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JTO, Inc. Requested Action: Preliminary Subdivision Review Purpose: Existing Zoning: Parcel ID Number: Location: Size: To develop 13 single family residential sublots. R-4, Single Family Residential 16-A-026-0-00-006-0 West of the Reedhurst Farms Subdivision No. 1 9.05 acres
Prepared By: Ronald M. Traub, Director Economic & Community Development
Tim Posar for Fourever Green Trust and Jerome T. Osborne, III
Existing Land Use: An existing stormwater detention basin for Reedhurst Farms Subdivision No 1 is located at the northwest corner of the property and a barn is located on a portion of sublot 26. Surrounding Land Use and Zoning: North: Wayside Lakes Subdivision; zoned RVG, Village Green East: Reedhurst Farms Subdivision No 1; zoned R-4, Single Family Residential South: Winchester Woods Subdivision; zoned R-4, Single Family Residential West: Maureen Osborne property; zoned R-4, Single Family Residential. In January of 1992, the Planning Commission approved a preliminary subdivision plat for Reedhurst Farms providing for 30 sublots to be developed as a phased project. In April of 1992, the Commission recommended approval of a final subdivision plat for 15 sublots on 11 acres. In November of 1992, City Council approved the final subdivision plat for Reedhurst Farms Subdivision No.1 (15 sublots) per Ordinance # 92-0-133. 1103.03 Platting Required 1113.02 Preliminary Plats 1115 Required Improvements
Public Utilities: The applicant has provided letters from the Lake County Sanitary Engineers office and Aqua Ohio indicating available capacity for sanitary service connections and treatment capacity and for domestic water and fire protection services. A proposed 8 inch sanitary sewer and water lines will be extended from the west side of Green Valley Drive and Reedhurst Lane. Engineering Comments: 1. Stormwater detention required per City Ordinance. Calculations for drainage and detention required for City review and approval. Calculations received for proposed subdivision are subject to review and approval by City. Drainage Design Standard sheets to be completed and submitted for City review. Drainage Design Standards are available on City website under “Stormwater Info”. 2. Site subject to NPDES Stormwater Permit requirements. Copy of permit or permit application required prior to start of construction. 3. Site subject to City stormwater quality requirements. Site plan shall detail the installation and long term maintenance plan of post-construction best management practices to manage stormwater quality per City requirements. 4. Erosion control plan including schedule for installation to be included in construction plans. (Refer to Chapter 1353 of the Mentor Code of Ordinances) Plans to include City of Mentor standard SWP3 notes
available at www.cityofmentor.com/live/storm-water-info/storm-water-management. 5. Off-site flows entering site to be evaluated by showing and providing for review of existing topography of adjoining sites and reflecting results within drainage calculations and said flows accommodated in site drainage plan. 6. If basements will be proposed, information concerning ground water elevations shall be provided with building permit application. Proposed minimum basement grades shall be shown on overall site plan and shall be 16" above groundwater elevation. 7. Storm sewer design shall be based on a minimum 2-year frequency, with a hydraulic gradient check at a 10year frequency showing no surcharging. Drainage calculations shall be provided for review and shall be sealed by a registered professional engineer. 8. BMP Maintenance Agreement for stormwater management practices shall be submitted with permit application. Typical agreement form can be found at www.cityofmentor.com/live/storm-water-info/stormwater-management. 9. Subdivision improvement plans, plat and mutual consistency are subject to detailed review by the City Engineer and conformance with applicable sections of Chapter 1113.02 of the Mentor Code of Ordinances. Plan and plat review by Engineering Department will consist of three reviews and shall begin upon submittal of (3) sets of plans after Planning Commission approval and after all stipulations have been addressed. These reviews shall consist of: a) conceptual layout; b) plan and profile; and c) final detailed review. 10. Cul-de-sac on Trask Lane to have 100’ diameter pavement. Diameter is currently shown at 90’. 11. Identify if there is an existing drainage easement to the north of Sublot #17 that will permit drainage through Wayside Lakes Subdivision. 12. If cul-de-sac on Pratt Court will have an island, provide note on final plat indicating that the owners of lots fronting on the turnaround shall maintain the vegetation on the island as part of their treelawn. 13. Drainage easements over Sublots #17, 18, 19, 20, 21, 22, 25 and 26 should be shown as City areawide drainage easements as roadway drainage is dependent upon the storm system through these sublots. 14. Existing pavement in Reedhurst Farms No. 1 is asphalt with concrete curb and gutter. Recommend developer keep this type of pavement for consistency. 15. Final site plan to conform to City standards (available upon request) as part of next submittal. 16. The results of the trip generation study do not indicate traffic impacts significant enough to require a traffic impact study. 17. All traffic control devices shall be designed, installed and maintained in conformance with the Ohio Manual of Uniform Traffic Control Devices and shall be detailed on the plan. Provide appropriate directional traffic control to promote safe and free flowing traffic movement within site. All sign sheeting material shall be Type H reflective sheeting. All signs shall be mounted at a 7’ height to the bottom of the sign. 18. Provide pavement marking and signing plan and details. 