Planning Commission Preliminary Plan Riverview Villas of Stonegate Medina Township App. No. 088-2013-PP Meeting: January 8, 2014 Applicant: Stonegate Center, LLC Ken Cleveland Engineer: Lewis Land Professionals, Inc. Site Area: 16.47 acres Sublots: 25 Zoning: UR - Urban Residential Utilities: Central water and sanitary sewer School Dist.: Medina City Reviewer: Susan Hirsch EXECUTIVE SUMMARY The site is located on the east side of Pearl Road, US 42, Road northeast of Stonegate Drive (see location map). The applicant proposes 18 cluster homes on two (2) private streets off Stonegate Drive, plus 7 cluster homes on Stonegate Drive itself. The subject site includes 13.99 acres of open space. The site is proposed to be served by central water and sewer. Recommendation: APPROVAL WITH MODIFICATION ADJACENT ZONING/LAND USE Direction Zoning Land Use North UR - Urban Residential Undeveloped/wooded, West Branch of the Rocky River East UR - Urban Residential Undeveloped/wooded, West Branch of the Rocky River South UR - Urban Residential Single-family cluster homes & Undeveloped/wooded West UR - Urban Residential Single-family cluster homes Proposal: The applicant proposes to provide 25 cluster homes at a density of 1.51 units per acre. 13.99 acres of open space is proposed. The proposed subdivision is to be served by central water and sewer. Access: Access to the site is provided via Stonegate Drive that connects to Pearl Road (US 42). Within the cluster development the roads are proposed to be private with a pavement width of 22 feet. Site Conditions: The subject site is currently undeveloped and wooded. The West Branch of the Rocky River borders the subject property on
Riverview Villas of Stonegate, Preliminary Plan the north and east. The site slopes up from Stonegate Drive and there are steep slopes in the area between the proposed building envelopes and the river. Zoning: The subject property is zoned UR Urban Residential. The Medina Township Zoning Resolution indicates that the purpose of the UR District is to, allow residential development at a density of about two (2) units per acre, in those areas of Medina Township within the 1981 sewer service area, around the City of Medina. The UR District is designed to allow efficient use of the facilities already in place, to maintain the natural topography and landscape to the extent possible, and to allow for planned developments that allow flexible development standards while maintaining the two (2) units per acre overall density. Comprehensive Plan: The 2002 Update of the 1983 Medina Township Development Policy Plan does not contain a specific recommended land use for the subject property; however, the subject property is within the area designated as Urbanized on the Development Policy Plan. The Plan also suggests that erosion control measures be carefully used for the steep slopes adjacent to the West Branch of the Rocky River. Agency Comments: Italicized text indicates quotations from submitted agency comments. Tax Maps, Beth Mika, 12/24/2013. 1. Please contact the Tax Map Office with the preferred new road names, so we can verify availability and reserve the names for this subdivision. 2. If this is a cluster home development, it should be stated so within the title or caption. 3. Please submit final subdivision plat to Tax Maps for review, before obtaining signatures. 4. Riverview Villas of Stonegate has been added to the 'reserved subdivision name' list. 5. Remove existing parcel numbers from final plat. Medina County Sanitary Engineer, Amy Lyon-Galvin, 11/20/2013. Detailed engineering plans at the time of construction must meet the current Rules and Regulations for water and sanitary sewers per the Sanitary Engineer s Office. Medina County Soil and Water Conservation District, Jim Dieter, 10/8/2013. (Comments for Concept Plan) Riverview Villas of Stonegate is located off Stonegate Drive in Medina Township. It is proposed as a conservation development with public water and sewer. A total of 29 units [current plan indicates 25 units] are on 16.47 acres with proposed open space of 13.99 acres. Bogart (BtB) soils make up the majority of the proposed housing unit locations. Bogart soils are moderately well drained. This soil is saturated with free water for short periods of time in the winter and spring. Housing Units 1 through 23 [units 4 through 12 on the current plan]are proposed on the edge of a very steep slope. The steep slope is mapped as Ellsworth silt loam (ElF). ElF soils have a slope of 25 to 70%. The area currently wooded. Down slope slippage of this soil is a concern in areas not protected by vegetation. Additional soils stability evaluation should be done prior to unit construction. Department of Planning Services Page 2 of 4 January 8, 2014
