Cider Mill Village - TownNews...Cider Mill Village (CMV) is proposed as a premiere residential community planned to complement Lyon Township’s goal of creating a walkable community

Conceptual PD Review Submittal Package

Cider Mill Village

Applicant:

Pinnacle Homes by M/I Homes October 25, 2018

Cider Mill Village | Conceptual PD Submittal Review Package

Table of Contents

1. APPLICATION

2. PROJECT OVERVIEW

3. FUTURE LAND USE PLAN RELATIONSHIP

4. NATURAL FEATURES ANALYSIS

5. TRAFFIC IMPACT ANALYSIS

6. FISCAL IMPACT STUDY

7. DEVELOPER DOCUMENTATION


Section 1: Application

Planned Development Application Page 1 of 4 April 17, 2014

File #: ____________

Date Submitted: ____________

CHARTER TOWNSHIP OF LYON APPLICATION FOR AMENDMENT TO THE ZONING ORDINANCE

TO CREATE A PLANNED DEVELOPMENT DISTRICT

NOTICE TO APPLICANT: Applications to amend the Zoning Ordinance must be submitted to the Township in substantially complete form at least twenty-one (21) days prior to the Planning Commission’s meeting at which the proposal will be considered. The application must be accompanied by the application data requirements specified in the Zoning Ordinance, including fully dimensioned site plans, plus the required review fees. Regular meetings of the Planning Commission are held on the second and fourth Mondays of the month at 7:00 p.m. Regular meetings of the Township Board are held on the first Monday of the month at 7:00 p.m. All meetings are held at the Lyon Township Hall, 58000 Grand River Avenue, New Hudson, Michigan, 48165. Phone number: 248-437-2240. Fax number: 248-437-2336.

I (We), the undersigned, do hereby respectfully request consideration of our Planned Development application and provide the following information to assist in the review:

PD Name: ______________________________________________________________

Applicant: ______________________________________________________________

Mailing Address: ______________________________________________________________

______________________________________________________________

Telephone: ____________________________ Fax: ____________________________

Email: ______________________________________________________________

Property Owner(s) (if different from Applicant): ________________________________________

Mailing Address: ______________________________________________________________

______________________________________________________________

Telephone: ____________________________ Fax: ____________________________

Email: ______________________________________________________________

Applicant’s Legal Interest in Property: _______________________________________________

LOCATION OF PROPERTY:

Street Address: __________________________________________________________

Sidwell Number: __________________________________________________________

Cider Mill Village (Erwin Orchards)

Pinnacle Homes (by M/I Homes) Attn: Nikki Jeffries

1668 S. Telegraph, Suite 200

Bloomfield Hills, MI, 48302

(248) 892-0889

[email protected]

61475 Silver Lake Road

South Lyon, MI 48178

Developer

61475 Silver Lake Road, South Lyon, MI 48178

21-05-300-002, 21-05-300-003, 21-06-451-003, 21-06-451-004, ,21-06-476-001, 21-07-100-006, 21-07-200-035, 21-08-100-004


PROPERTY DESCRIPTION:

If all or part is a recorded plat, provide lot numbers and subdivision name. If all or part is a condominium, provide unit numbers and condominium name. If all or part of the property is not part of a recorded plat (i.e., “acreage parcel”), provide metes and bounds description. Attach separate sheets, if necessary.

_______________________________________________________________________

_______________________________________________________________________

Property Size (Acres): ______________________ (Square Feet): ______________________

Existing Zoning: _______________________________________________________________

Present Use of Property: ________________________________________________________

_____________________________________________________________________________

Proposed Use of Property (specify number of acres to be allocated to each use): ____________

_____________________________________________________________________________

_____________________________________________________________________________

_____________________________________________________________________________

Residential Development: No. of Single Family Detached Units: ________ No. of Attached Units: ________

Non-Residential Development:

Description of Use Land Area (Sq. Ft.) Floor Area (Sq. Ft.)

Retail

Office

Industrial

Other

State reasons why Planned Development zoning is needed or being proposed: ____________

_____________________________________________________________________________

_____________________________________________________________________________

PROFESSIONALS WHO PREPARED PLANS:

A. Name: ____________________________________________________________

Mailing Address: ____________________________________________________________ ____________________________________________________________

Telephone: ____________________________ Fax: __________________________

Email: ____________________________________________________________

Design Responsibility (engineer, surveyor, architect, etc): ____________________________

Attached

264.4 (+/-)

R-1.0

Orchard/Commercial Agriculture

Mixed-Use Residential Community and Village Center

299280

Local Retail Use 5.3 acres

Office of Municipal Use 14.7 acres

Village Center / Recreation Center / Apple Orchard 22.8 acres

The proposed development provides a unique village central mixed-use development incorporating the existing apple orchard, providing for empty-

nester housing implementing improvements to area road deficiencies for the Township that would not be consistent with the existing zoning.

Atwell, LLC (Attn: Matthew Bush)

311 N. Main Street

Ann Arbor, MI 48104

(734)887-2719

[email protected]

Engineer & Surveyor


B. Name: ____________________________________________________________

Mailing Address: ____________________________________________________________ ____________________________________________________________

Telephone: ____________________________ Fax: __________________________

Email: ____________________________________________________________

Design Responsibility: _______________________________________________________

C. Name: ____________________________________________________________

Mailing Address: ____________________________________________________________ ____________________________________________________________

Telephone: ____________________________ Fax: __________________________

Email: ____________________________________________________________

Design Responsibility: _______________________________________________________

SUBMIT THE FOLLOWING:

1. Six (6) individually folded copies of the site plans, measuring 24” x 36”, sealed by a registered architect, engineer, landscape architect, or community planner, plus six (6) copies of other required documentation.

2. A PDF file of the site plan.

3. A written description of the proposed use with an explanation of how approval of the Planned Development will produce exceptional benefits for the community.

