Cobblestone Park - Medina County Department of Planning Services

Planning Commission
Preliminary Plan
Cobblestone Park Subdivision
Montville Township
App. No.:
Meeting:
Applicant:
Engineer:
Zoning:
05-2015-PP
March 4, 2015
Cobblestone Park Development
Group, LLC
TGC Engineering
Cobblestone Park PND
Site Area:
Open Space:
Utilities:
School Dist.:
Sublots:
Reviewer:
37.58 acres
18.10 acres
Central water & sewer
Medina City
45
Susan Hirsch
EXECUTIVE SUMMARY
Revise the Preliminary Plan to complete the remaining sublots within Cobblestone Park
Subdivision. The revised Preliminary Plan indicates a reduction in the number of sublots,
minor changes to the roadway configuration, and increase open space acreage.
Staff Recommendation: APPROVAL WITH MODIFICATIONS
ADJACENT ZONING/LAND USE
North
East
South
West
Cobblestone Park - PND
Cobblestone Park - PND
R-R Residential
Arbor Park at Cobblestone –
PND and R-R Residential
Single-family detached homes
Single-family detached homes
Single-family detached homes along Poe Rd.
Undeveloped – proposed cluster homes, and
Single-family detached homes along Poe Rd.
Proposal:
The subject site is located in the
southwest portion of the Cobblestone Park PND
in Montville Township. Cobblestone park is
located on the east side of Wooster Pike (SR 3)
between Sharon Copley Road and Poe Road.
This revised Preliminary Plan amends what was
previously referred to “Phase, 3C”, from 47 to 45
sublots and replaces the Granite Circle cul-de-sac
with an “eye-brow” on Stonyridge Drive. This
revision to the Preliminary Plan is a result of
wetlands in the northern portion of this phase,
south of Cobblestone Drive. With the reduction
in the number of sublots, the area of Open Space
Block “A” is increased from 2.71 acres to 3.96
acres and the total open space is increased from
16.40 acres to 18.10 acres.
Access: Access to the Cobblestone Park subdivision is from Poe Road on the south, Highland
Park Drive on the north and Wooster Pike Road (S.R.3) on the west. Access to Phases 4 and 5 of
Phase 3C is via Stonyridge Drive from Cobblestone Drive and via Ridgestone way from
Cobblefield Drive.
Cobblestone Park Subdivision, Preliminary Plan
Site Conditions: The site is rolling with
moderate slopes. Wetlands exist in the north
central and southwestern portions of the site.
History: The Planning Commission originally
approved the Preliminary Plan for the
Cobblestone Park subdivision in February of
2004 and it has been revised many times since;
the Preliminary Plan was most recently
administratively approved in October of 2013
when the last two remaining phases of the
subdivision (Phase 3A and 3B) were further
divided to include an additional phase (3C).
The most recently approved plat, Phase 3A,
was approved in July of 2014, and the
Preliminary Plan and Replat for Arbors at
Cobblestone Park were approved February 4,
2015. A detailed timeline is shown to the right.
Agency Comments: Italicized text indicates
quotations from submitting agency comments.
Subdivision Stage
Phase
Concept Plan
Preliminary Plan
Rev. Preliminary Plan
Rev. Preliminary Plan
Final Plat
1A
Final Plat
1B
Replat
1A
Rev. Preliminary Plan
Final Plat
2A
Final Plat
2B
Preliminary Plan Ext
Preliminary Plan
3A&3B
Rev. Preliminary Plan
(admin. approval)
3C
Final Plat
3A
Preliminary Plan Arbors at Cobblestone
Replat - Arbors at
Cobblestone
9
Approval
Date
Dec. 2003
Feb 2004
April 2004
May 2004
May 2004
Jan 2005
Feb. 2006
March 2006
March 2006
March 2006
March 2008
April 2013
Oct. 2013
July 2014
Feb. 2015
Montville Township Service Director, Chris
Feb. 2015
Kosman, 2/27/2015.

