additional signage is identified for western to eastern travelers. ii. No additional signage is identified for northern travelers. d. The Warren County Engineer, Clearcreek Fire District and Clearcreek Township Road Department have all been given a copy of Soraya Farms Section 6 for review. i. Warren County Engineer: 1. Didn t provide an alternative design to reduce confusion between street names. 2. If Trustees only install an emergency access, WC Engineer would support renaming Rothschild to Mintwood and existing Mintwood to Rothschild. 3. If the Trustees eliminate the Mintwood Road connection, WC Engineer would support the renaming of current Mintwood to a new name. ii. Clearcreek Township Fire District and the Clearcreek Township Road Department: 1. Would like to see additional options to reduce confusion between street names. 2. Defer to the Clearcreek Township Trustees to determine if and how access will occur between Centerville Forest and Soraya Farms. a. If the connection from Centerville Forest is eliminated: i. The eastern section of the road network could be redesigned into a cul-de-sac eyebrow instead of a stub street. ii. Then the entire street would be a Stage 3 Review Page 4 of 8
single name and the existing sections of Mintwood Road in Soraya Farms would need to be petitioned to be renamed. (7) The exact location of all impervious surfaces for non-residential building areas, parking and truck loading areas with ingress and egress drives are finalized. 1. This is a residential area. (8) The exact location(s) and a submitted timeline of all of the proposed development's amenities are finalized. *Note: Amenities part of a phase shall be constructed concurrently with that phase. If the PUD consists of multiple phases to be developed over time, no more than 25% of the total number of lots approved for the PUD as a whole shall be built on before planned amenities and buffers are constructed. This requirement may be modified depending on the distribution, number, and location of amenities in the PUD as a whole. 1. The last section to receive Stage 3 approval was Soraya Farms Lifestyle Community Section 5, April 2, 2018. The open space and trail have been installed. a. An entrance sign is required at the start of the path adjacent to Mintwood Rd. This sign has not been installed. b. Two 1/8 mile marker signs are required. The signs have not been installed. 2. Not part of the official amenity package, a streetlight district has been requested by the applicant for Soraya Farms Section 4 and Soraya Farms Lifestyle Community Section 4. a. Soraya Farms Section 4 has not submitted a plan to the Clearcreek Township Board of Trustees to create the lighting district. Lights have not been installed. b. Soraya Farms Lifestyle Community Section 4 has not submitted a plan to the Clearcreek Township Board of Trustees to create the lighting district. Lights have not been installed. c. Soraya Farms Lifestyle Community Section 5 has not submitted a plan to the Clearcreek Township Board of Trustees to create the lighting district. Lights have not been installed. (9) The exact location and size of all signage are finalized. Stage 3 Review Page 5 of 8
1. See # a(8) above. (b) Additionally, the Stage 3: PUD Final Site Plan shall: (1) Conform to the approved Stage 2: PUD Preliminary Site Plan as revised or amended by the Clearcreek Township Board of Trustees. 1. Resolution 2492, Condition 7: If a street connection(s) from Centerville Forest Subdivision is required by the Warren County Engineer, it shall be the preference of the Board of Trustees that the connection(s) be installed to permit emergency access only. Applicant provided no response. 1. See #a(6) above. 2. Resolution 3209, Condition 6: A street stub shall be provided to the northern connection of Mintwood Road, in the adjoining Centerville Forest Subdivision. Applicant provided no response. 1. See #a(6) above. 3. Resolution 3209, Condition 8: Temporary turnarounds, to the Warren County specifications, shall be provided at all street stub locations. Applicant states There are no street stubs to adjacent properties with this submittal. 1. See #a(6) above. 4. Resolution 3209, Condition 36(c): A conservation easement shall be recorded along the boundaries of the single family dwelling lots that are coincident with the Centerville Forest Subdivision. The easement shall be 25 in depth and vegetation as identified in Soraya Farms Perimeter Landscape (L1.04) be maintained through time or that the vegetation shall be replaced per Section 17.06 (Option 5) of the Clearcreek Township Zoning Resolution. Applicant states: We comply with this item. 1. Lot 126 has a specified 45 drainage easement along the eastern property boundary. a. It is similar to the terminology used in Soraya Farms Section 5. Lots 122-125 had a 45 drainage and utility easement along the eastern property boundary. b. The vegetation required along the eastern boundary per condition 36(c) is expected to be within this area. In Soraya Farms Section 5: there are several areas along the eastern Stage 3 Review Page 6 of 8
boundaries of Lots 122-125 that fail to meet the expectations of a perimeter buffer. 2. Lot 145 fails to identify a conservation easement along the eastern boundary of the parcel. a. Once the 25 restricted area is removed from the width of the property, there is only 34 of width remaining for a house. 5. Resolution 3209, Condition 41: Minimum lot size, and frontage requirements shall be approved in conformance with the Soraya Farms Cover Page (C1.00), Development Text and Lot Width Plan received February 7, 2007. Applicant provided no response. 1. This section of the subdivision has been redesigned because the stub street to the north into Montgomery County has been eliminated. 2. The 65 minimum lot frontage width mirrors Sections 3, 4 and 5. The lots were originally planned to be 75 and 85 minimum widths. 3. The lot depth for Section 3 and 4 are 165. The lot depth for Section 5 is 145. The proposed lot depth is 155. (2) Conform to all applicable regulations set forth herein. 1. No other issues have been identified. Stage 3: Conditions for Approval The following criteria shall be used in the recommendations and decisions made regarding the Stage 3: PUD Final Site Plan. Failure to comply with any of these criteria shall require a PUD modification and shall therefore be subject to the criteria set forth in SECTION 13.07, PUD Modifications. (a) All requirements established as part of the approved Stage 1: PUD Concept Plan and Stage 2: PUD Preliminary Site Plan have been satisfied. (b) All requirements of the Zoning Resolution that have not been varied as part of the Stage 1: PUD Concept Plan and Stage 2: PUD Preliminary Site Plan have been satisfied. (c) When phased, the proposed Stage 3: PUD Final Site Plan for the individual phase of the overall PUD is consistent with the approved Stage 1: PUD Concept Plan and Stage 2: PUD Preliminary Site Plan. (d) Any part of the PUD not used for structures, parking and loading areas, public improvements, streets, or walkways shall be landscaped, improved for the purpose intended, or returned to and maintained in a natural state. Stage 3 Review Page 7 of 8
(e) The internal streets and thoroughfares conform to the approved Stage 2: PUD Preliminary Site Plan. (f) The amenities that are part of the submitted phase are scheduled to be constructed concurrently with that phase. (g) The Stage 3: PUD Final Site Plan is consistent with the intent and purpose of the Clearcreek Township Zoning Resolution, Clearcreek Township Board of Trustee Resolutions, and promotes the protection of public health, safety, morals, and general welfare of Clearcreek Township. (h) The comments and recommendations received from the Warren County departments as well as representatives of federal and state agencies have been satisfactorily addressed. (i) The following Stage 3: PUD Final Site Plan documents have also been satisfied: (1) All necessary legal documentation relating to the incorporation of a homeowners or property owners association for residential PUDs or other similar associations for nonresidential or mixed use PUDs, have been submitted and approved as part of the PUD Final Site Plan. Such legal documentation has demonstrated how the common open space will be permanently maintained. (2) Copies of any restrictive covenants or agreements that are to be recorded have been submitted. Stage 3 Review Page 8 of 8