4. Proof of property ownership (title insurance policy or registered deed with County stamp).

5. Review comments or approval received from county, state, or federal agencies that have jurisdiction over the project, including, but not limited, to:

Road Commission for Oakland County Oakland County Water Resources Commission

Oakland County Health Division Mich. Dept. of Natural Resources & Environment

Michigan Department of Transportation Michigan Department of Environmental Quality

PLEASE NOTE: The applicant, or a designated representative, MUST BE PRESENT at all scheduled meetings, or the case may be tabled due to lack of representation.

Failure to provide true and accurate information on this application shall provide sufficient grounds to deny approval of a Planned Development application or to revoke any permits granted subsequent to the site plan approval.

RVi Planning, Inc.

712 Congress Avenue, Suite 300

Austin, Texas 78701

512.492.3967 512.480.0617

[email protected]

Land Planner


Section 2: Project Overview


Site Development Narrative Cider Mill Village (CMV) is proposed as a premiere residential community planned to complement Lyon Township’s goal of creating a walkable community for its residents while preserving the legacy of the existing Erwin Orchard business. The Cider Mill Village community is proposed on approximately 265 acres of the Erwin Orchard parcel and other adjacent land, and will front approximately 3,400 feet of Silver Lake Road west of the intersection with Pontiac Trail. The site currently contains agricultural land uses and the Erwin Orchard business operations. The project is bordered to the south and east by residential communities and to the north and west by agricultural and civic land uses.

The objective of the master plan layout is to create a residentially-oriented community of mixed density housing options focused on a “Village Center” that will preserve the existing Erwin Orchard Cider Mill as its core. Areas for recreation have been located throughout the community, including a central activity lawn in the Village Center, pocket parks, ponds, and a site-wide hike and bike trail of approximately 4+ miles in length intended to provide pedestrian connectivity for the entire community. Approximately 16 acres wetland area north of Silver Lake Road and east of the relocated Kent Lake Road have been designated a preservation area and will remain undeveloped, with the exception of a storm water quality basin. To facilitate a direct link to I-96 to the north, Kent Lake Road is proposed to be realigned to tie-in directly to the intersection of Pontiac Trail and Silver Lake Road. The overall Cider Mill Village development intends to maintain approximately 129 acres of open space, which includes both active and passive open space areas, along with storm water quality management systems. A detailed summary of each CMV community proposed land use is as follows:

Village Center: Approximately 7.5 acres of land is designated for the Village Center, a future mixed-use development focused on the existing Erwin Orchard Cider Mill store. The center will include local retail, restaurants and outdoor dining areas, a farmer’s market, community buildings, a community garden, and a variety of parks and outdoor activity spaces. Additional retail is proposed for the northeast corner of Silver Lake Road and the relocated Kent Lake Road. The Village Center is located centrally in the development on the southern edge of Silver Lake Road. All required parking will be surface parking accommodated within the Village Center. Agricultural: Approximately 12 acres of existing apple orchards, located west of the existing cider mill, will be preserved and operated with the existing rehabilitated orchard store. Office or Municipal Use: Office and/or municipal use is proposed for the 14.7-acre tract north of the retail site at the northeast corner of Silver Lake Road and Kent Lake Road. All required parking will be surface parking accommodated within the parcel. The buildings will have a low-profile residential character to them.


Residential: A majority of the site will be developed as a residential community of mixed density and housing styles, totaling 579 units. The lower density residential uses will include 299 units, comprised of single-family traditional, single-family estate, active-adult single-family, and active-adult villa units. The higher density residential will include 280 units of townhomes and apartments, all of which are proposed for the area north of Silver Lake Road. Silver Lake Road will serve as a transitional element providing a logical point of separation between higher-density and lower-density residential. The residential community will benefit from the development of a 3+ acre HOA-managed Recreation Center for the use of the CMV residents.

Unit counts for the proposed residential uses are as follows:

Single Family Residential: 82 lots (70’ x 120’) Estate Residential: 71 lots (90’ x 150’) Active Adult Residential: 54 lots (60’ x 120’) Active Adult Villa: 92 units Townhomes: 88 units Village Flats: 192 units

579 units Public Benefits Preservation of the existing Erwin Orchard & Cider Mill operation

To honor the 100-year legacy of Erwin Orchards as part of this community, approximately 12 acres of the existing apple farm will be preserved as a central feature of the CMV development. The existing retail store will be rehabilitated and a store operator will be put in place to run the orchard and cider mill operations into the future. The rehabilitated store and orchard property will be part of the cider mill operator property as part of the development proposal.

Relocation & Realignment of Kent Lake Road The current Kent Lake Road and Pontiac Trail roadway alignment is an off-set intersection, and has long functioned as a traffic concern for Lyon Township and its residents. Notably, this roadway is the only full north-south roadway in the Township and provides a critical interface between I-96 (just 3000’ to the north) and the City of South Lyon to the south. The Lyon Township Master Plan identifies this intersection as a traffic concern, and further offers “density bonus” opportunities for developer-provided support for correcting the infrastructure concerns. That said, the Cider Mill Village development is proposing to relocate approximately 1,400 linear feet of Kent Lake Road, and realign the significant intersection off-set that currently exists. The relocation of Kent Lake Road will impact land on all sides of the roadway and require approximately three (3) acres of property to be donated as part of the roadway project. Additionally,


the existing Kent Lake Road right-of-way includes a large public water main, which will be preserved and maintained in the future.

Provide Village Center

The existing Erwin Orchard farm contains multiple existing buildings. The proposed Village Center has been laid out around these structures to take some advantage of their existing character and to integrate them into the overall Village Center. Three (3) existing buildings will be rehabilitated and made available at favorable lease rates to support community functions (dance studios, community organizations, farmers markets, etc). If programmed successfully, with the rehabilitated existing buildings and additional new retail operations (brewery/restaurant and/or café), the Village Core will be a very special place in Lyon Township for decades to come.

Provide Municipal Building property

As part of the Cider Mill Village development, we have allocated approximately 14.7 acres for low-rise office facilities and/or municipal uses, just north and east of the intersection of Pontiac Trail & Silver Lake Roads. One building pad area will be graded and donated for a future municipal use by the Township or, if approved by the Township, by another government entity (e.g., post office, branch library, community center)

Provide Township Ladder Truck funding

As part of the development, significant infrastructure and residential units will be developed along the vital Township corridor of Pontiac Trail. As such, the CMV development is prepared to contribute substantial funding for the specific use of purchasing a ladder truck for the greater Lyon community. As the Lyon Township community has grown, the significant home sizes and infrastructure needs for a large ladder truck has become apparent by township residents and governing officials. The funding mechanism for the public safety vehicle will be determined along with the development build-out schedule.


