Planning Commission Preliminary Plan LRC Subdivision Montville Township Meeting: February 1, 2017 App. No.: 002-2017-PP Owner: Faith & Hope Land Dev. Co. Applicant: Montville Investors LLC Engineer: Weber Engineering Services Site Area: 19.16 acres Sublots: 3 Blocks: 1 (Future Development) Zoning: HC Highway Commercial Utilities: Central water & sewer School Dist.: Medina City Reviewer: Rob Henwood EXECUTIVE SUMMARY The site is located south of Medina Road (SR 18) between Normandy Park Drive and the southbound Interstate 71 on-ramp (see the location map). The proposal includes three commercial sublots plus a block for Future Development to be served by central sewer and water. Access to the site is provided by private streets to Normandy Park Drive and SR 18 with right-in/right-out access. Recommendation: APPROVAL WITH MODIFICATIONS ADJACENT ZONING/LAND USE Direction Zoning Land Use North BG General Business Medina Township Commercial; gas station, fast food, retail East H-C Highway Commercial I-71 Right-of-Way South R-3 Residential Multi-family residential West C-B Community Business Commercial: fast food, daycare, office Proposal: The applicant proposes the following: 1 Three sublots; Sublots 1 through 3, 2.01, 3.01, and 2.25 acres respectively. One Block; Block A for Future Development contains 11.89 acres. Two private drives (A and B) accessing Normandy Park Drive and Medina Road (SR 18) via a right-in and right-out access. Central sewer and county water. One stormwater basin located on Sublot 2. History: The Concept Plan was held in December of 2016. Issues raised during the meeting included zoning compliance, completing the traffic analysis, and the importance of cross access easements. 1 For the purposes of this review the following Preliminary Plan document was utilized: LRC Subdivision: Preliminary Plan. Weber Engineering Services. Project No. 2016-141: Sheets 1 through 8. Date stamped by DPS staff on January 6, 2017.
LRC Subdivision, Preliminary Plan Site Conditions: The site is vacant, partially wooded, and contains rolling topography with steeper slopes near the streams (see the GIS map). There are two streams that traverse the site, and wetlands are scattered throughout; impacted wetlands are shown on all three sublots. Access: Access to the site is provided by private streets which connect to Normandy Park Drive and Medina Road (SR 18) by way of a right-in/right-out access. The sublots and the block have access to public streets as follows: Sublot 1 has direct access and egress to Normandy Park Drive via Drive A. Sublot 2 has direct access to SR 18 from a right-in only access point via Drive B and no direct egress. Sublot 3 has direct access to SR 18 from a right-out only egress point via Drive B and no direct access. Block A has direct access to Normandy Park Drive. Zoning: The subject property is zoned H-C Highway Commercial. The Montville Township Zoning Resolution indicates that the purpose of the HC district is to, offer motorist oriented business uses and general retail services, including, but not limited to, automotive, food and lodging services, concentrated around major freeway interchanges within the Township. (Section ( ) 430.1). The minimum lot size is two acres with a minimum 200 foot lot width at the building line, and maximum impervious surface of 75% ( 430.4). Comprehensive Plan: This proposal is consistent with the Montville Township 2016 Comprehensive Plan. The Future Land Use Plan indicates the subject property to be highway commercial. The Comprehensive Plan further states that in that the Township should, proactively encourage economic development along the SR 18 business corridor. Agency Comments: Italicized text indicates quotations from submitting agencies. Montville Township, Paul Jeffers, Planning and Zoning Director, 1/12/2017. CONDITIONALLY APPROVED. This parcel has received a 0 foot setback variance to the Riparian and wetland setbacks per Chapter 570 of the Montville Township Zoning Resolution. The plan has changed since the first preliminary review by the Zoning Commission in May of 2016. Our Zoning Commission will be reviewing the plan again after the Medina County Planning Commission s review. Ohio Department of Transportation (ODOT), Jared Feller, 1/13/2017. ODOT has no objections to the Preliminary Plan for the LRC subdivision. We are currently working through the ODOT permit process with LRC Realty. One right-in/right-out access point on SR 18 will be permitted and will be the only direct access to SR 18 for the existing parcel. Sanitary Engineer, Jeremy Sinko, 1/13/2017. 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. Additionally, a water main extension, from the existing water main along Normandy Park Drive, will be required to provide domestic water and fire flow protection to the proposed buildings. Medina Co. Planning Commission Page 2 of 5 February 1, 2017