19. Sidewalk shall extend around each cul-de-sac. 20. Roadways shall be constructed to City standards. 21. It is recommended that the 10’ X 60’ strip at the end of Trask Lane be eliminated to allow for future extension of the road. 22. Due to existing barn, it is recommended that S/L 26 be removed from inclusion in proposed subdivision and consolidated with PPN#16-A-026-0-00-048-0. Applicant shall provide written confirmation and plan modifications with next submittal as to the disposition of each of the above comments. Fire Department Comments: • No comment Police Department Comments: • No Comment Analysis: The applicant is requesting preliminary subdivision approval for the Reedhurst Farms Subdivision No. 2. The 9.05 acre site is located to the west of Green Valley Drive and is zoned R-4, Single
Family Residential. The preliminary plat provides for 13 sublots all with conforming minimum area requirements of 22,000 sq. ft. established for the R-4, Single Family Residential district. Sublots 24 &25 do not meet the minimum 100-ft. width requirement at the 60-ft. front building set back; a seventy (70)-ft. front building set back is proposed sublots 24 and 25. The plat provides for the extension of the existing stub streets platted as part of Reedhurst Farms Subdivision No 1. The proposed street names for Trask Lane and Pratt Court have been routed to post office and local government agencies to confirm the names are appropriate. The existing portion of Reedhurst Lane will be renamed to Trask Lane in order to avoid any confusion with Reedhurst Drive which is a private drive with access onto Chillicothe Road. Trask Lane has a 60-ft right-of-way width extending 410 feet to a temporary cul-de-sac with a pavement diameter of 90-ft. The applicant is advised the cul-de-sac on Trask Lane is required to have a pavement diameter of 100-ft. The plan indicates a 60-ft. temporary easement over the cul-desac which will be removed on the extension of Trask Lane. A 10’ x 60’ strip of land behind the culde-sac is proposed to be owned by Maureen Osborne. The City Engineer is recommending this strip of land at the end of Trask Lane be eliminated to allow for the future extension of the road. Concrete sidewalks with a width of five (5)-ft. are located on both sides of the right-of-way but not around the cul-de-sac. Sidewalks are required to extend around the cul-de-sac. The Administration is requesting that the applicant provide a preliminary site layout of the future development of the property to the west of Trask Lane with proposed timeline for development. It may be appropriate to develop the Trask Lane cul-de-sac as a permanent cul-de-sac depending on the proposed timeline for future development of the property to the west which is not in common ownership. A proposed eight (8)-ft. mound is proposed to be installed on the Maureen Osborne property west of the Trask Lane cul-de-sac. Pratt Court has a 60-ft. right of way width extending 186-ft to a permanent cul-de-sac with a diameter of 120-ft. and pavement width of 100-ft. An island is located in the center of the cul-de-sac and if it is planted with grass and landscaping a note should be included on the plat that the owners surrounding the cul-de-sac are responsible for the maintenance of the grass and landscaping in the tree lawn island. Concrete sidewalks with a width of five (5)-ft. are located on both sides of the right and will extend around the cul-de-sac. The existing pavement type in Reedhurst Subdivision No. 1 is asphalt pavement with concrete curbs. The Administration is recommending the developer match the pavement type. The results of the trip generation study do not indicate traffic impacts significant enough to warrant a traffic impact study. An existing barn is located on sublot 26 and the plan indicates the lot will be owned by the Osborne Maureen Trustee until such time as a decision is made on the barn. The Administration has no objections with the location of the barn so long as the ownership of sublot 26 shall remains in the same ownership of parcel # 16-A-026-0-00-048-0 (Maureen Osborne Trust) and the sublot is not offered for sale until the disposition of the existing barn is made. An existing detention basin is located on the rear of sublots 17, 18, 19 and 20 and was platted with Reedhurst Farms Subdivision No. 1. The City Engineer has commented that the proposed local service drainage easements over Sublots #17, 18, 19, 20, 21, 22, 25 and 26 should be shown as City areawide drainage easements as roadway drainage is dependent upon the storm system through these sublots. The applicant is advised to evaluate if there is an existing drainage easement to the north of sublot 17 that will permit drainage through the Wayside Lakes Subdivision. Calculations for drainage and detention are required for review and approval by the City. Stipulations Preliminary Subidivison: 1. The applicant shall provide written confirmation as to the disposition of each of the City Engineer's comments and shall be included as parts of any final subdivision application. 2. The pavement type shall be asphalt with concrete curbs matching Reedhurst Farms No 1 pavement construction.
3. The ownership of sublot 26 shall remain in the same ownership of parcel # 16-A-026-0-00-048-0 (Maureen Osborne Trust) and not offered for sale until the disposition of the existing barn is made. Exhibits: Site Plan, GIS Map
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