Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
008-03 Ordinance
RECORD OF ORDINANCES 08-03 Dayton Legal Blank, Inc. Form No. 30043 Ordinance No. Passed ___ , 20_ AN ORDINANCE PROVIDING FOR A CHANGE IN ZONING FOR 26.374 ACRES LOCATED AT THE EAST TERMINUS OF TULLER RIDGE DRIVE, WEST OF VILLAGE PARKWAY, FROM: CC, COMMUNITY COMMERCIAL DISTRICT AND R-1, RESTRICTED SUBURBAN RESIDENTIAL DISTRICT TO: PUD, PLANNED UNIT DEVELOPMENT DISTRICT (CASE NO. 02-1352 -DUBLIN COMMONS AKA VOGEL PROPERTY). NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, ~ of the elected members concurring: Section 1. That the following described real estate (see attached map marked Exhibit "A") situated in the City of Dublin, State of Ohio, is hereby rezoned PUD, Planned Unit Development District, and shall be subject to regulations and procedures contained in Ordinance No. 21-70 (Chapter 153 of the Codified Ordinances) the City of Dublin Zoning Code and amendments thereto. Section 2. That application, Exhibit "B", including the list of contiguous and affected property owners, and the recommendations of the Planning and Zoning Commission, Exhibit "C", are all incorporated into and made an official part of this Ordinance and said real estate shall be developed and used in accordance therewith. Section 3. That this Ordinance shall take effect and be in force from and after the earliest period allowed by law. Passed this 1~.~°~ "~~ day of ` ~ , 2003. Attest: Clerk of Council Sponsor: Planning Division I hereby certify that copies of Ordinance/Resolution were posted in City of Dublin in accordance with Sec 731.25 of the Ohio Revised Code. eputy Clerk of Council, Dublin, Ohio Department of Development Division of Planning 5800 Shier-Rings Road Dublin, Ohio 43016 Phone: 614-410-4600 -Fax: 614-761-6566 CITY OF DUBLIN TO: Members of Dublin City Council FROM: Jane S. Brautigam, City Managei(~,~,~,~5, ~ ~- DATE: December 11, 2003 i INITIATED BY: Gary P. Gunderman, Assistant Planni erector ~~'~ RE: Second Reading for Rezoning Ordinance Ordinance 08-03 -Dublin Commons (a.k.a. the Vogel Property) - Case #02-1352 SUMMARY: Memo Rezoning application 02-1352 for Dublin Commons (a.k.a. the Vogel Property/Dublin Mews) was submitted in December of 2002. This application represents a change in zoning from R-1, Restricted Suburban Residential District and CC, Community Commercial District, to PUD, Planned Unit Development District. This PUD provides for the construction of a 132-unit condominium complex with 6.4 acres of openspace. The proposal also provides for the extensions of Tuller Ridge Drive and Shamrock Boulevard that meet at a new traffic circle. The Future Land Use Map within the Community Plan designates this site as "Residential -High Density" with a range of 2-5 units per acre. As proposed, the plan indicates a density of five units per acre. If this rezoning is approved, final development plan approval by the Planning and Zoning Commission is also required prior to any construction. Recommendation: Both staff and the Planning Commission recommended approval of this PUD rezoning. On October 16, 2003 the preliminary development plan for Dublin Commons received approval from the Planning Commission with eight conditions (See attached Record of Action). i R-1 I-270 CC I I N CC ~, ~~_ 02-1352 City of Dublin Dublin Mews Division of Planning Vogel Property LI I I R-1 Q i Note: Copy of application is in Section II of the P.U.D plan, attached] R-1 Interstate 270 CC CC Sp CC R-1 PCD CC R-1 CC CC CC UD PUD CC II II I CC I f----I CC CC City of Dublin Division of Planning -1 02-1352 Dublin Commons (Vogel Property) CC AEP Substation (PCD) CC Lowe's Detention Basin PUD N 0 250 50~eet PROPOSED SITE PLAN -I- -- -~-- ; ~. I 1 ~ i I 1 I I ,,~ I ' l.~ -l viler Ridge R I- - - ----- - "'- _I___ _ 1 ~ ~_ G '// '/^\\\ 8 \ P ~ i ~I C ®i J 1 - o ~- c ~ I n ~ oo ~ ~ - I I n - ~ u -- II ~1 I I \~ '~ / ~ 1 ' i zb - Is j~~! 444 a 1 1 ~ a ~ ~ I ro ose ~ ~ Ts _. le ~ •/ ~ I j ~ ~ ~ ~ Tt T3 - n Ix ~ 1 I IS i ZZ - 19 I I /Dctcntlon ~ N tJ ~ t2 tl ~ b J9 I 7) J a • ~~ n - -- ~~ o ~ 1 \\ Jnd I\;~ -_~~:-r- .-. y ~ J ~'---- --- -- -~~-ti !1 `d ~°t ~ - -~ ~ - ~ I ~ N ~ _- ~ - ~_ - - ~. ~ _ r e _____ _______ -~. rte, %~ ; _,~.`~ '.'* i l~ ~C' ~ y'~` ".- J Futxc (;onnccGOn -~ ~ ~ _ - - Vi!(ag~ Pnr,(wnslF_'xrcn ion \ to Shamrock Bivd ~ _ - _ _. - -._ ~' -___ ~-'„- - - I ~. ~ i j __ - - - __ - - _._ - .~~ ~~. r.-_--~ IN ,xa Fmk 1' - 6O 02-1352 Dublin Commons PROPOSED ROAD NETWORK ~~ o -- ~_-~ __ _ o --- - I o _- O ~ ° 0 - ---- - ---~ ~ .a-~,...~.~ ~ - ~_ ~i. ill ~ ' ~ - -- ~..,- _„ - _- ~~ ---~. _--~.._~~~~' 111 i i ;.. 1 ; ~ ~ I 8' Bikc Patll ~ - - - - ~i l 111 IRI 1131 I!~ ~ ' +~ % / /1' I1.<116 II]IIK r --_ I ~ 11Y 1411 I__+1 I++I 11 _ ~ /'•/ 11 I - _'~___ 111 13+I \\ _ _ ] I ~_ _ -________ _ _ \ _ _ .. _~_ . ~ _ ------~ .'~ - I ~\ J / -..-.-- _ _ 9] 1 11 '1'] 100 101 10+ --~ - - - ~ 4 1 I I 101 IM 10< - - _ _ ~~ \ ~ \ / ~ /~ ~~ +/~ ~II I ' I 10(.1 10]IOAI IUJ IIOI i'\ ]] \~/', -/ \ I I ~ ~ ~ ~ _ ~ ~ ~ I I it ,f.~ \ \\ / . / \\ 4 $Idewelks I ' Ilo ~ II Y~ o< Y Y, '. _ ~\ / ' / ' ' 1 LEGEND _ _ - _ I I Y+_ UI y0 YI ~'~ LT F] Rf~ - ---_ _ _ ~ I- - - I ss l s~ sn' ``\ /' / ~ \ 3 \ 1 t ~ 1- ~ Sveet Typc A - 80 R.O. R'. / ' 1 ~ .~_ I Public Divided Svecl 1 ---- ~_-,~--' G-' °~ f ~ o I sl \ Strut Type B 60 R.O. ti'. ~ _ ~'' I~ 1 ' 1 M I Pu61ic Undivided S«ce~ Parking One Si ~ ~ I - _~ 1 I >r ~ - -- ~ r I Svect Typc C - SO' RO.U'. ?~ Gnzebo ] ' ; `- / / \\ \LL_~~, ~ \ 1 3- _ ~ 1 ~ I Public Undivided Sveet, Parking One Su +' u ~ ~ ~, ~ ~ \~/ \~ i _ _ _ _ la I ~L~.~_ Svul Type D - 16' RO. W. f is ~ ~' ~ Is < i ~ _ - ~ i I Private Alley ,/ ~~-- ~ ~ / ~~~ -_-- __ ____ ,~ 111111`1 g \\/s° / ~ I ~. ~ 1 I I 1 i Existln Svccl \~j / ~ I I 'R I: L ,> r I I I I ' 1 Is I Y Retcntion'DcantSO^ \ +?II _ 11 I' „I I 1+I I ~/ Pund ___~___ - _ ~•~~. ~~~~~..~~.._ 'I. ~c----- ~ ~ ~YS~~' Il ,_ -~-~ f`--- ~. , , _- - - - -L- 02-1352 Q .~ Ib Dublin Commons s>,.I REGIONAL ROAD NETWORK -~-- I it ~~; ~ I .,~... ~ -~ 1 o i ~';%~ I ~~ ~ ~ ~ R „ ;;~, ,., -- , ~ I ~; 1 ~ i i ~__- - ~~ ,; ~ ~ : i ~ ---v~ 1 I a i .~ :1 i ~~ j ~ ; ; 1 ' ~; 1 1 / 1 ~ -_~ ; ; 1 ~~~ o~ ~ o ~ 1 a 0 o a, o 0 0 0 0~~ _- ob a~ --_B_-- p 0 O O d n ~ __-~ c L 1 ~ ~ _ _ ___ y-__ O-- 0 1 I wa -~1 ~ ~ ~ --~ 1 ~ a _ -- ' o ~, 1 _. -- -- -- -------------- ----- -- - r-----_ __ I -- v, Loge P r---- I--- __ ~ ~ ~ ~ -- I 1 1 , (-` - i t2ECE'L`E~ 1 _- i Ga v35z I i l_- i _, ~ ~ 1 I i DUBLIN COMMONS 1 Tullcr Road. Dublin, Obio Rcgional Road Nc[work ~~--~~---_- bird HOUk Collaborari~< O<tobc. 5, 1001 02-1352 Dublin Commons TULLER ROAD AREA PLAN T~,~ller Road Area Plan Existing Character: The Tuller Road area is located to the south of Tuller Road, between Sawmill Road on the east and Riverside Drive on the west. This area stretches south to SR 161. The Scioto River and Old Dublin are slightly to the west of the area. This study area is primarily flat, but there is a consid- erable slope down to the river along the western border. Consequently, there are outstanding views across the river corridor from the higher ele- vations along the slope. Additionally, this slope is visible from the opposite side of the river, including from Old Dublin. The majority of the area is developed with a mix of uses including a major retail and entertainment component, corporate headquarters (Wendy's International), hotels, office/warehouse space, and residential develop- ment. Alarge multi-family development is included with a few scattered single-family homes. Most of the uses are oriented toward the perimeter roads, and stronger internal connection and coordination are needed. The internal road network is incomplete and contains few direct links. Overall, the area lacks a sense of place and central focus. Although the area is adjacent to the river and Old Dublin, no sense of connection has been developed. Challenges: To develop a coordinated mix of office, research and development, retail and multi family residential uses while establishing a stronger sense of place and central focus. This plan should facilitate pedestrian movement between uses and enhance the approach to Old Dublin from the east. Recommendations: The recommendations below are supplemented by Map 18. Use future road improvements to create a focal point. The existing internal roads do not lead to a center for the area. There is an opportunity with the extension of Tuller Ridge Drive and Village Parkway to create a village square and an identifiable central space. The City should under- take the design study to establish the appropriate size and plan that will mesh well with the future road system. 