PATA History Pages

New Donley Development in Violet Twp, see the plan and analysis

Donley Proposes More Homes

This new Donley Homes Development is proposed for approximately 138 acres at the Southeast corner of SR 204 and Milnor Rd. in Northeast Violet Township. The current R-1 and R-2 zoning would allow appoximately 188 units of single family housing given allowances for roads and natural obstacles according to the Fairfield County Regional Planning Staff. The Donley proposal is for 205 units in a planned development district, an increase of 17 homes over existing zoning. The Regional Planning staff recommended CONDITIONAL APPROVAL of the plan after significant changes are made to the plan to meet Fairfield County Subdivision Regulations and compliance with the requirements of the Violet Township Zoning code. As of February 8, 2001, Donley has not presented a plan including these changes and apparently intends to present the original plan without the changes to the Violet Township Zoning Board on February 14, 2001 at 7:30 p.m. at the Township Hall. If the hearing is postponed by Donley's request to work on this plan, we will notify citizens on this site. More information on the plan can be obtained from Kelly Sarko, Violet Township Zoning inspector, at the Township Hall, contact her via email at zoning_inspector@violet.oh.us

Below is the Fairfield County Regional Planning Staff's analysis and recommendations for changes to the plan.

Regional Planning Suggests Many Changes

AGENDA ITEM 5a

Violet Township Zoning Map Amendment

APPLICANT: Shawn Lanning, John Donley - Meadowmoore Subdivision

LOCATION AND DESCRIPTION: The property is 138.6 acres located on the south side of Blacklick-Eastem Road (State Route 204) in Section 22, Township 16, and Range 20 of Violet Township.

EXISTING ZONING- R-1 (20,000 S.F minimum lot size) Single Family Residential
R-2 (30,000 S.F. minimum lot size) Single Family Residential


EXISTING LAND USE: Agriculture, Church

PROPOSED ZONING: PD Planned Development

The purpose of the planned residential district is to promote progressive and orderly development that maximizes the choice of living environments through increased density, preservation of existing natural topography, and increased efficiency of development due to shorter streets and utility lines.

PROPOSED USE: 205 Single Family Units

The proposed subdivision would also include 17.2 acres of open space, which represents 12.4% of the property.

ADJACENT ZONING and current land use
NORTH:
OR- I (Original Rules Residential) R- I (Single Family Residential) current use, Single Family Residential, Church

EAST: OR- I (Original Rules Residential) R- I (Single Family Residential),current use, Single Family Residential

WEST: OR-2 (Original Rules Residential),current use,Single Family Residential

SOUTH: R-2 (Single Family Residential),current use Single Family Residential



Land Use, Environmental, and Regulatory Issues


1. The property is proposed to contain 205 single-family homes on 138.6 acres for a net density of 1.48 units per acre. Approximately one fifth of the site is currently zoned R-1, which would permit a gross density of 2.18 units per acre. The remaining property is zoned R-2, permitting a gross density of 1.4S units per acre. Allowing 15% of the site acreage for the provision of road right-of-ways, lot configurations, and natural obstacles, the development would support approximately 51 units in the area zoned R- I and approximately 137 units in the area zoned R- 2. The net density under current zoning for the property would be approximately 1.36 units per acre or 188 units.

2. The property is not located within a Federal Emergency Management Agency (FEN4A) designated flood hazard area.

3. An existing church, the Unity East Church, is located on the property near the western edge of the subdivision. Milnor Road Baptist Church is located between the proposed subdivision and State Route 204 to the north.

4. The Violet Township Development Plan (1998) proposes that this area be used for single family residential development at a density of 2 units per acre.

5. The Fairfield County Land Use and Development Plan (I 978) proposes that the site be used for rural residential development.
6. The property contains six soil types, which range from being well suited for building to poorly suited for construction of buildings. There are four relatively small areas containing Pewamo soil, which is rated as poorly suited for buildings. A large portion of the site is covered by Bennington silt loam (BeA, BeB) soils, which are rated poorly suited for buildings. The western portion and mid portion of the property is covered by Cardington silt loam (CaB, CaC2) soils, which are rated as suitable for buildings. The western edge of the lake contains Udorthents (Ud) soils, which are excavated and fill materials.

7. The Ground Water Pollution Potential Map of Fairfield County (1996) indicates that the property has a Relative Pollution Potential rating of 89 to 134, which indicates a low to moderate vulnerability. Pollution potential is greatest along the two major stream corridors running along the western edge of the property and through the middle of the property.

8. A lake is located along the southern boundary of the property and covers approximately 8.8 acres. A portion of the lake is located on the two properties adjoining the proposed development.

Utility and Services Issues

Central water and sanitary sewer services can be provided by Fairfield County Utilities.

2. Fire and emergency services are provided by the Violet Township Fire Department. Estimated response time to this site is less dm three minutes.

Transportation and Access Issues

1. State Route 204 and Milnor Road are designated as "Minor Collectors" by the Fairfield County Functional Classification Map (June, 1997). "Minor Collector" roads service local roads and small communities and are generally used for intracounty travel.

SUBDIVISION REGULATIONS COMMITTEE RECOMMENDATION: Approval of the proposed zoning to PD Planned
Development subject to the following conditions:

1. The major stream corridors running along lots I through 16 and lots 38 through 52, should be placed within dedicated open space areas and a list of restrictions provided to ensure that they are properly maintained. These perennial stream corridors must be left undisturbed to ensure that their performance in filtering stormwater, storing floodwaters, preventing soil erosion, and providing habitat is not impaired. Per the Violet Township Development Plan (1998) new development is to promote the creation of an interconnected park system that includes preserved open space areas and greenways.

2. The detention area around lots 75 and 76 should be placed within a dedicated open space area.

3. Maintenance of the lake and its associated structures needs to be addressed. The applicant should clarify how the lake will be used to ensure that conflicts between adjoining property owners are avoided. There is also concem about the ability of the developer to control the future use and maintenance of the lake since the dam and associated structures are not located within the subdivision.




4. The No Build Zone around the edge of the lake should correspond with the dam elevation.

5. The difference between the pre and post runoff conditions must be controlled at each outlet

6. Meadowmoore Place exceeds the maximum length of 600 feet for cul-de-sacs. Twin Circle Terrace also appears to exceed the maximum lei-igth permitted for a cul-de-sac. Sight distance for any proposed connection to Milnor Road will need to be verified.

7. A landscape feature should be placed at the rear of lots 200 through 205 along Meadowmoore Drive.

8. A stub street to the south of the subdivision should be provided near the location of lots 141 and 142.

9. All delineated wetlands will need to be shown on the development plan in order to provide for appropriate buffers. The area near the southern end of Twin Circle Terrace contains primarily Pewamo and Bennington soils. These soils are rated as being poorly suited for buildings.

10. Lots 136 and 137 will need to be adjusted since they do not show the correct 75 foot buffer between the building area and the adjoining R- I District.

11. Lot 135 should be adjusted to create a more usable lot that does not have the No Bad Zone running across the front of the lot.

12. Meeting the requirements of the Fairfield County Subdivision Regulations and addressing requirements of the County Engineer, County Sanitary Engineer, and the Soil and Water Conservation District.