Utility Services Sanitary Sewer

The CMV development is proposing to collect all the sanitary sewer through a public gravity main system, along the proposed roadway network, into a pump station facility (2 total). The pump stations will direct all sewerage to the north along Kent Lake Road to the existing sanitary sewer system. The development has already escrowed funds with the Township to have the existing system analyzed for capacity confirmation downstream. Notably, the Erwin properties (in part), generally north of the village core area, have contributed to the West Grand River Sanitary Sewer SAD, for a total of 121 taps. Additional taps to support the proposed CMV development will be required. Proposed sanitary sewer for the subject property shall connect to the existing sanitary infrastructure located at the pump station north along Kent Lake Road (PS#1). The onsite system is proposed to utilize gravity sewer and two pump stations with force main to direct flow to PS#1 as indicated on the enclosed conceptual plans.

Water Main Watermain exists along Pontiac Trail and Kent Lake Road. A connection is proposed from the subject parcel to this existing 16” watermain running along Kent Lake Road and Pontiac Trail. Proposed 8” watermain within the development will be looped for each phase as necessary.

Storm Water Drainage

South of Silver Lake Road and Pontiac Trail, ridgelines cross the existing property such that they coincide with the proposed development and optimally require stormwater basins to be strategically located near the site perimeter. The stormwater basins will either outlet to public roads or to existing low areas currently discharging flow from the property. Downstream conditions and existing soils may offer the opportunity to incorporate retention facilities in certain locations to infiltrate stormwater runoff into the ground. North of Silver Lake Road and Pontiac Trail, the subject property drains to the north naturally into an existing wetland system. The proposed development is intended to follow the same pattern with a system that will include proposed detention ponds with forebays that will outlet to the wetland area.


Proposed Housing Types

Refer to the enclosed Conceptual PD plans for further details on the proposed housing options, including:

Single Family - Traditional and Estate products

Active Adult - Villa (Traditional) and Retreat (Cluster) products Townhome - Two-story townhome product Village Flats - Two-story attached product Development Schedule The economy and other influencing factors will ultimately dictate the development timing. The Developer’s goal is to initiate construction in 2021 with an estimated 2-year entitlement timeframe. The developer estimates a 5-year buildout with an estimated buildout achieved at the year 2026.


Section 3: Future Land Use Analysis


Future Land Use Cider Mill Village is proposing to build 579 total residential units, in addition to new local retail, restaurant and office uses. The proposed development is not a traditional subdivision proposal that is generally found within the Township, and the merits of the proposal will have to be evaluated as such. That said, we have presented a Conceptual Planned Development (PD) packet for the village community. As part of the submittal, we have prepared a “parallel plan”, as a requested part of the PD submittal policy. The parallel plan shows that 195 residential units could be developed under the current zoning for the property. The current zoning is R-1.0 and allows for 1 acre (43,560 sf) lots. The Master Plan amendment of 2015 indicates that the property is master planned for residential uses, with a density consistent with Single Family Residential A, which provides for densities up to 1.25 dwelling units (DU)/acre. The Master Plan, dated December 2015, goes on to say;

Upon studying the northwest corner of the Township, the Planning Commission found that, like the Ten Mile Road corridor, it faces the constraints of high traffic volumes on an inadequate 2-lane road system. The transportation difficulties are compounded by the offset of Kent Lake Road and Pontiac Trail, so a contiguous route to I-96 is lacking. Based on these considerations, the Planning Commission concluded it would be prudent to designate the undeveloped lands as Single Family A, recognizing that re-evaluation of this designation may be in order if solutions to the road inadequacies were implemented. Single Family Residential B development could be considered for housing designed for empty-nesters, recognizing the lower traffic volumes generated by such housing.

Importantly, the Cider Mill Village development is providing for age-targeted or “empty nester” housing and also proposing to re-align the roadway system of Kent Lake Road & Pontiac Trail to provide for a continuous north-south roadway corridor. The Master Plan designation for Single Family Residential B provides for densities greater than 1.25 DU/acre but less than 2.0 DU/acre. Simply doing the math, the Master Plan residential densities may allow for a total project density up to 530 units (265 acres x 2 du/ac), the Cider Mill Village proposal is requesting a density of 579 units, and some additional associated land uses (IE. retail, office), that would be an integral part of a successful village development. It is the proposed preservation and continued operation of the Erwin Orchards cider production and retail business and numerous enhancements to the unique farm community, that necessitates a variety of community and retail uses and adjacent walkable residential density that will ensure the long-term vibrancy and success of the Cider Mill Village area.


Section 4: Natural Features Analysis


Natural Features The land is currently farmed as an apple orchard with raspberries, sweet cherries and a small acreage of pumpkins. Approximately 150 acres of the site is allocated to growing apples. Therefore tree coverage over the majority of the site is from the malus species ranging in age from 15 - 40 years. The orchard contains 27 apple varieties. The remainder of the site consists of approximately three acres of sweet cherries, four acres of raspberries and five to six acres of pumpkins. The farm operation supplies apples and other related products on site through a retail outlet located on the premises. Soils on the subject property are primarily sandy loam, see summary below. The topography is gently sloping with slopes on average ranging from six to twelve percent. A high point on the site lies in the western central portion and drops off nearly fifty feet to the southernmost property line. The low areas of the property south of silver lake road all lay at the corners of the property. The portion of the parcel to the north drains from south to north toward an existing wetland system. Preliminary data for the property estimates approximately 13 acres of wetlands onsite. The wetland is bisected by wood lots and appears to be wooded in character.