02-1352 Dublin Commons 97 Undeveloped land on the south side of Tuller Road. AMC Theater at Dublin Village Center. • Terminate views with buildings and orient buildings to the streets. There are several locations within this area where roads `T" into other roads, often confusing one's sense of direction. Establishing memorable architecture or landscape features at these intersections would lend a sense of identity and visual orientation. Such reference points will help to unify the area. Similarly, buildings oriented to the street, and not separated from it, impart a much stronger sense of location and identity to passers-by than buildings that are distant or surrounded by parking. •Create linkages (both physical and visual) between uses. . The area is characterized by a broad mixture of uses within relatively easy walking distance of each other. Untii very recently, this area was expected to develop as an entirely commercial area. New and infill development should be designed. to facilitate pedestrian movement. Some of the existing areas need to be retrofitted with. additional pedestrian linkages, especially linking to expanded residential areas. • Minimize the number of rear elevations that front onto significant streets. New development should face the street. Some existing uses face the street, while others have rear elevations located along a street. This allows no relation- ship between the uses. While efforts have been made to screen these rear service areas, the landscaping and berming treatments create totally inactive areas along the street. Service areas need to be internalized. • Create. internal relationships among buildings where relationships to the street are not feasible. Where service areas are adjacent to street edges, new development should be reoriented. Internal courtyards or other amenity spaces should be developed. around which buildings can be located. • Create a hierarchy of open spaces that ultimately connects to the river. Efforts should be made to maximize public views and con- nections to the Scioto River. New development, adjacent to the river and Riverside Drive, should include broad open spaces that respond to the river and connect to existing open and park space internal to the 7Uller Road area. Large set- backs should be provided for developments which front onto Riverside Drive. The City's park plan includes a coordinated park on both sides of the Scioto River. This also will reinforce the connection between this area and Old Dublin. • Capitalize on the river terrace and associated views. The land on the east side of Riverside Drive has one of the most commanding views in the City. The view captures the full tree-lined river valley and Old Dublin on the opposite river bank. Development on sloped land adjacent to the river should locate buildings so that views to the river valley are maximized. Conversely, consideration should be given to how buildings and development are viewed from across the river and from Riverside Drive. Public views to the river valley should be incorporated into development plans. 98 land use e~PmP^• 02-1352 Spectrum Commerce Center on the north side of Tuller Road. ~ I o b ~ I ~' o ~ i ~ ~ ~ ~ ~ o y B `n' ~ to 3 c ~ 5 0 °' t _ O `" " ~ ~ 5 c ~ ~ ~ ~ ~ ~ ~ ~ H ~ ~. 5 ~~ ~ a ~. ~ ~ y y y V 1~ °e9~p^Z n~ o ,3 ,^~,~ b o~ ;~~ ~~~ ~~~ ?~~R~2s asss~~~ s~~~~~ oS~~~~ "o°x; ~~_ a~~~A~ ~'~°~SE. ~~v~$~ ~ G ~C z_ Z xr~ 9-~ oz°, zK e ® e e o 0 0© ® o o © o° G~ ~ O °' m d 'b 7y ~ cn ~ G °' m ~ ~ ~ n a~ 5'o y 'ti h~ ~ °' ° ~' ~~ 7. ~ c ~ ~ in ^ cn fD ~ ° ~"K' ~° ° m ° ' 5 °' ~ a q C wm~ a ~;ap ~ y w a ~ G °~ ~ a ~ ,~ ~ p, ~ ~ ow v ~ ~ nco.. 2'~„~p`ti° ~ ~ ~ pO°7 ~ ~ ~ ' ~~~'~2~ ~ ~ ~ ~ a N~O~ ~ p 0. ~ ~~ y Q• ~ ~ ~ ~~~ a c~ ~ ~_ ~ 2~~,~00° a c ^d 'r ° ~'"5 ~~ ~ ~' w ~ a ~ 02-1352 Dublin Commons PLANNING AND ZONING COMMISSION RECORD OF ACTION OCTOBER 16, 2003 CITY OF DUBLI\,~ Division of Planning 5800 Shier-Rings Road ublin, Ohio 43016-1236 ~,, Phone/TDD:614-410-4600 Fax: 614-161-6566 Web Site: www.dublin.oh.us The Planning and Zoning Commission took the following action at this meeting: 5. Rezoning 02-1352 -Dublin Commons (a.k.a. the Vogel Property) Location: 26.374 acres located at the east terminus of Tuller Ridge Drive, immediately west of Village Parkway. Existing Zoning: R-1, Restricted Suburban Residential District and CC, Community Commercial District. Request: Review and approval of a preliminary development plan (rezoning) under the PUD, Planned Unit Development District provisions of Section 153.056. Proposed Use: A residential development including 66, two-unit townhouses (132 units) and 6.43 acres of openspace. Applicant: Core Properties, Ltd., 401 North Front Street, Columbus, Ohio 43215; represented by Ben Hale, Jr., Smith and Hale, 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contact: Chad D. Gibson, AICP, Senior Planner. MOTION: To approve this rezoning application because it is in compliance with the density recommended within the Community Plan, provides substantial right-of--way improvements that will serve off-site transportation needs, provides a focal point to help identify the area, provides a sense of place, and provides nearby residents in an area with established employment, entertainment, and retail services, with eight conditions: 1) That Village Parkway be re-striped to include a temporary left-turn lane into the site, subject to staff approval; 2) That the required parkland of 6.6 acres be dedicated, or that the appropriate fee be paid ($39,500 per acre), as resolved at the final development plan; 3) That the plans and text be revised per the comments in the staff report and per direction of the Planning Commission prior to scheduling at City Council; 4) That additional information regarding signage, lighting, and landscaping be submitted with the final development plan; 5) That the two parcels be combined prior to the submittal of the final development plan; Page 1 of 2 PLANNING AND ZONING COMMISSION RECORD OF ACTION OCTOBER 16, 2003 5. Rezoning 02-1352 -Dublin Commons (a.k.a. the Vogel- Property) (Continued) 6) That appropriate permits be secured for the enclosure of the ditch prior to any grading or infrastructure installation at the site; 7) That three fountains be added to the stormwater pond, with design and placement subject to staff approval; and 8) That all roads to be constructed, both public and private, meet Engineering standards for pavement thickness, strength, and durability. * Ben W. Hale, Jr. agreed to the above conditions. VOTE: 6-0. RESULT: This rezoning application was approve. It will be forwarded to City Council with a positive recommendation. STAFF CERTIFICATION Frank A. Ciarochi Development Director and Acting Planning Director Page 2 of 2 Dublin Planning and Zoning Commission Minutes -October 16, 