By: Burgess & Niple, Inc. For: Deerfield Township Trustees Purpose: Kingswood Site Development Preliminary Site Evaluation Report March 23, 2015 This report will review the critical site issues that will affect the design, construction, and development of the Kingswood Site. The site is located North of Irwin-Simpson Road; East of Duke Boulevard; South of Socialville-Foster Road and West of IR71 in Deerfield Township, Warren County, Ohio. Zoning The Kingswood site is zoned General Business (G-B). The property just north of the site and south of Socialville-Foster Road is zoned Residential Single Family (R-SF) and the property just west of the site is zoned Light Manufacturing PUD (L-M PUD). It is the purpose of the G-B General Business District to provide for the wide variety of needs of both convenience goods and the more common and often recurring shopping trips for goods, and personal and household services. The location and nature of commercial activity is intended to serve the greater community and/or region. Issues: No issues. Flood Zone The site is not located in a 100 year Flood Boundary. Issues: No Issues. Utilities Storm Sewer The project area is not part of a closed drainage storm sewer system. The storm sewers along Duke Boulevard to the west of the site drain to small creeks and swales that cross through the site to culverts crossing under IR71. 1
New storm sewers will need to follow Warren County Stormwater District Regulations. This will include a requirement for storm water detention and water quality. The water quality standards and requirements are regulated under NPDES Phase 2 permits by the Ohio EPA. A stormwater management plan may be required by the Warren County Engineer. There are three storm sewer culverts leaving the site. The storm water is directed to the existing IR71 drainage ditches and culverts. Erosion and Sediment Control requirements during construction will be approved by the Warren County Soil and Water Conservation District. The link to the stormwater requirements is http://www.wceo.us/pages/stormwater- District.html Issues: Mitigating and incorporating the existing ponds into the site development and stormwater management. Sanitary Sewer Sanitary Sewer Service will be provided by Warren County Water & Sewer Department for this area. Sanitary Sewer is available along Duke Boulevard from 8153 to 8460 (8 ) and from 4240 Irwin-Simpson (15 ) westwardly. All developed properties on Duke Boulevard have sanitary service. The homes along Socialville-Foster Road and the golf course do not have sanitary service. The Sanitary Sewer on Duke Boulevard flows to the south parallel to the west property line of the site. The invert elevation of the existing manhole near 8293 Duke Boulevard is 863.20. The sewer slopes at 0.80% and has an invert elevation of 853 at 8450 Duke Boulevard (near the cell tower). The Kingswood Site has the capability of connecting to the sanitary sewer using a gravity sewer system. There are two connection locations. The first location is Duke Boulevard. Buildings located within 300 to 400 feet of Duke Boulevard should be able to connect by gravity with a service line constructed at 2% grade. This is based on the first floor elevation of the building. The second connection location is a manhole located on the East side of IR71. The connection will require constructing a sanitary sewer under IR71 using Bore and Jacking methods. The new sanitary sewer would connect into existing manhole near 3978 Irwin-Simpson Road. The invert at the manhole is 826.52. The connection should be able to service a majority of the site. The northeastern corner of the site may not be able to be served due to the road profile. 2
Building and sanitary sewer trunk main placement throughout the development can maximize the coverage area. Area that cannot be served by gravity would require a lift station. Currently, lift stations are not being accepted by the County Commissioners. Any lift station constructed on the site would need to be private. The property just north of the Kingswood site has no sanitary sewer connection capability on Socialville-Foster Road. Sewer connections would most likely need to be through the Kingswood Site. Issues: Site design and building placement are important factors in sewer connectivity. Improvements may be required to the Simpson Creek Lift Station (public lift station) due to the increased flow from this development. Electric Electric lines are located on Duke Boulevard, Irwin-Simpson Road, and Socialville- Foster Road. The lines on Duke Boulevard are underground and the existing lines on Irwin-Simpson Road and Socialville-Foster Road are overhead. An abandoned underground service is located with the Kingswood Site serving the old pump house. The circuit running along Socialville Foster between Duke Boulevard and I-71, the circuit along Duke Boulevard, and the circuit running along Irwin Simpson Rd between Duke Boulevard have 3-phase available with a primary voltage of 7.2/12.47kV. These circuits have equipment installed to allow for other circuits to feed the area in the event of an outage. Link to Redbook (Electric Service Manual): http://www.duke energy.com/ohio/contractor/electric service manual.asp Issues: No Issues Gas High pressure gas mains are located on Duke Boulevard and Socialville-Foster Road. Both of the gas mains are dead end lines. The gas main on Socialville-Foster Road turns north at Golden Meadow Drive. The existing gas mains are 4 diameter pipes. The high pressure mains have a maximum pressure of 60 psig. To develop local redundancy in this area the gas mains for both roads would be required to be extended and loop developed utilizing the new Innovation Way extension between Duke Boulevard and Socialville-Foster Road. Link to Yellowbook (Gas Installers Manual): 3