Map Unit

SymbolMap Unit Name Percent of Area

10B Marlette sandy loam, 1‐6% 22.00%

10C Marlette sandy loam, 6‐12% 1.70%

10D Marlette loam, 12‐18% 0.40%

11B Capac sandy loam, 0‐4% 1.00%

13C Oshtemo‐Boyer loamy sands, 6‐12% 0.10%

13E Oshtemo‐Boyer loamy sands, 12‐40% 0.20%

15E Spinks loamy sand, 12‐35% 0.10%

18B Fox sandy loam, till plain, 2‐6% 22.60%

18C Fox sandy loam, Huron Lobe, 6‐12% 23.60%

18D Fox sandy loam, Huron Lobe, 12‐25% 6.10%

19 Sebewa loam, disintegration moraine, 0‐2% 0.00%

27 Houghton and Adrian mucks 11.40%

44B Riddles sandy loam, 1‐6% 0.10%

44C Riddles sandy loam, 6‐12% 4.70%

45B Arkport loamy fine sand, 2‐6% 0.30%

48 Gilford sandy loam, till plain, 0‐2% 0.20%

60B Urban land‐Marlette complex, 0‐8% 2.70%

67B Ormas loamy sand, 0‐6% 2.40%

W Water 0.30%


Section 5: Traffic Analysis

Memorandum

To: Nikki Jefferies, PE, M/I Homes, Land Development Manager

From: Michael J. Labadie, PE Senior Project Manager

Date: October 11, 2018

RE: Cider Mill Village, Traffic Impact Study

ROWE Professional Services Company has completed our traffic impact study related to the proposed

Cider Mill Village mixed-use development surrounding the intersections of Silver Lake Road with Kent Lake Road and Pontiac Trail, in Lyon Township, Oakland County. The current site plan (included in the

materials attached to this report) indicates a total of 240 apartments, 80 townhomes, 146 total detached

senior housing units, 153 total single-family homes, 147,000 square feet of general office space and 53,000 square feet of general retail space. This traffic impact assessment has been completed in accordance with

accepted practice, ROWE’s knowledge of the area, and experience from other studies in the area.

Traffic Counts

Turning movement traffic count were collected during the weekday AM (7 to 9 a.m.) and PM (4 to 6 p.m.)

peak periods on August 2, 2018 at the intersections of Silver Lake Road with Kent Lake Road and Pontiac Trail. The existing turning movement traffic counts are shown in Figure 2 attached to this memorandum.

Background Traffic Scenario

Historical traffic data on the SEMCOG website were referenced to determine the applicable growth rate for

the existing traffic volumes to the project build-out year in 2026. Based on this review, a background

growth rate of 0.50 percent was utilized. In addition, no background developments were identified or included in the background traffic condition.

The background traffic volumes are shown in Figure 3 attached to this memorandum.

Trip Generation

Using the information and methodologies specified in the latest version of Trip Generation (10th Edition) published by the Institute of Transportation Engineers (ITE), ROWE forecast the weekday AM and PM

peak hour trips associated with the proposed retail redevelopment. The results of the trip generation

forecasts for the proposed site are provided below in Table 1.

Nikki Jefferies, PE, M/I Homes, Land Development Manager

October 11, 2018

Page 2

Table 1: ITE Trip Generation for Proposed Cider Mill Village Development

Land Use

Land

Use

Code

Size

AM Peak Hour PM Peak Hour Week

Day In Out Total In Out Total

Single-Family

Detached Housing 210

153

units 28 85 113 96 57 153 1,538

Multifamily Housing

(Low Rise) 220

320

units 33 111 144 105 61 166 2,378

Senior Adult Housing-

Detached 251

146

units 18 36 54 40 25 65 785

General Office

Building 710

147,000

sq. ft. 142 23 165 26 138 164 1,542

Shopping Center 820 53,000

sq. ft. 31 19 50 163 177 340 3,904

TOTAL TRIPS 252 274 526 430 458 888 10,147

Shopping Center Pass-By Rate: 34% PM --- --- --- 55 60 115 ---

TOTAL NEW TRIPS 252 274 526 375 398 773 10,147

Not all the traffic generated by the proposed development will be new traffic added onto the adjacent

roadway network. As with most retail facilities, a significant amount of the site-generated traffic is

considered “pass-by” traffic. Pass-by trips are trips already present on the adjacent roadway network, which are interrupted to visit the site. Pass-by trips are accounted for by reducing the number of forecast new

trips to be added to the roadway network; however, actual driveway volumes are not reduced. Pass-by trips

are normally expressed as a percentage of trips generated by the new development. These pass-by rates are published in the Institute of Transportation Engineer’s Trip Generation Handbook, 3rd Edition (September

2017).

Trip Generation Handbook, 3rd Edition suggests a 34 percent PM peak hour pass-by rate for shopping

centers. With the application of the pass-by trip factors, the site-generated trips can be classified as “pass-

by” and “new” trips. The proposed development is expected to generate 526 total trips during the AM peak hour and 888 total trips during the PM peak hour. However, only 773 trips during the PM peak hour

will be new traffic not currently using the adjacent street network, whose primary purpose is to visit the new development.

Trip Distribution

The existing traffic volumes were used to develop a trip distribution model for the AM and PM peak hours

for traffic generated by the proposed development. The existing traffic patterns indicate the following

probable distribution for the proposed development:

AM Peak Hour PM Peak Hour

23% from and 27% to the north 26% from and 24% to the north 37% from and 30% to the south 30% from and 41% to the south

16% from and 29% to the east 29% from and 18% to the east

24% from and 14% to the west 14% from and 17% to the west

The proposed trip distribution for the site is shown in Figure 4 attached to this letter. The background

traffic volumes were combined with the site generated traffic volumes to obtain the total future traffic volumes, which are shown in Figure 5 attached to this memorandum.


October 11, 2018

Page 3

Level of Service Analysis

Level of service (LOS) analyses for existing and background (no build) conditions for the AM and PM peak hours was performed for the intersections of Silver Lake Road with Kent Lake Road and Pontiac Trail.

Under proposed conditions, Kent Lake Road is proposed to be realigned so that there is only a single

intersection for Silver Lake Road/Kent Lake Road/Pontiac Trail.