2003 Page 23 5. Rezoning 02-1352 -Dublin Commons (a.k.a. the Vogel Property) Chad Gibson said this case was tabled in June at staff s request. Since that time, the proposed road network has been modified and a revised site plan has been submitted. This proposal is to create a PUD fora 132-unit townhouse development. This is a preliminary development plan which is binding and sets forth the permitted uses, density, development standards, etc. for this site. He said final development plan approval is also required in a PUD prior to any construction. He showed slides of the site located between SR 161 and I-270. The two-parcel site is zoned R-1, Restricted Suburban Residential District and CC, Community Commercial District (originally part of the Dublin Village Center zoning). Tuller Ridge Drive currently dead ends at the west edge of the site. Shamrock Boulevard currently dead ends south of the site. Village Parkway currently curves to the east, and there is a plan to realign and straighten it. A road will eventually extend to the west to meet with Shamrock Boulevard. In the middle site, along this extension of Tuller Ridge is a traffic circle. Mr. Gibson said the road network modifications provide the linkage between Village Parkway and Shamrock Boulevard, the extension of Tuller Ridge Drive and make all the needed connections. There are 66 buildings proposed with a density of five du/ac. The Community Plan recommends multi-family use at, two- to five dwelling units per acre. There is a central green of approximately two acres. Stormwater detention/retention is located at the southwest portion of the site. An outer loop street will be public. The alleys proposed will be private, and will provide garage and service access. Sidewalks are proposed for the streets. Mr. Gibson said the only trees to be disturbed on this existing farm field will be where roads enter the site. He said more information will be necessary at the final development plan stage. Mr. Gibson said that staff believes the central area should be dedicated as parkland. The residual openspace proposed is marginal at best. Much of it is setbacks, and stormwater management areas. He said staff and the applicant must meet to refine the open areas and decide if there will have to be a parkland fee paid. He said the proposed plan shows more than eight acres of open space. However, staff thinks less than that will be counted towards parkland dedication. He said there is a TIF is being worked on based on another rezoning application pending for the this and Vogel/Woerner-Belz tract to the south. A ditch across the site will have to be piped and approved by EPA as part of this application. The streetscape reflects a traditional neighborhood development. The proposed elevations show two-story buildings totaling 3,200 square feet total, 1,600 square feet apiece. White wooden fences are permitted. Mr. Gibson said the structures proposed are close to the street, unlike Dublin's usual suburban development pattern. Mr. Gibson said this proposal falls within the density range recommended in the Community Plan. The site meets the criteria of the Tuller Road Area Plan in terms of providing a sense of place and the functionality of the Thoroughfare Plan, although it is not an exact match. Dublin Planning and Zoning Commission Minutes -October 16, 2003 Page 24 He said improvements recommended by EMH&T include a left turn lane on Village Parkway (a re-striping at the northeast corner), which staff feels is necessary, and a right turn with a deceleration lane at Tuller and Tuller Ridge Road, which staff does not think is warranted. Mr. Gibson said staff believes the park dedication is at least three acres short. Per Code, 6.6 acres of parkland are required. He said staff believes this application conforms to all applicable plans including the Community Plan, Thoroughfare Plan, and Tuller Road Area Plan. This is an infill site that is heavily burdened with infrastructure and the proposal provides all the necessary links. Details that still need to be addressed are tree preservation, and the public/private street systems which staff believes are more appropriate to the final development plan stage. He said staff recommends approval of this rezoning application with eight conditions: 1) That Village Parkway be re-striped to include a temporary left-turn lane into the site, subject to staff approval; 2) That the required parkland of 6.6 acres be dedicated, or that the appropriate fee be paid ($39,500 per acre), as resolved at the final development plan; 3) That the plans and text be revised per the comments in this report and per direction of the Planning Commission prior to scheduling at City Council; 4) That additional information regarding signage, lighting, and landscaping be submitted with the final development plan; 5) That the two parcels be combined prior to the submittal of the final development plan; 6) That appropriate permits be secured for the enclosure of the ditch prior to any grading or infrastructure installation at the site; 7) That three fountains be added to the stormwater pond, with design and placement subject to staff approval; and 8) That all roads to be constructed, both public and private, meet Engineering standards for pavement thickness, strength, and durability. Ben W. Hale, Jr., representing the applicant said this is a plan that works well for the site. This is Showcase, M/I's upper end product. The infrastructure and the Dublin requirements will cause these units to sell in excess of $225,000. The units are stone and Hardiplank. The buildings will front the street and parking is located in the rear. A boulevard will come off of Village Parkway. Some of the units will have first floor master suites and will be an empty- nester type of product. The houses are 3,200 square feet in area. Mr. Zimmerman asked about the landscaped entry features and the buffering to the east towards Penzone's. He asked, because of the density proposed, what caliper of street trees was proposed. Steve Caplinger, M/I Homes, said Irving Schottenstein has decided that their standard street tree will be at least 3'/2 caliper inches. Mr. Hale said at the final development plan stage, an issue will be the area between Penzone's. The openspace will be heavily landscaped and a path system is to be included in the parkland. He said the site is surrounded by trees which they intend to enhance. Jim Houk, Bird and Houk Associates, said the traffic circle has an elaborate planting scheme which includes a low stone wall with a planter feature in the center ringed by ornamental trees. Dublin Planning and Zoning Commission Minutes -October 16, 2003 Page 25 Their hope is that the center feature with the stone wall. becomes the focal point not only for the development, but for everybody traveling through the area. Mr. Hale said there will not be a typical Dublin architectural matrix, but they are continuing to refine the elevations which will be Dublinized. The drawings in the package are a first look at what they think they need to do to Dublinize them. Mr. Zimmerman liked the design, the walkability, and the gathering area. He asked if the bikepath would swing down and stop at Tuller Ridge. Mr. Houk agreed. Mr. Zimmerman asked if there was a possibility that it might swing around the whole site. Mr. Hale agreed and said it would go through a woods to the openspace area. It would be worked out with staff. Mr. Zimmerman asked if the same roof material color would be used throughout the entire complex. Mr. Hale agreed. Mr. Sprague said this was an unbelievably good project with vision, etc. The benefit of this development is that it helps integrate a variety of roadways. He