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Planning Commission's report follows this section of the PCD ordinance:
A.05 REPORT TO COUNCIL.
Within 60 days after an application has been filed with the Clerk of Council, the Planning Commission shall evaluate the application and reports issued by the City Engineer, City Planner (or Planning Consultant) and Law Director and issue its own report to City Council. The report of the Planning Commission shall include a finding either that the application complies with the design standards and criteria prescribed by this Zoning Code for a PCD District or a finding of any failure of such compliance and a recommendation that the application be approved, disapproved or modified. If, in any such evaluation, the Planning Commission finds that any standard or criteria prescribed by this Zoning Code is inapplicable because of unusual conditions of the development area or the nature and quality of the proposed design, it may recommend to Council that an adjustment in such standards or criteria be made, provided, however, that such adjustment will not be in conflict with the promotion of the public health and safety and the general welfare of the City.
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To: North Ridgeville City Council
North Ridgeville Board of Zoning & Building Appeals
From: Office of the Clerk of Council
Subject: Planning Commission Regular Meeting of January 11, 2000
Date: January 12, 2000
Following is a complete list of applicants that appeared at the January 11, 2000 Planning
Commission meeting. Planning Commission's recommendations are noted after each applicant.
Also, for information purposes, attached are copies of the application and department head
comments that were noted at the meeting.
T 117-99, as submitted by Council, William and Paula Schiely of 26760 Skyline Drive, Olmsted Township, request rezoning at 33734 Bagley Road from R-1 to 1-2 for PCD office, PP# 07-00-0ll-102-009. (Postponed from meeting of December 14, 1999 at applicant's request.)
Applicant William Schiely and Jack M. Sanfilippo, Executive Vice president of R. J. Wohl Co., 24960 Center Ridge Rd., Suite 300, Westlake, were present and requested that this application be withdrawn. It was moved and unanimously approved that the application be withdrawn.
Planned Community Development application for preliminary plan approval of plan
development area as submitted by Matt Rosner, Pine Ridge Estates, LLC, 1402 East Schaaf
Road, Cleveland and owned by Alfred and Jean Porkolab and Porkolab Family Trust #2,
Alan B. Porkolab Trustee, 8303 Marigold Lane, Maineville, Ohio 45039; Helen Barnard,
45380 Telegraph Road, Elyria; Mary Joan Junglas, 4901 Case Road; Elenore Sowders, 9160
Leavitt Road, Elyria; Sally Defibaugh, 8885 Bender Road; and for rezoning approximately
200 acres between Case Road and Stoney Ridge Road bordering the City of Avon.
(Postponed from meeting of December 14, 1999 at applicant's request.)
The application was approved with name change from Pine Ridge Estates to Kingston Place contingent upon satisfaction of the written comments by the City Engineer and Plans Examiner and approved for rezoning from R-l to Planned Community Development and same is recommended to Council.
Maurice Shave, 33488 Liberty Parkway, Owner; Western Reserve Business Park
Development, Ltd., same address, Applicant; requests rezoning from R-1 to B-3 at 6200 Lear
Nagle Road, Permanent Parcel Numbers 50-07-00-008-116-012 and -014, as submitted by
Council.
The application was approved and same is recommended to Council.
Jaycox Development Corp., 12506 Edgewater Drive, Suite 20, Lakewood, William R. Heidelhoff, President, request rezoning from R- Permanent Parcel Number 07-00-019-000-012, as submitted by Council.
The application was disapproved and same is recommended to Council.
It is also noted that the Planning Commission held election of officers for 2000 which are as follows:
Ron Schwachenwald, Chairman
Bob Olesen, Vice Chairman
Paul Butkowski, Liaison to Board of Zoning and Building Appeals
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THE FOLLOWING REPORTS WERE ATTACHED TO THE PLANNING COMMISSION REPORT. THE CITY PLANNER'S REPORT WAS ALSO ATTACHED AND CAN BE FOUND ON ITS OWN PAGE.
ENGINEER'S PRELIMINARY COMMENTS TO PLANNING COMMISSION DATED JANUARY 5, 2000:
* Development name should be changed to Kingston Place per developer's request. (The name "Pine Ridge" was already used.)
* I concurr with Traf-Pro's recommendation that a 3-phase traffic signal be added at the intersection of Stoney Ridge Rd. and Center Ridge Rd. A left turn lane should also be added at end of Phase I.
* The watermain must either be looped from Case Rd. to Stoney Ridge Rd. or connected into the proposed RLCWA transmission main when no more than 50 homes have been constructed. While the watermain along Case Rd. was improved in 1998, it cannot support a significant development without a loop.