http://www.duke energy.com/ohio/contractor/gas installers manual.asp Issues: To create redundancy of gas service, the gas main would need to be extended from both Socialville-Foster Road and Duke Boulevard and the redundancy is only local. Telephone Cincinnati Bell Telephone is the provider in this area. Connection for telephone service is available on all adjacent roadways. The proximity of the site to Duke Boulevard and Irwin-Simpson Road will provide diversity of service. To increase access to the telephone service, new telephone lines can be installed on Innovation Way between Duke Boulevard and Socialville-Foster Road. Issues: No issues Water Water Service will be provided by Warren County Water & Sewer Department for this area. Water is available on Duke Boulevard (12 ), Irwin Simpson (12 ), and Socialville- Foster Road (16 ). We have a flow test at 8481 Duke Boulevard indicating 105 PSI Static, 95 PSI Residual, 1400 GPM. Based on fire flow calculations, the flow at 20 PSI is approximately 4400 GPM Issues: No issues Easement Restrictions Duke Energy Duke Energy has existing underground and overhead utility service facilities located with the project area. The facilities are private services and not transmission lines. Issues: There is no easement restriction related to new development. Public Right of Way The properties the border Irwin-Simpson Road and Socialville-Foster Road extend to the centerline of the public right of way of the adjacent roadway. 4
Issues: The will be construction restrictions within the public right of way. Kingswood Site Tract Split There was a Tract Split Plat recorded on April 17, 2009 that created a tract of land to be used for public purposes in the future if the Kingswood Site was sold to a developer. Deerfield Township owns both tracts. Prior to development, the tracts will need be consolidated and revised to incorporate the future bikeway easements and the Innovation Way Extension. Issues: The tract split will not impact the development of the site. Fire Department Requirements The Deerfield Township Fire Department was contacted to determine the general requirements for fire protection for this site. Based on a Type 2 constructed building with a 54,000 to 63,000 square foot building, the Fire Department will need a fire flow of 3500 gpm. The maximum fire flow is calculated at 20 psi Fire hydrants spacing should be 400 feet maximum. The diameter of any proposed cul-de-sac must be at least 96 feet. All Fire lanes must be 20 feet wide. The link to the Ohio Fire Code is http://codes.ohio.gov/oac/1301:7-7 Issues: No Issues Site Topography Major features of the site are the ponds, lake and drainage swales. The site slopes from Duke Boulevard to IR71. The elevations range from elevation 875 at Duke Boulevard to elevation 835 at IR71. The site was graded for use as a golf course. The existing grades range from an average of 5% in the fairway sections to 13% and greater in wooded or transition areas located throughout the site. The existing grades allow for the site to be mowed except for the area on the east side of the existing lake. The existing lake feature will most likely need to remain. There are three (3) drainage basins that flow through the site and drain to drainage structures crossing under IR71. Drainage basin 1 is bounded by Duke Boulevard; Irwin- Simpson Road; and IR71. The drainage basin flows to an existing 48 culvert located in ODOT right of way. Drainage basin 2 is bounded by Duke Boulevard and IR71. The drainage basin includes the ponds and lake and flows to an existing 6 diameter culvert 5
located in ODOT right of way. A proposed 6 diameter culvert will be constructed under Innovation Way Extension. Drainage basin 3 consists of the northern portion of the Kingswood Site and the properties located on the south side of Socialville-Foster Road. The drainage basin flows to the IR71 right of way and enters the ODOT ditch system prior to crossing the Interstate north of Socialville-Foster Road. The future road improvement Innovation Way Extension is designed to match the current topography. This creates a low area on the north side of drainage basin 2 that will affect design of the gravity sanitary sewer systems in that area. Future land use and grading will need to take this into consideration. Issues: 1. Site development will need to incorporate the existing drainage features including the lake. 2. Building placement will need to take advantage of the existing slopes within the site and understand the relationship to the placement with gravity sewers Environmental Major features of the site are the ponds, lake and drainage swales. The drainage swales and ponds through drainage basin 2 have not been maintained and are developing the characteristics of wetlands. The development of this part of the site will need to mitigate the wetlands or incorporate them into the development. There are numerous ponds located within drainage Basin 3. They are not located in the Kingswood Site. Future development north of the Kingswood Site will need to mitigate the ponds or incorporate the ponds into the development. Removal of the ponds will require addressing and mitigating any wetland issues as well as addressing the soft soils due soil saturation and organic matter deposits at the bottom of the ponds. The location of this major feature should not affect overall development of the site. Construction of roads and parking features in this area will be affected. These areas can be used to meet some detention and water quality requirements for site development approval. Issues: 1. Site development will need to incorporate the existing drainage features including the lake. 2. Environmental assessments will need to be made prior to disturbing the site. 6
Contacts 3. Geotechnical exploration of the site will be necessary to determine if soft soils exist in development areas. The geotechnical report will provide the necessary remediation for any subsurface issues. Deerfield Township Township Administrator: Bill Becker (513-701-6958) Assistant Administrator: Lois McKnight (513-701-6958) Deerfield Township Fire Rescue Fire Inspector: Captain Dennis Waldbillig (513-678-9297) Warren County Water & Sewer Department Sanitary Sewer Assistant Sanitary Engineer: Chirs Wojnicz (513-695-1646) Water Assistant Sanitary Engineer: Chirs Wojnicz (513-695-1646) Warren County Engineer Storm Water Regulations County Engineer: Neil Tunison (513-695-3301) Warren County Soil and Water Conservation District Storm Water Management Requirements (513-695-1337) Duke Energy Electric: Ashley Washabaugh (513-287-1107) Gas: Ashley Washabaugh (513-287-1107) Cincinnati Bell Telephone Conduit Engineering: Carlos Osores (513-566-4159) 7
Attachments Exhibit No. 1 Exhibit No. 2 Exhibit No. 3 Exhibit No. 4 Exhibit No. 5 Exhibit No. 6 Zoning Map Sanitary Sewer Plan Easement Plan Tract Split Plat Site Topography Plan Environmental Plan 8