asked about what would be the speed limit for the traffic circle. Mr. Houk hoped it would be 25 mph. He said the parallel parking will slow traffic down and not provide a cut through. Mr. Messineo said this looked like a wonderful development, appropriate for the property. He asked about the timing of the future connection to Shamrock Boulevard. Mr. Hammersmith said it was not currently programmed. Staff is investigating options with Wendy's and grant funding opportunities. Mr. Gibson said Phase 1 would provide access from Tuller Ridge and Village Parkway. Once connection is made to Shamrock Boulevard, the Village Parkway access will be limited to right-in/right-out. Mr. Hale said all the major roads will be built first. Mr. Saneholtz said he was confused with how parkland is calculated with setbacks, etc. and would call Mr. Gibson for an explanation. Mr. Saneholtz asked if the number of units owned would be limited. Mr. Hale said the units are not for rent and salespersons are not to sell to investors. It is a homeowner program. Ms. Boring wanted it limited that no homeowner can buy more than two units. Mr. Hale agreed. Mr. Saneholtz asked what was the garage width. Mr. Caplinger said the garages were standard two-car garages, probably in excess of 20 feet. Mr. Saneholtz encouraged that a couple of feet be added to the garage width because vehicles were now larger and storage space is also needed. Ms. Boring observed that Mr. Houk had been listening to the Commission and appreciated it. She assumed that first floor master rooms would be shown on a later plan. Mr. Caplinger said the width of one half of the unit had been increased to accommodate first floor masters. Ms. Boring said this development could be positive for this area and it would encourage walking in the Tuller Ridge community. However, the bikepath connections need to be closely examined to make sure there is access to the theatre, Penzone's, etc. Ms. Boring asked about the pond. Mr. Houk said the pond would have three fountains. Dublin Planning and Zoning Commission Minutes -October 16, 2003 Page 26 Ms. Boring said the project is nice, but it is still high density. She expected a lot of landscaping to make this look super. Mr. Hale said she would not be disappointed. Ms. Boring asked about the letter from Ima Moore. Mr. Gibson said she was a David Road resident. Staff recently had a meeting with regard to the David Road area rezonings. The residents had a number of issues, especially due to the Woerner/VogeUBelz application. He said that application is similar to the David Road rezoning application of several years ago that did not get approved. He said the road system has been modified to provide a better alignment for the whole region. Ms. Boring didn't think the Commission should respond to Ms. Moore's letter because Mr. Gibson is working on it. Mr. Gibson said everyone wants to see those property owners and residents happy. Ms. Boring said she liked that all the houses were facing front, there were alleys and garages in the back. She said it will be a nice concept and liked the location. She wanted walking connections and outstanding landscaping for this density - or the density could be reduced to provide more parkland. Mr. Hale said the applicant agreed to the conditions. Mr. Gerber made the motion to approve this rezoning application because it is in compliance with the density recommended within the Community Plan, provides substantial right-of--way improvements that will serve off-site transportation needs, provides a focal point to help identify the area, provides a sense of place, and provides additional nearby residents in an area with established employment, entertainment, and retail services, with eight conditions: 1) That Village Parkway be re-striped to include a temporary left-turn lane into the site, subject to staff approval; 2) That the required parkland of 6.6 acres be dedicated, or that the appropriate fee be paid ($39,500 per acre), as resolved at the final development plan; 3) That the plans and text be revised per the comments in this report and per direction of the Planning Commission prior to scheduling at City Council; 4) That additional information regarding signage, lighting, and landscaping be submitted with the final development plan; 5) That the two parcels be combined prior to the submittal of the final development plan; 6) That appropriate permits be secured for the enclosure of the ditch prior to any grading or infrastructure installation at the site; 7) That three fountains be added to the stormwater pond, with design and placement subject to staff approval; and 8) That all roads to be constructed, both public and private, meet Engineering standards for pavement thickness, strength, and durability. Mr. Zimmerman seconded the motion, and the vote was as follows: Mr. Messineo, yes; Mr. Saneholtz, yes; Mr. Sprague, yes; Ms. Boring, yes; Mr. Zimmerman, yes; and Mr. Gerber, yes. (Approved 6-0.) Mr. Gerber thanked everyone. _ta'I'1~ ttl~ ut~ltt,l~~ Division of Planning 'i00 Shier-Rings Road n, Ohio 43016-1236 Phone/TOD:614-410-4600 Fax: 614-761-6566 Web Site: www.dablin-oh.us PLANNING AND ZONING COMMISSION RECORD OF ACTION JUNE 19, 2003 The Planning and Zoning Commission took the following action at this meeting: 4. Rezoning 02-1352 -Dublin Commons (a.k.a. the Vogel Property) Location: 26.374 acres located at the east terminus of Tuller Ridge Drive, immediately west of Village Parkway. Existing Zoning: R-l, Restricted Suburban Residential District and CC, Community Commercial District. Request: Review and approval of a preliminary development plan (rezoning) under the PUD, Planned Unit Development District provisions of Section 153.056. Proposed Use: A residential development including 132 units and 6.7 acres of openspace. Applicant: Core Properties, Ltd., 401 North Front Street, Columbus, Ohio 43215; represented by Ben Hale, Jr., Smith and Hale, 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contact: Chad D. Gibson, AICP, Senior Planner. MOTION: To table this rezoning application, as requested by staff. * Ben W. Hale, Jr. agreed to the tabling. VOTE: 7-0. RESULT: This rezoning application was tabled. STAFF CERTIFICATION ~~ Barbara M. Clarke Planning Director 02-1352 Dublin Commons Dublin Planning and Zoning Commission Minutes -June 19, 2003 Page 10 4. Rezoning 02-1352 -Dublin Commons (a.k.a. the Vogel Property) Ben W. Hale, Jr. consented to a tabling as requested by staff. Mr. Gerber made the motion to table this case, and Mr. Messineo seconded. The vote was unanimous in favor. (Tabled 6-0.) 