Stoney Ridge cul-de-sac needs to be removed and made into a gradual curve or open
larger curve to avoid snow placement issues, parking and pass through problems.

Ridge Stone extension cul-de-sac needs to be more symmetrical to the road entering in
the center. Roadway can be moved to the south to center the enterance into cul-de-sac
for ease of engineering.

Sublot 406 and 407 will receive most of the snow from the cul-de-sac and future
driveway placement needs to be taken into consideration.
Montville Township Zoning Inspector, Paul Jeffers, 2/18/2015. Cobblestone Phase 4 came
before our Zoning Commission on Feb. 11th and has been tabled to March 11th for clarification
on property storm management location and comments from the county agencies along with the
County Planning Commission comments.
Tax Maps, Beth Mika, 2/19/2015. CONDITIONAL APPROVAL
1.
Stoneyridge Drive has been added to the reserved street name list.
2.
All of the following comments are in regard to the final plat that will be submitted to the
Tax Map Dept.:
a.
Sublot numbers 239 thru 241 and 256 thru 270 have, as of yet, not been platted in
any phase.
b.
Are you intending to keep the numbering system as shown, whereas Phase 4
sublots are in the 400 block, and Phase 5 sublots are in the 500 block. This
deviates from the previous phases. Please contact Tax Maps to discuss.
Medina County Planning Commission
Page 2 of 4
March 4, 2015
Cobblestone Park Subdivision, Preliminary Plan
c.
Blocks A & B will have to be relabeled, most likely to Blocks LL & MM.
Medina County Highway Engineer, Andy Conrad, 2/13/2015. CONDITIONAL APPROVAL
1.
Label existing gas line and easement. Provide owners contact info.
2.
Show existing contours.
3.
Storm sewer easements are to be a minimum of 20’ wide.
4.
Provide adjacent property information for the parcels to the west.
5.
Label street names and right-of-way widths.
6.
The proposed street is to be 25’ from back-of-curb to back-of-curb. It is labeled as
24’[under Site Information].
7.
Do not provide dedicated parking in the public right-of-way.
8.
Clarify the circles centered in sublot 423.
ODOT, Jared Feller, 2/17/2015. ODOT does not have any objections to the preliminary plan for
Phases 4 and 5 of the Cobblestone Park Subdivision.
Medina County Sanitary Engineer, Jeremy Sinko, 2/11/2015. Detailed engineering plans at
the time of construction must meet the current rules and regulations for water and sanitary
sewers per the Sanitary Engineers Office.
Medina County Health Department, Steve Mazak, 2/12/2015. Since this subdivision will be
serviced by sanitary sewer and public water, our office has no further comments.
Soil and Water Conservation District, Jim Deiter, 2/17/2015.
regarding Cobblestone Subdivision.
I do not have any comments
Staff Comments:
1.
2.
3.
4.
Except for the following, the Preliminary Plan is substantially similar to the currently
approved Preliminary Plan for Phase 3C:

The number of sublots is reduced from 47 to 45.

The Granite Circle cul-de-sac is replaced with an “eye-brow” on Stonyridge
Drive. This revision to the Preliminary Plan is a result of wetlands in the northern
portion of this phase, south of Cobblestone Drive.