Riverview Villas of Stonegate, Preliminary Plan The West Branch of the Rocky River is along the toe of the steep slope. Over time the river will likely erode the slope at its base. This may cause stability issues for any housing units on the top of the slope, particularly if trees are removed from the slope. Wetland inventory maps do not indicate any wetlands on this site. However, it is recommended the owner or developer hires a private consultant in order to make the determination regarding the existence or non-existence of jurisdictional wetlands on the property. A portion of the site does lay in the100 year flood plain. No building is proposed in this area. Medina County Health Department, Steve Mazak, 11/14/2013. This is sanitary sewer, so we have no comments. Medina County Highway Engineer, Andy Conrad, 11/14/2013. 1. Concerns with slope failures due to bank erosion. 2. Concern with the long-term integrity of proposed pond and its outlet. Columbia Gas, Russ Johnson, 11/14/2013. Columbia Gas Transmission does not have facilities that are impacted by this project. Medina Township Zoning Commission, Alliss Strogin, 12/12/2013. The revised site plan has the requested changes made and completes the Stonegate Subdivision. If this is not going to be included into an existing HOA, the new HOA s [documents] NEED TO BE SUBMITTED. Recommend approval. Staff Comments: 1. This preliminary plan was originally submitted for the December 4, 2013; however, it was tabled at the request of the applicant to allow time to make minor changes requested by the Township. 2. The following required data/information was not provided on or with the Preliminary Plan (Subdivision Regulation (Regulations) section references are included): a. Existing FEMA-established 100-year floodplain boundaries. 404(B)(1)c.7. Show floodplain boundaries. b. Flood Prone Soils shall be highlighted and identified. 404(B)(1)d.2. Identify and highlight Flood Prone Soils. c. Due to concern for encroachment into floodplains, wetlands, streams and/or drainage courses, applicant must provide a storm water study and comply with County Storm Water Management regulations. 404(B)(4). 3. The proposed development is to be constructed under the planned development regulations for the UR Urban Residential District. Public water and sewer is proposed for a total of 25 units on 16.47 acres with proposed open space of 13.99 acres. The Planned Development regulations permit cluster units not to exceed 6 units per acres with an overall density not to exceed 2 units per acre. The plan also proposes 14 guest parking spaces. The proposed plan complies with the density regulations. Department of Planning Services Page 3 of 4 January 8, 2014
Riverview Villas of Stonegate, Preliminary Plan 4. The Planned Development regulations require 50 foot front yard depth and the preliminary plan shows a 25 feet building line along the private streets. This inconsistency was worked out with the Township in the site plan review process. The proposed subdivision is consistent with all other zoning requirements and the Comprehensive Plan. 5. The Soil and Water Conservation District and the Highway Engineer have expressed concern, and the Department of Planning Services concurs, with the steeps slopes to the rear of Units 4-21 (especially Units 9-21). 5. If this development is not to be a part of the existing Stonegate subdivision Homeowners Association (HOA) or if will have its own HOA in addition to that of Stonegate Subdivision, three copies of the HOA documents need to be submitted to the Department of Planning Services to be sent to the Township for comments and the Prosecutor s Office for review and must address the following to be in compliance with the Subdivision Regulations: a. Maintenance of the detention or retention basins b. Maintenance of any holdings held in common by the home owners association c. Succession of ownership and maintenance of common holdings in the event of forfeiture by or dissolution of the home owners association. Staff Recommendation: The Department of Planning Services recommends that the Medina County Planning Commission APPROVE WITH MODIFICATION the Preliminary Plan for Riverview Villas of Stonegate Subdivision. The Preliminary Plan must be corrected as follows: 1. Provide the following data/information on or with the corrected Preliminary Plan: a. Identify and highlight flood prone soils. b. Show floodplain boundaries. c. Identify project as Cluster Development if applicable. d. Correct project title on the bottom of the plan to reflect that this is a Preliminary Plan. 2. Submit three copies of the draft HOA documents, if applicable. Three copies of the corrected Preliminary Plan must be submitted to the Department of Planning Services for transmittal to the appropriate agencies. R:\wp\planning\major_subdivisions\2013_major_subs\riverview_villas_at_stonegate property\ _preliminaryplan_01082014.docx Department of Planning Services Page 4 of 4 January 8, 2014
8 9 6 8 98 ALAMEDA COURT 904 908 910 90 4 906 90 4 904 9 02 2 0 9 902 900 888 8 94 892 888 922 906 910 886 918 920 930 904 916 924 UR 936 94 2 912 946 948 944 9 40 914 94 2 STONEGATE DRIVE 936 942 890 890892 TATIANA TRAIL SACRAMENTO BOULEVARD 942 940 900 946 934 900 892 908 932 936 934 902 932 940 922 924 930 934 93 2 930 34 9 9 36 918 940 920 924 Visit us on the web at www.planning.co.medina.oh.us Riverview Villas of Stonegate Prelminary Plan App. 088-2013-PP Medina Township Meeting Date: 1/8/2014 Zoning: Urban Residential Acreage: 16.47 Sublots: 25 1 inch = 250 feet 0 37.5 75 150 225 300 375 Feet 922