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Planning Commission Preliminary Plan
Liverpool Fields, Phase 3
Liverpool Township App. No. 058-2014-PP
Meeting: August 6, 2014 Applicant: Pride One Liverpool, LLC Owner: Pride One Liverpool, LLC Engineer: TGC Engineering Area: 19.9 acres
Sublots: 2 Zoning: M Limited Manufacturing & Research Utilities: Central water and sanitary sewer School Dist.: Buckeye Local Reviewer: Rob Henwood
ADJACENT ZONING/LAND USE
Direction Zoning Land Use North M Ltd. Manufacturing & Research Attached multi-family residential
East
R-1 Residential (Brunswick Hills Township) C-1 Commercial (Brunswick Hills Township)
Single-family residential homes Undeveloped wooded Gas station & retail Self storage facility South R-R Rural Residential Single-family home West M Ltd. Manufacturing & Research Single-family homes
Proposal: The applicant proposes to create two sublots; the first will contain 49 rental units and will have access to 2.9 acres of open space and the second will be used as a 9.6 acre commercial site. A retention basin is proposed on the southern portion of the residential site nearest SR
- The site is to be served by central water and sewer.
Access: Access to the site is provided by a private street which access Marks Road to the east. Secondary access to the site is provided by a through street connection to the north in Liverpool Fields Phases One and Two.
Site Conditions: The site is relatively flat and is currently in agricultural use. A stream is located along the northern boundary of the site.
EXECUTIVE SUMMARY
The site is located on the northwest corner of the intersection of Marks and Center Roads (SR
- (see location map). The applicant proposes to create two sublots, one of which will contain 49 rental units and will have access to 2.9 acres of open space and the other will be used as a 9.6 acre commercial site. The site is to be served by central water and sewer.
Recommendation: APPROVAL WITH MODIFICATIONS
Liverpool Fields Phase 3, Preliminary Plan
Medina Co. Planning Commission Page 2 of 4 August 6, 2014
Zoning: The subject property is zoned M Limited Manufacturing & Research. The property is the subject of a court settlement which permits multi-family residential uses on the property. The proposed lots are in conformance with the settlement.
Background: A previous subdivision application, Glenbrooke Crossing, was approved for this site by the Planning Commission in May of 2008; that approval expired in May of 2010.
Agency Comments: Italicized text indicates quotations from submitting agency comments.
Ohio Dept. of Transportation , Dawn Roxberry, 7/30, 2014. We do not have any comments… since Phase 3 will directly access Marks Road and open space is shown for the frontage of SR 303, which is acceptable. When the commercial lot at the corner of Marks Road and SR 303 is developed in the future, we will determine whether a traffic impact study is needed at that time based on the development proposed.
Highway Engineer , Andy Conrad, 7/28/2014. CONDITIONAL APPROVAL
_1. Should the open space area plus the developed area equal the total site area?
- The sheet index lists the Concept Plan.
- Does property ownership stop at the SR 303 ROW or extend to the centerline?_
Sanitary Engineer , Amy S. Lyon-Galvin, 7/24/2014. Our office has no objections to the … [p] lan. The lot lines and dimensions don't match the latest set of Phase 3 plans that Highway Engineer has, but I'm told they were preliminary. Only the first length of gravity sanitary sewer looks to be proposed as a public sewer within and easement to the ROW. The plans include one more length of private sanitary sewer followed by a force main with pump stations proposed for the buildings. The water looks to be private too, as they've positioned a master meter vault just outside the ROW to serve the development. As per our normal response, they'll still need to submit final plans and ultimately construct improvements that conform to the MCSE Rules and Regs.
Ohio Dept. of Transportation , Dawn Roxberry, 7/21/
Liverpool Township , Dave Boettner, 7/11/2014. Liverpool Township Trustees and Zoning recommend approval as proposed.
Columbia Gas , Russ Johnson, 7/10/2014. No facilities.
Soil and Water Conservation District , Jim Dieter, 7/9/ Proposed detention pond is part of the open space, the township will need to address the use of a detention pond as part of the open space requirement. A minimum of 15 foot buffer is recommended around the outside of the detention pond to perform any maintenance. The soil in the area is Mahoning silt loam and Ellsworth silt loam. Both soils have seasonal high water and are moderately slow permeability. Houses with basement may have limitations due to seasonal wetness. Aerial photographs indicate this field has been systematically tiled to help drainage for farm production. The tile should be routed around the constructed area and outlet at the stream. Broken tile may cause wet areas in construction areas.
Liverpool Fields Phase 3, Preliminary Plan
Medina Co. Planning Commission Page 4 of 4 August 6, 2014
parcel, or the parking area for a multi-use structure or structures.” The streets shown in the Liverpool Field Phase 3 project meet this definition.
- The previous phases of Liverpool Fields were not reviewed and approved as parts of a subdivision. As the proposed project contains private street, as defined above, the project is being reviewed as a subdivision. Additionally, the project appears to include two sublots and an open space block; further indication that the project should be reviewed and approved as a subdivision.
- Sublots and blocks must be shown clearly. The residential area and the commercial lot shall be shown as Sublots 1 and 2. The open space area containing 2.9 acres must be delineated and labelled as an open space block.
- Drive labels must be changed to private streets labels (see comment above).
- The Street E connection to Liverpool Fields Phases 1 and 2 shall be included within the subdivision boundary or provisions must be made to modify the existing Phase 2 to include the construction of the street to the property boundary. Construction of Street E must be completed both inside and outside of the subdivision concurrently.
- In total, the Liverpool Fields project (Phases 1 through 3) contain 155 dwelling units. Future additions to the project increasing the number of dwelling units may warrant an additional means of access and egress per Subdivision Regulation section 604(C)(3).
- The side yard setback must be shown on the residential property line adjacent to the commercial sublot. Buildings B and G appear to encroach into the setback. Side and/or rear setback lines also need to be shown on the commercial sublot.
Recommendation: Staff recommends the Medina County Planning Commission APPROVE WITH MODIFICATIONS the Liverpool Fields Phase 3 Preliminary Plan. The applicant must submit three copies of the corrected Preliminary Plan with the following corrections or additions:
- Provide the following required data/information on or with the Preliminary Plan: a. Include area in sublots and open space in the area summary table. b. Indicate and label sublots and open space blocks. c. Submit USACE correspondence if applicable. d. Provide a map inset indicating watershed boundaries. e. Show erosion and sediment controls. f. Provide NOI if applicable.
- Satisfy Highway Engineer’s comments above.
- Drive labels must be changed to private streets labels.
- The Street E connection to Liverpool Fields Phases 1 and 2 shall be included within the subdivision boundary or provisions must be made to modify the existing Phase 2 to include the construction of the street to the property boundary. Construction of Street E must be completed both inside and outside of the subdivision concurrently.
- Future additions to the project increasing the number of dwelling units may warrant an additional means of access and egress per Subdivision Regulation section 604(C)(3).
- Show all setback lines.
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Visit us on the web at www.planning.co.medina.oh.us
Meeting Date: 8/6/
Zoning: M Ltd. Man. & Res.
Area: 19.9 acres
Sublot/s: 2
Liverpool Fields, Ph. 3Pre. Plan & Final PlatApp. 058 & 059-2014Liverpool Township
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