Level of service (LOS) analyses for the total future (build) conditions for the AM and PM peak hours was

performed for the realigned intersection of Silver Lake Road/Kent Lake Road/Pontiac Trail. The eight proposed site driveway intersections were also analyzed under total future conditions.

According to the most recent edition (6th Edition) of the Highway Capacity Manual, level of service is a qualitative measure describing operational conditions of a traffic stream or intersection. Level of service

ranges from A to F, with LOS A being the best. LOS D is generally considered to be acceptable. Table 2

and Table 3 present the criteria for defining the various levels of service for unsignalized and signalized intersections, respectively.

Table 2: Level of Service Criteria (Unsignalized Intersection) Level of Service Average Stopped Delay/Vehicle (seconds)

A £10

B >10 and £ 15

C >15 and £ 25

D >25 and £ 35

E >35 and £ 50

F > 50 Note: LOS “D” is considered acceptable in urban/suburban areas.

Table 3: Level of Service Criteria (Signalized Intersection) Level of Service Average Stopped Delay/Vehicle (seconds)

A £10

B > 10 and £ 20

C > 20 and £ 35

D > 35 and £ 55

E > 55 and £ 80

F > 80

Note: LOS “D” is considered acceptable in urban/suburban areas.

The results of the level of service analyses for the intersections listed above are summarized in Table 4

through Table 15.

Signalized Intersection of Silver Lake Road and Pontiac Trail

The results of the level of service analysis for the signalized intersection of Silver Lake Road and Kent

Lake Road indicate that, under existing conditions, all approaches to the intersection operate at an LOS D or better during the AM peak hour. During the PM peak hour, all approaches to the intersection operate at

an LOS C or better, except for the eastbound approach, which operates at an LOS F. The overall intersection

operates at an LOS C during the AM peak hour and at an LOS E during the PM peak hour.

With the addition of background traffic, all approaches to the intersection would operate at an LOS C or

better during both the AM and PM peak hour, except for the eastbound approach, which would operate at an LOS E during the AM peak period and at an LOS F during the PM peak period. The overall intersection


October 11, 2018

Page 4

would operate at an LOS D during the AM peak hour and would continue to operate at an LOS E during

the PM peak hour.

Under total future conditions this intersection is proposed to be combined with the intersection of Silver

Lake Road and Kent Lake Road. All approaches to the intersection would operate at an LOS D or better during the AM peak hour, and at an LOS C or better during the PM peak hour. The overall intersection

would operate at an LOS C during both the AM and PM peak hours.

The operational results for the intersection of Silver Lake Road/Kent Lake Road/Pontiac Trail are presented

in Table 4 and Table 5.

Table 4: AM Peak Hour

Level of Service Analysis for Silver Lake Road/Kent Lake Road/Pontiac Trail

Approach 2018

Existing

2026

Background

2026

Total Future1

Northbound Pontiac Trail C (25.1) C (26.2) D (35.4)

Southbound Kent Lake Road1 C (23.3)

Westbound Pontiac Trail B (14.4) B (14.9) B (15.7)

Eastbound Silver Lake Road D (49.7) E (59.5) B (17.5)

Overall Intersection C (32.9) D (37.3) C (25.2)

(XX.X) Average seconds of delay per vehicle.

1. Under total future conditions intersection is proposed to be combined with the intersection of Silver Lake

Road and Kent Lake Road, and signal operation is converted to two-phase operation without left-turn

movements.

Table 5: PM Peak Hour

Level of Service Analysis for Silver Lake Road/Kent Lake Road/Pontiac Trail

Approach 2018

Existing

2026

Background

2026

Total Future1

Northbound Pontiac Trail C (27.9) C (29.2) C (33.1)

Southbound Kent Lake Road1 C (22.0)

Westbound Pontiac Trail B (17.2) B (18.2) B (15.1)

Eastbound Silver Lake Road F (152.4) F (176.2) B (17.7)

Overall Intersection E (69.4) E (78.6) C (23.4)


1. Under total future conditions intersection is proposed to be combined with the intersection of Silver Lake

Road and Kent Lake Road, and signal operation is converted to two-phase operation without left-turn

movements.

Unsignalized Intersection of Silver Lake Road and Kent Lake Road

The results of the level of service analysis for the unsignalized intersection of Silver Lake Road and Kent

Lake Road indicate that, under existing conditions, all approaches to the intersection operate at an LOS A during the AM peak hour, except for the southbound approach, which operates at an LOS F. During the

PM peak hour, the eastbound and westbound approaches operate at an LOS A, the northbound approach

operates at an LOS C, and the southbound approach operates at an LOS F.

The intersection would continue to operate in a similar manner to existing conditions with the addition of

background traffic.

Under total future conditions, this intersection is proposed to be realigned and combined with the

intersection of Silver Lake Road and Pontiac Trail.


October 11, 2018

Page 5

The operational results for the intersection of Silver Lake Road and Kent Lake Road are presented in Table 6 and Table 7.

Table 6: AM Peak Hour

Level of Service Analysis for Silver Lake Road and Kent Lake Road

Approach 2018

Existing

2026

Background

2026

Total Future1

Westbound Silver Lake Road A (0.0) A (0.0)

Eastbound Silver Lake Road A (1.3) A (1.3)

Northbound Orchard Driveway A (0.0) A (0.0)

Southbound Kent Lake Road F (55.5) F (73.5)


1. Under total future conditions intersection is proposed to be realigned and combined with the intersection

of Silver Lake Road and Pontiac Trail.

Table 7: PM Peak Hour

Level of Service Analysis for Silver Lake Road and Kent Lake Road

Approach 2018

Existing

2026

Background

2026

Total Future1



Northbound Orchard Driveway C (18.4) C (19.4)

Southbound Kent Lake Road F (184.6) F (235.4)


1. Under total future conditions intersection is proposed to be realigned and combined with the intersection

of Silver Lake Road and Pontiac Trail.

Unsignalized Intersection of Silver Lake Road and the Active Adult Housing Driveway

The active adult housing site driveway will be located on the south side of Silver Lake Road approximately

¼ mile west of the current intersection of Silver Lake Road and Kent Lake Road. The results of the level of service analysis for this intersection indicate that, under future traffic conditions, the active adult housing

site driveway would operate at an LOS B during both the AM and PM peak hours. The Silver Lake Road approaches would operate at an LOS A during both peak periods.