* Storm water detention is required per ordinance.
* The sanitary sewer along the north-south road shall be 36" dia. at approx. 0.10% slope.
* Use Case Rd. for construction access, Stoney Ridge Rd. will probably be paved this year (2000).
* The road surface of Case Rd. is in poor condition - financial assistance from the developer for the repaving of Case Rd. would benefit the developer in the sale of their homes and the city. While this is not mandatory perhaps from a legal standpoint, it is something the city would like to negotiate.
* The current Master Plan shows the extension of Mills Rd. from Stoney Ridge Rd. to Case Rd. This plan will accomplish that with two exceptions: 1) The intersection of the proposed road at Stoney Ridge Rd. does not line up with Mills Rd. (this reminds me of the situation at the intersection of North and South Lear Nagle and Center Ridge Rd.)
2) The "T" intersection will impede the flow of traffic. (The "T" intersection is located within area "A.")
* The watermain must be looped from Case Rd. to Stoney Ridge prior to the construction of the homes. While the watermain along Case Rd. was improved in 1998, it cannot support this size development without a loop. The watermain on Stoney Ridge Rd. is in similar condition. A connection to the proposed RLCWA transmission main is also a viable option.
MEMO FROM GUY M. FURSDON, CHIEF BUILDING OFFICIAL DATED NOVEMBER 4, 1999:
1. Total density for this project would allow 655 units. Plans show 245 cluster units and 121 single family dwellings, totaling 366 units, leaving 289 additional units to be incorporated in the eastern section.
2. show calculations for open space and average single family dwelling front setbacks.
3. Planning Commission must determine extent of sidewalk requirements.
4. Has copy of covenants, easements, etc. been submitted to Law Director?
5. Has ownership of common area been determined?
6. The 10 acres proposed to be neighborhood business shall be rezoned by City Council. Application for rezoning should be applied for before construction of businesses.
RECOMMENDATIONS BY CHIEF RICHARD E. MILLER dated November 3, 1999:
1. Connect water line between Case Rd. and Stoney Ridge Rd. as per recommendations of the city engineer to obtain the required fire flow as per ISO (Insurance Service Office).
2. Hydrant placement to be in accordance with Ordinance 3409-99.
3. Streets and cul-de-sacs to comply with Section B of Ordinance 3404-99.
4. For safety reasons it would be advantageous to the residents of the proposed development to have a second means of ingress and egress from Stoney Ridge Rd. Respnse time to this subdivision as platted, under normal circumstances, will result in travel time of approximately 7 minutes from Fire Stateion No. 1.
ADDITIONAL COMMENTS dated January 5, 2000:
The Fire Dept. strongly recommends that the entrance off Stoney Ridge Rd. be constructed as soon as reasonably possible to facilitate access for emergency vehicles. Response time to any structures off Case Rd. would be increased causing valuable time loss in the event of a fire or medical emergency. Pleas note Fire Dept. prior recommendations from the november meeting.
MEMO FROM TONI MORGAN, ASST. LAW DIRECTOR dated JANUARY 11, 2000:
The Planning Commission shall issue a report to Council stating that the PCD either complies or fails to comply with the PCD ordinance requirements (Section A.05). The report should include any modifications recommended by the Planning Commission.
Where approval is contingent upon comments from any City department, those comments should be made part of the Planning Commission
s report to Council.
Chapter B.06 (3) requires that prior to PCD approval the developer shall submit legal instruments describing the care and maintenance of common open spaces and recreation facilities. A letter from Richard Rosner indicates that one Association will have responsibility for such areas. Establishment of neighborhood or sub-associations, as proposed in Mr. Rosner's letter, may not impair any requirement of Section B.06 3, 4, a, b, c, or 5. Complete legal instruments must be submitted to the Legal Department prior to final PCD approval.
It is noted that the only remaining recreation area with a facility contains no indication as to which phase it is to be included within. Is it the intention of the developer to install the recreation facility? Is it possible that no recreation area for the use of residents will be developed at all? when will that area be developed?
MEMORANDUM REGARDING TRAFFIC STUDY:
TO: File 3l2l.01 DATE: January 07, 2000
FROM: Jamal A. Adhami
FILE LOC: 3121.01
RE: Traffic Impact Study - Kingston Place, North Ridgeville, Ohio
I have reviewed the Traffic Impact Study dated December 1999 received on January 6, 2000, pertaining to the above referenced development.