LRC Subdivision, Preliminary Plan Highway Engineer, Andy Conrad, 1/18/2017. CONDITIONAL APPROVAL 1. Perform the recommendations provided in the approved traffic impact study. 2. Provide pavement cores of Normandy Park Drive to verify what improvements may be required. 3. Stormwater management and erosion and sediment control will be essential to the development. 4. Sublot 1 and Block A are not to have direct access to Normandy Park Drive. 5. No improvements to Block A without new/updated traffic impact study. Tax Maps, Beth Mika, 1/24/2017. CONDITIONALLY APPROVED 1. It is recommended that you submit the final subdivision plat to Tax Maps for review before obtaining signatures. 2. Subject to Medina County Engineer Land Conveyance Standards found at: http://www.highwayengineer.co.medina.oh.us/surveying/landconveystds.pdf. Columbia Gas, Russ Johnson, 11/29/2016. APPROVED Soil and Water Conservation District, Jim Dieter, 11/30/2016 The detention ponds need to be maintained throughout all the building phases of construction; in addition to the building phase and future maintenance needs. You have delineated wetlands on your concept plan. The wetlands should be well marked so clearing and filling does not occur in these areas. There is no open space indicated on the submitted plan. However the wetland areas would be suitable. Orrville silt loam soil is not hydric but may include hydric components of wetlands. A wetland determination would likely be required by the Army Corp of Engineers. This area is not in the 100 year FEMA flood plain. Orrville soils may also flood and have seasonal high water table. Rittman silt loam makes up a majority of the soil on this site. Rittman soils have moderate wetness and are subject to frost action. Some of the area is wooded or at least has secondary growth. Tree removal should be limited to the construction area only. Stream setbacks of 25 feet should be observed. Health Department, Steve Mazak, 12/5/2016. Since the LRC Subdivision will be utilizing sanitary sewer and public water, this office has no further comments. Staff Comments: 1. Since Sublots 2 and 3 do not have both access and egress to SR 18, Drives A and B must be created as private streets to provide access and egress to both sublots. Drives A and B must be shown as private streets and should be named appropriately for addressing purposes. 2. A private street is defined as [l]and not dedicated as a public right of way set aside to convey vehicular traffic between the public roadway system and the driveway/s of dwelling unit/s, multiple structures on a common parcel, or the parking area for a multi-use structure or structures. Medina Co. Planning Commission Page 3 of 5 February 1, 2017
LRC Subdivision, Preliminary Plan 3. Since private streets are required for access purposes, the proposed subdivision shall be reviewed as a major subdivision. 4. A major subdivision is defined as [a]ll subdivisions not classified as minor subdivisions, including but not limited to any size subdivision requiring any new street. 5. The following issues were raised at the Concept Plan meeting held on December 21, 2016 and are not indicated on the submitted Preliminary Plan: a. 570.3 of the Montville Township Zoning Resolution establishes riparian and wetland setbacks. At a minimum there will be a 25 foot setback for both; wetland setbacks are dependent upon the quality of the wetlands. The quality of wetlands and appropriate setbacks must be indicated on the Preliminary Plan. b. GIS data indicate a gas/oil well in Block A. Indicate the 50 foot well setback required per 550.1. of the Zoning Resolution. c. Since access to S.R. 18 is a major concern, internal cross-access is essential. Staff suggests extending the drive lane parallel to S.R. 18 within Sublot 3 to the eastern property line to provide access to Block A (see Figure 1 to the right). 6. The following required information/documents were submitted with the subdivision application (Subdivision Regulation references are included): a. Ohio Department of Natural Resources (ODNR) documentation for oil/gas well permit number 21066 indicating the well was abandoned and plugged in April of 1956. 