The Road Commission for Oakland County (RCOC) requirements for left-turn by-pass lanes and right-turn deceleration lanes at driveways were evaluated for the active adult housing site driveway. The two-way

daily volume on Silver Lake Road would be approximately 12,300 vehicles per day, the peak hour left-turn

volumes would be 20, and the peak hour right-turn volume would be 16. Based on the RCOC standards, both a left-turn by-pass lane and a right-turn taper would be warranted. The RCOC requirements can be

found in the appendix materials attached to this memorandum.


October 11, 2018

Page 6

The operational results for the intersection of Silver Lake Road and the active adult housing site driveway

are presented in Table 8.

Table 8: Level of Service Analysis for

Silver Lake Road and the Active Adult Housing Site Driveway

Approach 2026

Future AM

2026

Future PM

Eastbound Silver Lake Road A ( - ) A ( - )


Northbound Active Adult Housing Site Driveway B (12.8) B (13.3)


( - ) Approach is unopposed and experiences no delay.

Unsignalized Intersection of Silver Lake Road and the Apartments’ Driveway

The apartments’ site driveway will be located on the north side of Silver Lake Road approximately at the location of the current intersection of Silver Lake Road and Kent Lake Road. The results of the level of

service analysis for this intersection indicate that, under future traffic conditions, the apartments site

driveway would operate at an LOS C during both the AM and PM peak hours. The Silver Lake Road approaches would operate at an LOS A during both peak periods.

The RCOC requirements for left-turn by-pass lanes and right-turn deceleration lanes at driveways were evaluated for the apartments site driveway. The two-way daily volume on Silver Lake Road would be

approximately 12,300 vehicles per day, the peak hour left-turn volumes would be 10 and the peak hour

right-turn volume would be 21. Based on the RCOC standards, only a right-turn taper would be warranted. The RCOC requirements can be found in the appendix materials attached to this memorandum.

The operational results for the intersection of Silver Lake Road and the apartments site driveway are presented in Table 9.


Silver Lake Road and the Apartments Site Driveway

Approach 2026

Future AM

2026

Future PM

Westbound Silver Lake Road A ( - ) A ( - )


Southbound Apartments Site Driveway C (15.8) C (17.1)



Unsignalized Intersection of Silver Lake Road and the South Townhomes’ Site Driveway The south townhomes’ site driveways will be located on the north side of Silver Lake Road approximately

500 feet west of the intersection of Silver Lake Road and Pontiac Trail. The results of the level of service

analysis for this intersection indicate that, under future traffic conditions, the northbound residential driveway would operate at an LOS B during both the AM and PM peak hours, and the southbound

townhomes site driveway would operate at an LOS C during both the AM and PM peak hours. The Silver

Lake Road approaches would operate at an LOS A during both peak periods.

The RCOC requirements for left-turn by-pass lanes and right-turn deceleration lanes at driveways were

evaluated for the south townhomes site driveway. The two-way daily volume on Silver Lake Road would be approximately 12,300 vehicles per day, the peak hour left-turn volumes would be 12 and the peak hour


October 11, 2018

Page 7

right-turn volume would be 21. Based on the RCOC standards, only a right-turn taper on the westbound

approach would be warranted. The RCOC requirements can be found in the appendix materials attached to this memorandum.

The operational results for the intersection of Silver Lake Road and the south townhomes site driveways are presented in Table 10.


Silver Lake Road and the South Townhomes Site Driveways

Approach 2026

Future AM

2026

Future PM



Northbound Residential Site Driveway B (11.4) B (10.6)

Southbound South Townhomes Site Driveway C (16.5) C (17.2)


Unsignalized Intersection of Pontiac Trail and the Retail/Office Site Driveway

The retail/office site driveway on the north side of Pontiac Trail will be located approximately 500 feet east of the intersection of Silver Lake Road and Pontiac Trail. The results of the level of service analysis for

this intersection indicate that, under future traffic conditions, the southbound retail/office site driveway

would operate at an LOS C during both the AM and PM peak hours. The Pontiac Trail approaches would operate at an LOS A during both peak periods.

The RCOC requirements for left-turn by-pass lanes and right-turn deceleration lanes at driveways were evaluated for the retail/office site driveway on Pontiac Trail. The two-way daily volume on Pontiac Trail

would be approximately 7,100 vehicles per day, the peak hour left-turn volumes would be 41 and the peak

hour right-turn volume would be 45. Based on the RCOC standards, both a left-turn by-pass lane and a right-turn taper would be warranted. The RCOC requirements can be found in the appendix materials

attached to this memorandum.

The operational results for the intersection of Pontiac Trail and the retail/office site driveway are presented

in Table 11.


Pontiac Trail and the Retail/Office Site Driveway

Approach 2026

Future AM

2026

Future PM

Westbound Pontiac Trail A ( - ) A ( - )

Eastbound Pontiac Trail A (0.6) A (0.8)

Southbound Retail/Office Site Driveway C (16.1) C (20.3)




October 11, 2018

Page 8

Unsignalized Intersection of Kent Lake Road and the North Townhomes’ Site Driveway

The north townhomes’ site driveway will be located on the south side of the realigned segment of Kent Lake Road approximately ¼ mile north of the existing intersection of Silver Lake Road and Pontiac Trail.

The results of the level of service analysis for this intersection indicate that, under future traffic conditions,

the north townhomes site driveway would operate at an LOS C during both the AM and PM peak hours. The Kent Lake Road approaches would operate at an LOS A during both peak periods.

The RCOC requirements for left-turn by-pass lanes and right-turn deceleration lanes at driveways were evaluated for the north townhomes site driveway. The two-way daily volume on Kent Lake Road would

be approximately 6,600 vehicles per day, the peak hour left-turn volumes would be 17 and the peak hour

right-turn volume would be 27. Based on the RCOC standards, neither a left-turn by-pass lane nor a right-turn taper would be warranted. The RCOC requirements can be found in the appendix materials attached

to this memorandum.