My comments/observations are as follows:
1. On Page 17, the trips generated by the proposed development should be higher than what is shown in the table. The trip generations contained in the report are only based on the average rate for each land use. Calculating the trip generations using the regression equation for some of these land uses results in significantly higher numbers of trips generated during the morning peak, evening peak and on an average weekday. The following table summarizes the revised trip generations.
Table: Trip Generation
Land Use Description Unit Trip Generations
Code AM Peak PM Peak
Enter Exit Total Enter Exit Total
231 Cluster Home 501 Units 134 400 534 409 309 718
85 251 336 235 180 415
210 Single Family Home 118 Units 23 69 92 80 45 125
22 66 88 77 42 119
435 Multi-Purpose Rec. Fac. 2 Locations 10 8 18 26 26 52
10 8 18 26 26 52
820 Shopping Center 50000 SF 65 41 106 190 206 396
32 20 52 90 97 187
820 Shopping Center 20000 SF 37 24 61 104 113 217
13 8 21 36 39 75
Totals Revised 269 542 811 809 699 1508
Traff-Pro Report 162 353 515 464 384 848
Note: Numbers in Italic font represent the numbers as shown in the Traft-Pro report.
2. On Figure 5, page 19, the distribution of trips is not very clear. Also, the percentages shown for the trip distribution at several locations do not match (add-up) with the adjacent numbers. To clarify things the percentage on each roadway section between the intersections should be indicated. Also the distribution should be carried to the limits of the study area shown in the figure.
3. On Figure 6, page 20, the generated trips shown in the figure do not match with the percentages shown in FigureS. For example, at the access point for the development on Case Road, according to Figure 5 the traffic exiting at this location should be 49% of the total traffic exiting during the peak hour. However, the trips shown in Figure 6 exiting at this location only make up about 36.5% of the total trips exiting during the peak hour (141 out of 384). Also there are several numbers shown in the figure that do not match with the numbers shown at the adjacent intersections. Figure 6 shows an additional driveway on Stoney Ridge Road, which is not shown in Figure 5. Since the actual trips shown in Figure 6 are based on the percentages indicated in Figure 5, the two figures should be identical.
4. The Future traffic used in the report only accounts for the traffic that will be generated by the proposed site. The area surrounding the proposed site has very high potential for future growth. Therefore the future trips should also take into account in the forecasted traffic. The existing cbunts should be adjusted by applying an annual growth rate. The decision regarding value of the annual growth rate factor and the year for t he projected traffic should be made after discussions with the City Engineer.
5. The site plan for the proposed development shows the access roads from the residential areas on either side of the main local collector road intersecting at an off-set. These access roads for the residential areas should be aligned to eliminate the offset forming four-legged intersections.
6. The site plans for the proposed development show the driveway to the proposed neighborhood business area on Stoney Ridge Road located about 200 feet south of the Mills Road intersection. According to the State of Ohio Access Management Policy, the driveway should be relocated to measure at-least 325 feet from Mills Road intersection.
The results of the analyses shown in the report prepared by Traff-Pro uses significantly less trips as compared to the revised trips shown in the table, that will be generated during the evening peak hour. According to the report the proposed site will generate a total of 848 trips during the evening peak period as compared to 1508 indicated by the revised calculations. Since this number is significantly higher than what was used in
(End of information given to me.)
LETTER TO MR. ROBERT IZER, PULTE HOMES OF OHIO CORP. FROM MARTIN P WARGO, BIOLOGIST:ist
SUBJECT: Department of the Army Application No. 1999-02870(0)
This is in reference to the wetland delineation report submitted for approval on your behalf by HzW Environmental Consultants. Inc. The subject property is located at 4901 Case Road in the City of North Ridgevi1le, Lorain County. Ohio.
There currently exists as approved wet1and delineation report for this property which was verified on May 13, 1999. This de1ineation is valid for a period of five (5) years and will expire on May 13, 2004. After this date, a new delineation will need to bee submitted for approval. I have enclosed a copy of the verified delineation map for your records.
A total of 1.86 acres of jurisdictional area was identified which includes approximately 350 lineal feet of stream. If you propose to do work in any of these jurisdictional areas at a later time, please refer to the enclosed delineation map in your Department of the Army permit application.
A copy of this 1etter has forwarded to. Ms. Cindy Paschke.
If you have any questions pertaining to this matter please contact me at (716) 879-4116, by writing to the following address: U.S. Army Corps of Engineers1 1776 Niagara Street1 Buffalo, New York l4207-3l9 or by e-mail at Martin.P.Wargo@usace.army.mil
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