404(C)(2)b.9. b. A draft Owner s Agreement document entitled Shopping Center: Reciprocal Easement and Operation Agreement was submitted. 404(C)(2)c.8. The draft Owner s Agreement was forwarded to Montville Township and the Prosecutor s Office for review. c. Correspondence between the applicant and the United States Army Corps of Engineers (USACE) regarding a pending Nationwide Wetland Permit for the subject site in the form of an email dated 1/6/2017 with the Subject LRB-2006-00283 LRC Development Company Montville Retail Development Additional Information Request. 404(C)(2)c.18. d. Notice of Department of the Army Permit No. LRB-2006-00283 approval dated January 12, 2017 from Paul Wetzel, Biologist, USACE. e. A signed copy of the applicant s Ohio Environmental Protection Agency Notice of Intent (NOI) to obtain a stormwater management permit dated 1/6/2017. 404(C)(2)d.7. 7. The following required data/information was not provided on or with the Preliminary Plan (section references are included): a. A vicinity map showing the relationship of the proposed subdivision to the adjacent area. 404(C)(2)a.6. Show the site boundary on the vicinity map. Sublot 3 Block A Figure 1: Extend the drive to the Sublot 3 boundary. Medina Co. Planning Commission Page 4 of 5 February 1, 2017
LRC Subdivision, Preliminary Plan b. Total number of lots, area of lots and blocks and parcels and total area of the subdivision. 404(C)(2) a.7. Include a subdivision summary data table including number of sublots and blocks, area of sublots and blocks, and total area on the cover sheet. c. Zoning district setback requirements. 404(C)(2)b.9. Indicate a 50 foot setback from the depicted abandoned oil well per Montville Township Zoning Resolution 550.1. d. Blocks intended for future development shall be designated For future development. 404(C)(2)b.9. Indicate Block A is intended for future development. 8. This proposal is consistent with the Montville Township 2016 Comprehensive Plan. The Future Land Use Plan indicates the subject property to be highway commercial. The Comprehensive Plan further states that the Township should proactively encourage economic development along the State Route 3 and State Route 18 business corridors. This area is also indicated to be within a Joint Economic Development District (JEDD). 9. The proposed subdivision is substantially consistent with the Subdivision Regulations per 404(C)(4)b.1. 10. The proposed subdivision appears to substantially conform with the Montville Township Zoning Resolution per 404(C)(4)b.1. 11. The Sanitary Engineer has determined the subdivision will be adequately serviced by central water and sanitary sewer subject to approval of detailed plans per 404(C)(4)b.2. 12. 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. Recommendation: Staff recommends APPROVAL WITH MODIFICATIONS of the Preliminary Plan for the LRC Subdivision subject to the following corrections/additions: 1. Satisfy the Highway and Sanitary Engineers comments as indicated above. 2. Provide the following data/information on or with the corrected Preliminary Plan: a. Drives A and B must be shown as private streets and should be named appropriately for addressing purposes. b. Indicate the appropriate wetland and riparian setbacks. c. Indicate the 50 foot well setback. d. Extend the drive lane parallel to S.R. 18 within Sublot 3 to the eastern property line to provide access to Block A. e. Show the site boundary on the vicinity map. f. Include a subdivision summary data table including number of sublots and blocks, area of sublots and blocks, and total area on the cover sheet. g. Indicate Block A is intended for future development. Three copies of the corrected Preliminary Plan and a PDF of the layout must be submitted to the Department of Planning Services for transmittal to the appropriate agencies. All approval conditions must be satisfied prior to Final Plat submission. R:\wp\planning\major_subdivisions\2017\LRC_sub_preplan\LRC_sub_preplan_02012017.docx Medina Co. Planning Commission Page 5 of 5 February 1, 2017
NETTLETON ROAD EASTPOINTE DRIVE EASTPOINTE DRIVE MEDINA ROAD Subdivision Sublot Setback Subject Site Parcels Zoning Districts Jurisdiction Boundary 2 Foot Contours Preserved wetland Storm water basin Gas & Oil Wells 100 Ft. Well Buffer Visit us on the web at www.planning.co.medina.oh.us LRC Subdivision Preliminary Plan App. No. 002-2017-PP Monville Township Meeting Date: 2/1/2017 Zoning: HC Hwy Commercial Sublots: 3 Area: 19.15 acres O 1 inch = 200 feet 0 30 60 120 180 240 300 Feet