The operational results for the intersection of Kent Lake Road and the north townhomes site driveway are

presented in Table 12.


Kent Lake Road and the North Townhomes Site Driveway

Approach 2026

Future AM

2026

Future PM

Eastbound Kent Lake Road A ( - ) A ( - )

Westbound Kent Lake Road A (0.1) A (0.3)

Northbound North Townhomes Site Driveway C (17.2) C (19.2)



Unsignalized Intersection of Kent Lake Road and the Retail/Office Site Driveway

The retail/office site driveway on the west side of the realigned segment of Kent Lake Road will be located

approximately 300 feet north of the existing intersection of Silver Lake Road and Pontiac Trail. The results of the level of service analysis for this intersection indicate that, under future traffic conditions, the

retail/office site driveway would operate at an LOS C during the AM peak hour and at an LOS E during the

PM peak hour. The Kent Lake Road approaches would operate at an LOS A during both peak periods.

Although poor operation is forecast for the westbound driveway approach during the PM peak hour, a traffic

signal would not be warranted based on forecast volumes and would be located too close to the traffic signal at Silver Lake Road/Kent Lake Road/Pontiac Trail to allow for proper operation. Additionally, vehicles

would be contained to the site and not interfere with operations on Kent Lake Road, and drivers would have

the option to utilize the site driveway on Pontiac Trail to reach their destination.


evaluated for the retail/office site driveway on Kent Lake Road. The two-way daily volume on Kent Lake Road would be approximately 6,600 vehicles per day, the peak hour left-turn volumes would be 50 and the

peak hour right-turn volume would be 64. Based on the RCOC standards, both a left-turn by-pass lane and

a right-turn taper would be warranted. The RCOC requirements can be found in the appendix materials attached to this memorandum.


October 11, 2018

Page 9

The operational results for the intersection of Kent Lake Road and the retail/office site driveway are

presented in Table 13. Please note that to achieve these results, the retail/office driveway would require dedicated left and right-turn lanes.


Kent Lake Road and the Retail/Office Site Driveway

Approach 2026

Future AM

2026

Future PM

Northbound Kent Lake Road A ( - ) A ( - )

Southbound Kent Lake Road A (0.8) A (0.8)

Westbound Retail/Office Site Driveway C (16.5) E (38.3)



Unsignalized Intersection of Pontiac Trail and the North Estates’ Site Driveways The north estates’ site driveways will be located approximately 900 feet south of the existing intersection

of Silver Lake Road and Pontiac Trail. The results of the level of service analysis for this intersection

indicate that, under future traffic conditions, the eastbound and westbound residential site driveways would operate at an LOS C during the AM peak hour and at an LOS D during the PM peak hour. The Pontiac

Trail approaches would operate at an LOS A during both peak periods.


evaluated for the north estates site driveways. The two-way daily volume on Pontiac Trail would be

approximately 13,600 vehicles per day, the peak hour left-turn volumes would be 29 (northbound) and 16 (southbound), and the peak hour right-turn volumes would be 7 (northbound) and 13 (southbound). Based

on the RCOC standards, both left-turn by-pass lanes (northbound and southbound) and a right-turn taper

(southbound only) would be warranted. The RCOC requirements can be found in the appendix materials attached to this memorandum.

The operational results for the intersection of Pontiac Trail and the north estates site driveways are presented in Table 14. Please note that to achieve these results, these approaches require dedicated left-turn lanes.


Pontiac Trail and the North Estates Site Driveways

Approach 2026

Future AM

2026

Future PM

Northbound Pontiac Trail A (0.2) A (0.4)

Southbound Pontiac Trail A (0.1) A (0.2)

Eastbound Residential Site Driveway C (20.5) D (31.7)

Westbound North Estates Site Driveway C (20.1) D (34.9)


Unsignalized Intersection of Pontiac Trail and the South Estates’ Site Driveway

The south estates’ site driveway will be located approximately ½ mile south of the existing intersection of Silver Lake Road and Pontiac Trail. The results of the level of service analysis for this intersection indicate

that, under future traffic conditions, the westbound estates site driveway would operate at an LOS C during

the AM peak hour and at an LOS D during the PM peak hour. The Pontiac Trail approaches would operate at an LOS A during both peak periods.


October 11, 2018

Page 10


evaluated for the south estates site driveway on Pontiac Trail. The two-way daily volume on Pontiac Trail would be approximately 13,600 vehicles per day, the peak hour left-turn volume would be 15, and the peak

hour right-turn volume would be 8. Based on the RCOC standards, neither a left-turn by-pass lane nor a

right-turn taper would be warranted. The RCOC requirements can be found in the appendix materials attached to this memorandum.

The operational results for the intersection of Pontiac Trail and the south estates site driveway are presented in Table 15.


Pontiac Trail and the South Estates Site Driveways

Approach 2026

Future AM

2026

Future PM

Northbound Pontiac Trail A ( - ) A ( - )

Southbound Pontiac Trail A (0.1) A (0.2)

Westbound South Estates Site Driveway C (18.2) D (30.5)



Conclusions and Recommendations

The proposed Cider Mill Village mixed-use development in Lyon Township consists of a total of 240

apartments, 80 townhomes, 146 total detached senior housing units, 153 total single-family homes, 147,000

square feet of general office space and 53,000 square feet of general retail space. The proposed development will have access to Silver Lake Road via three site driveway intersections, access to Kent

Lake Road via two site driveways, and access to Pontiac Trail via two site driveway intersections.

The proposed development is forecast to generate 526 new trips during the AM peak hour (252 inbound

and 274 outbound from the site) and 773 new trips during the PM peak hour (375 inbound and 398 outbound

from the site).

An operational analysis was performed for the existing and background conditions for the signalized

intersection of Silver Lake Road and Pontiac Trail, and the unsignalized intersection of Silver Lake Road and Kent Lake Road. While the intersection of Silver Lake Road and Pontiac Trail currently and would

continue to operate acceptably under existing and background conditions for the AM and PM peak hours,

the Kent Lake Road approach to its intersection with Silver Lake Road does and would continue to operate unacceptably during both the AM and PM peak hours. Under total future conditions, Kent Lake Road is

proposed to be realigned to form the north leg of the existing intersection of Silver Lake Road and Pontiac

Trail. The realignment will provide improved traffic flow and considerable delay reduction to daily travelers on what is the principle north/south roadway in Lyon Township. Further, it is the primary route

to/from the City of South Lyon and I-96.