5. Conditional Use -043CU -Dent Wizard - 4140 Tu er Road, Suite 101 Jamie Adkins presente is conditional use application for auto repair facility. The site is zoned CC, Community Co ercial District, and fully develope It has two office/warehouse buildings with a service court tween them and parking around t edges. The Dent Wizard tenant space is located in the east d of the southern building. It h ne service bay and has been occupied this space since 1999. ff recommends approval with two onditions: ~'~That the signage be limited to white c el letters above the entry way w no illumination, a~~i no signs be added anywhere on site or the purpose of outdoor or exte ' r advertising; 2) That aendscaping be brought into compliance October 15, 2003. Ms. Boring thong igns should be reviewed also as part the Corridor Development Distii~t. Ms. Adkins agreed. asked how no one noticed this for r years. She said these buildings were constructed largely office uses, and this cannot become 11 blown auto shop. Ms. Adkins said conditional use re subject to the discretion and appr al of the Commission, based largely on any negative impac on the area. M .Clarke said this land was zoned C 'n the 1970s. The Corridor Develo ent District applic 'on was approved before 1985 with o ce and warehouse uses in equal pa Several retail ten have been approved, based on parkin availability. Ms. Clarke said t signage would require a sign permit t not approval from the Commissior. She noted this site is t subject to the Corridor Review Tex opted for Dublin Village Center. Mathew LaMonica, represen ' g Spectrum Commerce Center, sai ent Wizard uses hand tools and nothing intrusive. They use agnets to pull out the dents, and no inting is involved. He aid the parking is not a serious pro m on the overall development. He not know they were no -compliance until the City informe em. Mr. LaMonica said the tenant 'll need consider the li ' ation of hours of operation. Ms. Borin n ed this is a commercial location. r. Gerber said limiting the hours a fully g defining the Den izard use will be needed. Mr. San oltz was concerned about future use Ms. Adkins said the only mplaints related to illegal tempor signage. Mr. LaMonica said the landscape code violations we resolved except for three storm-d aged trees. r. Messineo said if the next ant could install a full blown au repair facility under this co itional use. Mr. Banchefsky re onded said the next tenant woul e entitled to the same rights, d be subject to the same restric ' s. Ms. Clarke re the explanation of what Dent izard does: Performs paintless t repair on automobiles. The is no grinding, drilling or bon No heavy or loud machines ociated 02-1352 TI.,L,I;,, ('nmmnnc Dublin Planning and Zoning Commission Staff Report -October 16, 2003 Page 17 5. Rezoning 02-1352 -Dublin Commons (a.k.a. the Vogel Property) Location: 26.374 acres located at the east terminus of Tuller Ridge Drive, immediately west of Village Parkway. Existing Zoning: R-l, Restricted Suburban Residential District and CC, Community Commercial District. Request: Review and approval of a preliminary development plan (rezoning) under the PUD, Planned Unit Development District provisions of Section 153.056. Proposed Use: A residential development including 66, two-unit townhouses (132 units) and 6.43 acres of openspace. Applicant: Core Properties, Ltd., 401 North Front Street, Columbus, Ohio 43215; represented by Ben Hale, Jr., Smith and Hale, 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contact: Chad D. Gibson, AICP, Senior Planner. UPDATE: This case was tabled without discussion at the June 19, 2003 meeting at staff s request. The proposed road network has been modified, and a revised plan has been submitted. Since that time, a separate rezoning application has been submitted for two parcels adjoining this site to the south (Case #03-1042 -Vogel and Warner/Belz properties). Finally, this site is also the subject of an area rezoning (Case #03-080Z). If this rezoning application is approved by City Council prior to the area rezoning, then it will be removed from that application. BACKGROUND: The proposal is to create a PUD, Planned Unit Development District fora 132-unit townhouse development. The general purpose of the PUD is to permit flexible, alternative development that is designed in a coordinated, comprehensive manner. Such development should preserve the natural quality and character of the land consistent with accepted land planning, landscape architecture, and engineering principles. This application received a first reading at City Council on January 6, 2003 (Ord. #08-03). Because this request comes very close to the Community Plan, the staff did not believe the non- binding concept plan was needed. In the PUD, the concept plan and preliminary development plan are permitted to be combined into one step. The preliminary development plan includes all preliminary platting requirements as well. The preliminary development plan (rezoning) is binding, and it establishes the permitted uses, density, development standards and preliminary layout. Section 153.056 sets forth the criteria for approval of the preliminary development plan: • The proposed development complies with the purpose, intent and standards of the zoning ordinance, development text, Code and prior conditions of approval; The proposed development is consistent with sound zoning, planning and design techniques and conforms to applicable plans; The development will advance the general welfare and provides benefits that justify deviating from the standard requirements of the Code; Dublin Planning and Zoning Commission Staff Report -October 16, 2003 Page 18 • It uses a variety of land uses incorporating proper relationships of proposed land uses and structures; and • The development exhibits proper density and development standards. Upon the Planning Commission's recommendation, the application will then be returned to City Council for a public hearing and final vote. Atwo-thirds vote of Council is required to override a negative recommendation by the Commission. If approved, the rezoning will become effective 30 days following the Council vote. Prior to construction, the final details of the proposal will be submitted to the Commission as a final development plan. CONSIDERATIONS: Site Characteristics: The site consists of two undeveloped parcels totaling 26.374 acres located at the eastern terminus of Tuller Ridge Road, west of Village Parkway. The main portion of the site is square and is relatively flat. It has less than 150 feet of frontage along Village Parkway, and the average depth is about 1,050 feet. There are existing tree rows generally along the property lines. A tiny parcel provides access to Village Parkway between Charles Penzone's and the Byers Dealership. The site has 60 feet of frontage on Tuller Ridge Road. There is a small drainage swale that flows from east to west across the entire southern portion of the site. The main parcel (26.274 acres) is zoned R-1, Restricted Suburban Residential District. The small parcel (0.1-acre) is zoned CC, Community Commercial District as part of Dublin Village Center. To the north is Byers Chevrolet, zoned PCD, Planned Commerce District. To the south are the Wendy's International Headquarters, zoned CC, and undeveloped ground zoned R-1 (Vogel and WarnerBelz). To the east are the Charles Penzone Salon and a stormwater pond, both zoned CC. Currently, Tuller Ridge Road stubs into the western property line. To the west are the Sycamore Ridge apartments, zoned PUD, and a secure data storage building, zoned CC. Community Plan/Land Use Issues: The Future Land Use Map in the Community Plan identifies the preferred land use for this site as residential, with a density range of 2-5 units per acre. The proposed text indicates that the only permitted uses are attached, fee-simple townhouses (owner-occupied) and public/private parks. Based on the 132 proposed units, the plan has a density of 5.0 dwelling units per acre. The Tuller Road Area Plan (pages 97-101) contains the subject site. The recommendations include using future road improvements to create a focal point, terminating views with buildings and orienting buildings to the street, creating linkages (physical and visual) between uses, minimizing the number of rear elevations that front onto significant streets, creating internal relationships among buildings where relationships to the street are not .feasible, creating a hierarchy of open spaces that ultimately connects to the river, and capitalizing on the river terrace and related views. The Thoroughfare Plan indicates two major segments of road passing through the site, creating a "T" intersection. Tuller Ridge Road is shown extending eastward through the site, eventually connecting to Village Parkway. Shamrock Boulevard