The area of Open Space Block “A” is increased from 2.71 acres to 3.96 acres

The total open space is increased from 16.40 acres to 18.10 acres.
The existing approved Preliminary Plan (approved in October of 2013) refers to the
subject area as Phase 3C. Because this area has not been previously platted, it will
become the next consecutive phases, Phases 4 and 5.
Phase 3B must be included in the Preliminary Plan since it has not been platted, and the
subdivision summary data will need to be updated. Also, the location map must be
revised to include Phase 3B.
Open Space Block “B” includes an area that was included in Block “S” of Cobblestone
Park Subdivision Phase 1B. Open Space Block “B” must be redrawn excluding that area
and the acreage figures recalculated. It must also be relabeled consistent with platted
Blocks.
Medina County Planning Commission
Page 3 of 4
March 4, 2015
Cobblestone Park Subdivision, Preliminary Plan
5.
6.
7.
8.
9.
10.
11.
12.
Sublots should be renumbered consecutively starting from the last Final Plat.
Although the zoning for this Preliminary Plan is incorrectly indicated as R-1 under the
Zoning Information, it is zoned Planned Neighborhood Development District (PND). The
PND permits detached single-family dwellings, detached cluster single-family dwellings
and attached single-family dwellings provided that not more than four such dwellings
shall be attached in any single building. Area for open space and recreational shall not be
less than 30% of the total land area of the PND. The Preliminary Plan, as submitted,
appears to meet the requirements of the PND.
Cul-de-sac islands must be shown as open space blocks.
Section 570.3C.3. of the Montville Township Zoning Resolution establishes a 25 foot
setback from all Ohio EPA Category 1 Wetlands and a 75 foot setback from all Ohio
EPA Category 2 Wetlands. Sublots 510-512, 517, 518, and 409-412 appear to be
impacted by the wetlands and/or the required wetlands setbacks. Deeds for these sublots
should include a reference to the existence of the wetlands/wetlands setbacks and the fact
that the area is not to be disturbed.
The applicant must provide correspondence with the United States Army Corp of
Engineers (USACE) per Section 404 C. 2. c. 18
Indicate 2 foot contours per Section 404 C. 2. b. 5
Add cover sheet showing the complete Cobblestone Park Subdivision and indicating the
location of the phases included in this Preliminary Plan.
The “Covenants and Restrictions” for the Homeowner’s Association has been reviewed
and approved by the Medina County Prosecutor’s Office. Any revisions to the original
HOA documents must be submitted for transmittal to the Township and Prosecutor’s
Office for review and approval.
Staff Recommendation: Staff recommends APPROVAL WITH MODIFICATIONS of the
Preliminary Plan for the Cobblestone Park Subdivision. Prior to Final Plat submittal, applicant
must submit three copies of a corrected Preliminary Plan indicating the following:
1.
Satisfy the Tax Map and Highway Engineer comments listed above.
2.
Revise Open Space Block “B” and correct acreage calculations. Both Open Space Block
“A” and “B” must be relabeled consistent with platted Blocks.
3.
Sublots should be renumbered consecutively starting from the last Final Plat.
4
Indicate cul-de-sac islands as Blocks.
5.
Include Phase 3B in the Preliminary Plan, and revise summary data and location map
accordingly.
6.
Deeds for any sublots containing wetlands or wetland setbacks should include a reference
to the existence of the wetlands/wetlands setbacks and the fact that the area is not to be
disturbed.
7.
Provide correspondence with the United States Army Corp of Engineers (USACE).
8.
Indicate 2 foot contours.
9.
Add cover sheet showing the complete Cobblestone Park Subdivision and indicating the
location of the phases included in this Preliminary Plan.
10.
Any revision to the original HOA documents must be submitted for transmittal to the
Township and Prosecutor’s Office for review and approval.
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Medina County Planning Commission
Page 4 of 4
March 4, 2015
RIVERROC
K WAY
SILVERSTONE
L A NE
HO
NE Y ST O
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LE
SHALE COURT
HEARTHSTONE WAY
RIDGESTONE WAY
BROWNSTONE LANE
Phase 5
PEBBLE COURT
RC
RIVE
BROWNSTONE LANE
CI
C OBBLE STONE PARK D
Phase 4
BB
CO
IELD
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Phase 3B
COBBLEFIELD DRIVE
DRIVE
POE ROAD
Visit us on the web at www.planning.co.medina.oh.us
Cobblestone Park
Rev. Preliminary Plan
App. 005-2015-PP
Montville Township
Phase 3B
POE ROAD
Meeting Date: 3/4/2015
Zoning: Cobblestone Park PND
Area: 37.58 acres
Sublots: 45
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