An operational analysis was performed for the total future conditions for the modified intersection of Silver

Lake Road/Kent Lake Road/Pontiac Trail, as well as for the eight site driveway intersections. The

operational analysis indicated that the realigned and combined intersection of Silver Lake Road/Kent Lake Road/Pontiac Trail would operate acceptably with two-phase operation during both the AM and PM peak

hours. Traffic congestion and ease of travel will be improved. The operational analysis of the proposed

site driveways indicated they all would operate acceptably during both the AM and PM peak hours, except for the retail/office site driveway onto Kent Lake Road during the PM peak hour, which would operate at

an LOS E.


October 11, 2018

Page 11

Almost all the proposed driveways for the Cider Mill Village mixed-use development would operate

acceptably with a single lane approach to either Silver Lake Road, Kent Lake Road or Pontiac Trail. Only the retail/office driveway to Kent Lake Road and the north residential driveways to Pontiac Trail are

recommended to have two-lane approaches with a dedicated left-turn lane.

Attachments

\\sem\cad\Projects\18F0030\Docs\Cider Mill Village TIS - M-I Homes rev 1 mjl.docx


Section 6: Fiscal Impact Analysis


Fiscal Analysis

Provided by Applicant under separate cover.


Section 7: Developer Documentation


Developer Statement In March 2018, Pinnacle Homes of Michigan was acquired by M/I Homes, Inc. and became their 16th division nationwide, now called Pinnacle Homes by M/I Homes. M/I Homes is a publicly traded national homebuilder headquartered in Columbus, Ohio with operations in Austin, Charlotte, Chicago, Cincinnati, Columbus, Dallas, DC, Houston, Indianapolis, Minneapolis, Orlando, Raleigh, San Antonio, Sarasota, Tampa and now metro-Detroit. It is a perfect partnership of local and national homebuilder in a growing southeast Michigan housing market. M/I Homes has been building new homes of outstanding quality for more than 40 years, Since 1976, M/I Homes has built over 100,000 homes focused on building a better home. Last year, Pinnacle Homes sold just over 200 homes and 250 homes are expected to be sold in 2018 with continued growth in the coming years. Pinnacle Homes by M/I Homes has the experience, stability and financial backing to focus on purchasing desirable property and building high quality homes for our customers throughout metro-Detroit and southeast Michigan. Prior to the acquisition by M/I Homes, Pinnacle Homes achieved remarkable success in a short period of time. Amidst a sizable downturn in the Michigan marketplace, Pinnacle opened numerous new-home communities in metro-Detroit. Now that the housing market has turned around, Pinnacle continues to open new communities in the most desirable locations throughout southeast Michigan. With strong sales and excitement galore, it's easy to see why new home buyers are flocking to Pinnacle Homes by M/I Homes when they want a quality home builder in Michigan. Experience Howard Fingeroot joined M/I Homes as president of the Detroit division. He founded Pinnacle Homes with Steve Friedman in 2005 and continues to run the day-to-day business in the M/I Homes Michigan division. Howard has overseen the development of over 80 subdivisions in southeast Michigan and vice-president John DePorre has built thousands of homes and apartments in his 25 year career. These core leaders bring a tremendous background and "best practices" from a top national builder. Howard and John combine their knowledge and expertise with a team of energetic land development, sales and construction people, each with their own 5 to 15 years in the business. Pinnacle Homes has developed and built many successful housing communities in Lyon Township including Kirkway Estates Phases 2B, 3 & 4, Legacy of Lyon, and most recently, Oak Ridge. In addition, Pinnacle Homes recently developed communities in nearby Novi, Green Oak, Commerce, Canton, and Northville Townships, including the Village at Northville mixed use development at Five Mile & Beck Roads. Pinnacle Homes by M/I Homes is very excited to bring this “village” concept to Lyon Township. At Pinnacle Homes by M/I Homes, we distinguish ourselves from the competition with a company-wide commitment to our vision of what a homebuilding company can be -- more personal. By maintaining a small and engaged staff of home builders in Michigan,


keeping in close contact with all day-to-day operations, we are able to respond quickly to each of our home buyer's particular needs. This approach provides a growing satisfaction throughout the Pinnacle building experience. Quality and Lasting Value We know that to truly take care of a homeowner requires more than an experienced and skilled staff specializing in personalized service. It requires unquestioned quality and exceptional value, the only real combination for long-term home value. This starts by ensuring quality in all that we do. From first-class building materials to meticulous attention to details, our construction standards far exceed the industry requirements. We know that a home is more than brick and mortar – more than lumber, drywall, cabinets and appliances. A home is a very special place where your life unfolds and memories are made. Our customer deserves a home that’s been built to last with unmistakable quality and thoughtful design and built by a builder that truly cares. At M/I Homes, we care. We care about quality, about design, about community, about our customer. To top it off, our extensive warranty program guarantees our homes will be enjoyed for many generations to come. That's peace of mind. We continue to focus on purchasing properties in the most desirable locations. For us, it's all about "value." We offer the best value in new-home construction through lower base prices and more standard features. Luxuries which are considered "upgrades" or "options" for most builders are included in our homes: hardwood flooring, marble surround fireplaces, vaulted ceilings, 9' first-floor ceilings, grand master baths with oversized garden tubs, and the list goes on. Able to afford their dream home, it's our customers who reap the rewards. As vice-president John DePorre says: "Just one visit to a Pinnacle Homes by M/I Homes community and you will see a very special building company, staffed by extraordinary people, committed to quality, home value and customer service." Choose Pinnacle Homes by M/I Homes. It will be our privilege to build your new home and our home builders in Michigan are standing by to help you.

Documents

Cider Mill Village - TownNews...Cider Mill Village (CMV) is proposed as a premiere residential community planned to complement Lyon Township’s goal of creating a walkable community