extends into the site from SR 161 and meets this future section of Tuller Ridge Road. The site is divided into three parts by this road alignment and provides challenges for effective site planning. Dublin Planning and Zoning Commission Staff Report -October 16, 2003 Page 19 • Although the proposed road system differs slightly from the Thoroughfaze Plan and Tuller Road Area Plan, staff believes the functionality of the road system is maintained without "overbuilding." It provides the necessary infrastructure with a focal point that gives this in-fill site a defining sense of place. Abutting the south side of the site, the City owns a 100-foot wide parcel and a triangulaz pazcel adjacent to the Lowe's store. These aze intended to incorporate the future realignment of Village Parkway, which will connect with Shamrock Boulevard, just south of the subject site. The latest site plan reflects the future realignment to coordinate with the roadway network in this quadrant. The Bikeway Plan indicates a planned bikepath along the north side of (future) Tuller Ridge Road. The plan provides aneight-foot wide path that meanders through the proposed open space. The existing bikepath along Tuller Ridge Road will be extended to connect with another existing path along Village Pazkway. The site plan also indicates four-foot sidewalks along the public streets within the development, except where a street abuts openspace with a bikepath. The text indicates that mail delivery and trash removal will occur in the alleys (private). Mail delivery must be coordinated with the Dublin Postmaster. Site Layout/Access: As proposed, the site plan indicates 66 two-unit, attached townhouses that aze divided into three areas by the street system. Two public streets (Shamrock Boulevazd and Tuller Ridge Drive) converge at a central point with a traffic circle and an adjacent central green. There is also an outer "loop street" that is to be public. The townhouses will front on public streets. Each unit has a detached, two-caz garage with rear-alley access. The alleys are private. Access to the site is proposed from three directions. Two of these roads will be immediately accessible. Tuller Ridge Road (60-foot right-of--way) will be extended eastwazd to (future) Shamrock Boulevard, where it then shifts to the northeast and connects with Village Parkway in a perpendiculaz alignment. To the south, a stub will be provided to the property line for (future) Shamrock Boulevazd (80- and 60-foot rights-of- way). Once the southern access to SR 161 is completed, the Village Parkway access will be limited to a right-in/right-out only configuration. Generally around the site's periphery, a public loop street is shown with a 50-foot right-of- way and 28 feet of pavement. Private alleys are also shown with a 16-foot right-of--way, 12 feet of pavement, and one-way traffic. They provide gazage access. In 1998, a regional traffic analysis was performed that included the subject site. Two off- site improvements were recommended in conjunction with this development, and included the construction of an eastbound right-turn lane at Tuller and Tuller Ridge Roads, and the re-striping of Village Parkway for alert-turn lane into the subject site. Staff has concluded that only the Village Parkway left-turn striping is necessary at this time. (See attached memo from Barbara A. Cox, P.E., dated October 10, 2003.) Based on 26.4 acres and 132 units, the Code requires a park dedication of 25 percent of the land area, or 6.6 acres in this case. Staff estimates that the site is deficient by 3.0 acres with regard to the Code-required park dedication. The plans indicate a total of 8.6 acres of open space, but this includes setback areas along the edge of the site and other marginal ground. Dublin Planning and Zoning Commission Staff Report -October 16, 2003 Page 20 The majority of usable open space for the site is located at a central, 1.7-acre green. There are two areas of open space (2.4 acres and 2.2 acres) on either side of Shamrock Boulevazd near the Village Parkway entrance. However, these calculations include narrow setback areas along the north and east property lines, and only partially count toward the Code requirement. There aze five other small azeas of open space totaling about 2.5 acres dispersed throughout the site. A stormwater management pond is proposed at the southwest corner of the site. It is designed with a pedestrian overlook and a path to the central green. Staff recommends a retention pond that includes three fountains. A crosswalk should be added at the public loop street near the pond overlook. . Development Standards/Architecture: The text establishes that the minimum lot size is 27.5 feet by 100 feet, and the minimum unit size is 1,600 square feet for each half of the "duplex" (the overall minimum building size is 3,200 squaze feet). The maximum building height is 35 feet. The text indicates a minimum front building setback of 12 feet along the public streets, and porches are permitted to encroach within this setback by the text. This is not well defined and may not be workable. The minimum side setback is five feet along external walls, zero feet along the shared wall, and ten feet on corner lots. The minimum rear setback is six feet from the alley right-of--way. To satisfy standazd building regulation concerns, all buildings must be at least 12 feet apart. The text permits brick, stone, manufactured stone, wood, stucco, and/or fiber cement products as primary external building materials. Wood, aluminum, copper, and/or fiber cement products aze permitted for trim. Three different unit designs aze proposed (The Donahue, Garrison, and Wetherby). Four- sided azchitecture is required within the text, and blank elevations are prohibited on elevations of greater than 12 feet in length. "Direct vent" or cantilevered chimneys aze prohibited, and chimneys are required to be finished with masonry. Primary roof structures must have a minimum 6:12 pitch, and secondary structures (garages) must have at least a 3:12 pitch. Gable, hip, and shed roof structures are permitted. Mansard roofs aze permitted as secondazy roof structures. The site will include no-build and no-disturb zones. The locations of these restricted zones have not been identified on the plans, but they have been defined in the text. Better definition of these azeas is needed. Landscaping/Tree Preservation: There are existing trees located along the perimeter of the site. A detailed tree survey, tree preservation plan, and tree replacement plan are required. The development text states that tree preservation and replacement will be per Code. The plans indicate that perimeter trees will be removed only for the extension of roads. The text states that a landscape buffer will be added to supplement the existing tree row along the north property line, and care should be taken in supplemental planting near existing trees to avoid root damage. Code requires asix-foot buffer between residential and commercial uses, and this needs to be satisfied at the final development plan. A landscape plan has been submitted for the 0.13-acre traffic circle. It includes atwo- foot tall stone retaining wall, an evergreen hedge, some perennials, five ornamental trees, a lawn area, and five evergreen trees. Dublin Planning and Zoning Commission Staff Report -October 16, 2003 Page 21 Utilities/Storm Water/Construction Phasing: An eight-inch sanitary sewer and a 12-inch water line are available from existing stubs at the Tuller Ridge Road terminus. There is also a 12-inch water line along the north and east sides of Village Parkway. The two lines are to be connected as proposed. A waterline will be needed at the southern stub to Shamrock Boulevard to provide additional connectivity. Stormwater management is proposed in the basin located at the southwest portion of the site. The site must meet the Stormwater Regulations. A ditch currently runs east to west across the southern portion of the site. Based on the proposal, this ditch will be enclosed, and OEPA approval is necessary. Appropriate permits should be secured prior to any grading or infrastructure installation at the site. The text indicates two construction phases for the project. Phase 1 includes the public road improvements and all the ground south of future Tuller Ridge Road and Shamrock Boulevard (about two-thirds of the site). Phase 2 includes the ground north of future Tuller Ridge Road and future Shamrock Boulevard. Lighting/Signage/Fencing: The text indicates that a coach light is permitted in front of each building, and that streetlights similar to those in Historic Dublin (12 feet in height) are permitted at each public street entrance and in the central park. Some modification of proposed light locations will be necessary. • No reference is made to the level of required lighting for this project. Strict implementation of the Exterior Lighting Guidelines on the streets and alleys would not be appropriate. The text should specify what light levels are to be maintained. In all other areas, conventional, residential-style lighting fixtures should be used. The text indicates that a landscaped entry feature will be constructed at the Village Parkway entrance. Signage, stone walls/columns, landscaping, and irrigation will be integrated into this reserve/easement area. No sign specifications have been submitted, but are anticipated at the final development plan stage. Two wooden fencing types are permitted in the text. A four-foot, white privacy fence is permitted between the patios, along the property line. A three-foot white picket fence is also permitted. The text should be refined to limit permitted fence locations. STAFF RECOMMENDATION: The proposal corresponds with the Community Plan, the Thoroughfare Plan, and the Tuller Road Area Plan. The site is heavily burdened with infrastructure requirements, especially roadways, as it is an infill/connection site. A number of previous would-be developers have submitted proposals that either exceeded the Community Plan density cap or failed to provide the needed street extensions/connections. This proposal provides both, and staff believes that this proposal is completely appropriate for the site. There are details to be worked out with the final development plan. Staff recommends approval of the preliminary development plan with eight conditions: Conditions: 1) That Village Parkway be re-striped to include a temporary left-turn lane into the site, subject to staff approval; Dublin Planning and Zoning Commission Staff Report -October 16, 2003 Page 22 2) That the required parkland of 6.6 acres be dedicated, or that the appropriate fee be paid ($39,500 per acre), as resolved at the final development plan; 3) That the plans and text be revised per the comments in this report and per direction of the Planning Commission prior to scheduling at City Council; 4) That additional information regarding signage, lighting, and landscaping be submitted with the final development plan; 5) That the two parcels be combined prior to the submittal of the final development plan; 6) That appropriate permits be secured for the enclosure of the ditch prior to any grading or infrastructure installation at the site; 7) That three fountains be added to the stormwater pond, with design and placement subject to staff approval; and 8) That all roads to be constructed, both public and private, meet Engineering standards for pavement thickness, strength, and durability. Bases: 1) The proposal is in compliance with the density recommended within the Community Plan. 2) The proposal provides substantial right-of--way improvements that will serve off- site transportation needs. 3) The proposal, as amended, provides a focal point to help identify the area and provides a sense of place. 4) The proposal provides additional nearby residents in an area with established employment, entertainment, and retail services. CITY OF DUBLIN Division of Engineering 5800 Shier Rings Road • Dublin, OH 43016 Phone: 614-410-4600 • Fax: 614-761-6506 Memo To: Chad Gibson, AICP, Senior Planner From: Barbara A. Cox, P.E., Assistant Director ofEngineering -Development ~~' ~-- Date: October 10, 2003 Re: Dublin Commons 02-1352 Traffic Analysis In 1998, the City of Dublin contracted with Parsons Transportation Group (Doyle Clear) to study the area generally bounded by Riverside Drive, I-270, Sawmill Road and S.R. 161. This study was to determine the individual and combined impacts of traffic generation on the existing and planned roadway network in the area. Also, the study was to address conceptual roadway alignments to aid in determining real solutions. Several alternates were created and reviewed based on several criteria: meeting the Tuller Road Area Plan as depicted in the Community Plan, preservation of the roadway corridor so that the Federated Boulevard "ring road" in Columbus could be extended to the northwest quadrant of the Sawmill/SR 161 intersection in Dublin, practicality and feasibility. Alternate 4 Roadway System was concluded to be the best roadway network for the area. Please find a copy of Figure 16 depicting this network. The 1998 study included development of the subject property with 122 multi-family dwelling units and a 1.2-acre outparcel. The outparcel was assumed to be a 5,000 square foot daycare facility. The currently proposed development will have 132 units consisting of two-unit condominium (66 attached buildings). This is a comparable land use as it relates to traffic generation as can be seen in the following table: Development AM Peak Hour PM Peak Hour IN OUT IN OUT Per 1998 Study 50 90 90 70 Proposed 25 76 88 50 The proposed roadway system in this project reflects that which was studied in 1998 and provides the connectivity to Shamrock Boulevard, Tuller Ridge Road, and Village Parkway that is shown in the Tuller Road Area Plan. The 1998 study states that the development of this property can occur without the connection to Shamrock Boulevard, but the connection will aid in fulfilling the goals of the Tuller Road Area and Community Plans. The access study performed by EMH&T included in the rezoning application describes two offsite improvements to be implemented by this development. These are an eastbound right hand deceleration lane at the intersection of Tuller Road and Tuller Ridge Drive and restriping the center lane for a left hand turn lane on Village Parkway for the site access road. We agree that the left hand turn lane on Village Parkway is a needed improvement on a temporary basis. The access point onto Village Parkway 02-1352 Page 1 of 2 Dublin Commons 02-1352 Traffic Analysis October 10, 2003 will become restricted to a right-in/right-out driveway when the connection to Shamrock Boulevard to the south is constructed. The left turn lane would not be needed with the restriction in place and the striping on Village Parkway would need to be restored to its current configuration by the applicant, as well as the installation of a "no left turn" sign. The warrant for the right hand deceleration lane was just barely met. This improvement was not identified in the 1998 study of the entire area. Therefore, we do not feel that this improvement is required. Regarding the onsite street layout, the following table shows the street standards that we would prefer for this development. The changes from their chart in the zoning text are shown in italics: Street Type A B C D Description Divided Undivided Undivided Alley Residential Road Residential Road Residential Street Street Ownership Public Public Private Private R/W Width 80 feet 60 feet SO feet 16 feet Pavement 22 feet either side 28 feet 28 feet 12 feet Width of median Traffic Two-way Two-way Two-way One-way Flow Permitted Side of street next Side of street Side of street None Parking to the homes opposite of the fire opposite of the fire (except where not hydrants hydrants permitted near the . fire hydrant) Curb Yes Yes Yes No Tree Lawn 7 feet 7 feet 6 feet N/A Width Sidewalks Both sides Both sides Both sides N/A Sidewalk 4 foot 4 foot 4 foot N/A Width We feel that the Street Type C should be a privately maintained street. As depicted in the zoning application, these streets will not meet the City standards in regards to horizontal curvature. Also, they are the streets that serve a condominium community and not the City as a whole or individual landowners. In conclusion, we feel that the proposed development of this parcel is in conformance with the assumptions that were made when the City studied the area and will not have a detrimental impact on the surrounding roadway network. The proposal, while not in strict conformance with the currently adopted Thoroughfare Plan, provides a functionally similar solution in the spirit of the ideas presented in the Community Plan. 02-1352 Dublin Commons Page 2 of 2 02-1352 Dublin Commons Preliminary Development Plan for the Planned Unit Development (PUD) DUBLIN COMMONS V i 1 1 a g e P a r k w a y City of Dublin, Ohio Prepared By: Bird .Houk C'ollaborati~~e, Inc 6375 P.iverside Drive, Suite 100 Dublin, Ohio 43G 17 Fhone: (61-1) 764-1122 Fax: (614) 764-9814 Email: desi ns~rz%bird-houk.corri '°~ ' ' www.bird-hcuk.com /.~~~~~G -, ' ~ >:rd '~` `~~ ~' ' `; , ~~~.lt~~~t.~~i. ,( ~ ` ~ ~-~ _ ~. ° ~ ~ . ~ r.~;~,1 ~~,~~G~ ! / Application for Amendment of ?oning Map Submission: ~ctobe~ 1, "1003 0 Z - 13~~ Revised: November 17, 2003 ~~~,,;. ~~~~ TABLE OF CONTENTS A SECTION I -Introduction • Development Goals • Development Overview • Artist's Rendering SECTION II -Application for Amendment to Zoning District Map • Application • Legal Description • County Ownership Map • Surrounding Property Owners SECTION III- Development Text • Site Overview - Location and Size - Existing Conditions and Character - Existing and Proposed Land Use • Project Summary - Relationship To The Dublin Community Plan - Proposed Use - Parks and Open Space - Provision of Utilities - Access and Circulation • Development Standards - Permitted Uses - Development Density - Lot Requirements - Thoroughfares Dublin Commons 11/17/03 #02162 2 - Landscape Architecture - Architecture SECTION IV -Exhibits A. Vicinity Map B. Vicinity Thoroughfare Plan C. Existing Conditions Map D. Tree Survey E. Zoning Plan F. Site Plan G. Preliminary Engineering Plan H. Phasing Plan I. Thoroughfare Plan J. Street Sections K. Open Space Plan L. Architecture M. Unit Planting Plan N. Traffic Circle Landscape Plan O. Lighting Plan P. Fence Details Q. Site Utility Assessment R. Traffic Impact Overview Dublin Commons 11/17/03 3 #02162 SECTION I Dublin Commons 11/17/03 #02162 Introduction Development Goals • Provide a residential development designed with traditional neighborhood planning principles. • Use road improvements to create a focal point. • Terminate views with buildings and orient the buildings to the street. • Provide pedestrian linkages to surrounding uses. • Provide open spaces that ultimately connect to the Scioto River. Development Overview Dublin Commons is a new residential development designed with traditional neighborhood planning principles. The concept is to revive the development principles that guided our country's early towns, cities and suburbs in order to foster pedestrian activity and a sense of community. Attached townhouses are located close to the street. Front porches, sidewalks and street trees create an inviting pedestrian environment. Alley accessed garages remove cars from the fronts of homes, giving the street a cleaner and neater appearance. This approach to neighborhood design creates an intimate pedestrian-scaled streetscape, encouraging interaction between neighbors and building a sense of community. Pedestrian connections will integrate separate surrounding uses, neighborhoods and open spaces/parks into one cohesive design. Sidewalks, bike paths and pedestrian trails will aid in providing a critical link to Dublin Village Center and the Scioto River. The gridded street network will provide optional routes for both pedestrian and vehicular traffic. A central green and traffic circle, located at the intersection of three public thoroughfares, has been designed as a focal point within the community, providing identity and a place for neighborhood interaction. Open space around the perimeter of the project will contribute to the greenway access from Dublin Village Center and surrounding uses to the Scioto River. Dublin Commons 11/17/03 #02162 f~~v11 l.'. ~~~~"nw,, ~ 4 1{1~ ,... i~l ,~~~w~m?' ~~,` ~ ~,,! ~ w i Y1~4~~~ ui:. _. -~ /~ ~r r~' i `t~~ I~ r i~ ) t 4 ~ 1 P ! ~ t f f r' _ YCZ ~, _ L_ ~ . ~A ,,{' i S~'+' ~ ' '' ' 'L ea ", ' ' ~~ ~ ~ , ~~ _- r' a ~ ~-~r_ ~.~~ i ~- : .~ ~f Yl ///III r _ ,i ~'. y u.~ _. ~ ~~ _ •. *.. r x ' , -" ~.~ i I~ ~I ~~-, ,r, ' s '~ ~~~s :,_.~ G~ ~ ~ ~ : /; } " t q f ~~~Y ~ A 'Y I o '~ rvl P~~ ~:~''". "~,r~~~~l~e(~~~~I~d'e lye {?s.-.. r".'~;.. ~ ,~~,4 _.1. ~. ~.{' "t.'°..,.' ~.. i, r~~~~ ~., d ~ ~ ~.. i r ~~i~,: ~. ` ev (, ~1 .! .~1*~" Lys ~ ~ ' ~._._.. ~ .. I,e ,. at~...'.r i ~'-:'+..p - i~'~, r ~~, --- * u~ ~ r,,r~ ,~ e. ~ a ~ ,,.~ I ri. 1 Y ~ ~~ " Mn P d ' d. ,~ ~ ~ _ _ ~ ~ r 'I V - ! p~ a, ~ ~ y ~' u A ~I pl~idl~l ~~' ~ -..r 1 1',n"+ro ,~ ~bd ~ ~~e 1 j ti ~.. xa ~~~ {(y~~ y-~ e~ { e ~ ~ ti ~ I Yk~. a_ . rd~ Mi ",N 'y Yy ~~ ~ Y j ~~ . 1 {t ( \ ~ * ~ - Y~ Y ~ ~" { 1 ' ~ tr ~~ ~"h ~ ~; 'w "~.,Yr~~ ~~~~, ~ r, ) ~'4' ~ {y ~ {3M+,t"V,~' ~r~; j l'~b~~ t ,~ ~i ~ ee `a' Gi v ;~ q c~~ P + .~~ ,~ ~ Ir k~ ,~.r ~' ;w a ?~ ~{ r•,Y ,~ ~, +~ ~! ,,~ ., r~ , ~ ~ 1"'~'> A ~ ~'.~5; r''~ r~ s y a ~ 't,~,~ ~` t~~ "' n ~ ` "'~ ~ r ~ ' d ~ Y 3 { ' ~ L ~ k i ,_ `. -- r~~P I ,1 ^~ ,y~~ ~~ rl~ 'y'~f ~~! F y`~' f`,~'. 1 {; ii}^}.I"~ ''.1.~ I d V.-~`~r': {k:.i"( ~n ~r` 1 ;,~ r;er ~~}~n rnt' e a ~~ ~ i ~ `~ r .. ~ r. ~~~~ ,,,. I ~ ~ +~1 ~ ~r 1,~ I r, _~ ~ kk k~ i- +r~iF.:i '~ ~lx~~~ ~.^, ~~~ 1 ,~ ~ r~` r !!gg ~ f ,1 bf'ti ~"~ ~~~'~ ..3f~"`"~ h ~r~ .... 'i R ~ ~" ; .t ~. ~' ~1 ~e. ~rf rV. " ~ a4 ,`; 'Vn",~' lf~ ~ ~ ~e d „,~' r g,"'i} ~1~Y4 \I a 'r° 1'q FI' i s Y~ ~ x .~k i. h~.: ~~ ~ ,\ el'~,.,! ~~'' '..,f,y t~~. ";:, ! F'~~~ M~f, ~.~}.. ~.~ ~~(~ glq~7,•i.4 to s~4.,:`~ {#,°;" " `'i ~ V'xr1 ~I'I~~iLl~t ~r~.' ~` ~"~ ~'° j ;~'P1"~, '~v'; `'~ r'~~ W~ ~ ~~ rL +l~C~r t ;~: ~ ~+,,+~ ~ { ~~~, r r i,~.," r~s r ~~(;'~~Y+~ y'r.~ hi ' I ~'~ w'y ~~ e fir! q~ ky~ t ~e+~"" V~`' • ~ i i e ~ V " .!~(t$q , i~! Y ~~ ~ Y,`r u.1 ti rt r ,~l r ~~ir ~.rr '~ 1 '. yj ? } , ~~ 7 '' ~ r ~ 1'' ~6' ~i' s ,'~,a , ~~~ ~i V S t r ,~ "''n ~~ 1~ ^~' ti' }'~, +d 1~, i Y r ~~lq ~, ~ i ~ V ° , ~ '~ f ~ ; gq~Vr q ,y _ {~~~V~ 4 ~ j tiy~C: ^"rT ~~ ' I 'd~ i I~~,~ q} 1 ~.~,~,~'~ ~~J r 4 lY 1 ~~ ( ~1 ti!}.' `~'~ 'e r' ~{( el '~~ ! '"~~T ~ ~ ~. ~1 ~ 1 q ~y{ y ~l q 1 ~ a'. ~ .tt ~{ w v,'y ~'~~~{k Jlny~!1,.~Tyyd, vC ~ ! ~ tl~( P` ~ ~ ~~y ti } 6~~ ~ i +~~dr! r ~~r 1 i'' ~. , ;~ ~I r ~..1' q9 `'I. ~M tI '~~~/]j'~f~/_s J~ -, ~t^ ~ I ~..i~ ~2: i 1 K 1. .. ? V,I ~d { h nl 4 d Gf ~ „ A , .~~ ~J{~ M'~ n 1. Ld' x! ~ V ~' ,~qq I~, P T '~ p~'p!~' ~j ~>'e~~~r~ K, ..,~~(~~}~( ~I a `<s~ %h p~ ~ lil ~~. ~~( { v°!.'Y. ~ ~ Me "p ~' R is Y V ~~~ ~J d ~~ ~. ~ _ } ~~ ? l i5 ~ ~'' ~~ r I ' ~ ~ l~u{ :; e ~ } I !t y'~. ~ I.-'rl~ „~Jr \ 7~ .~ " ,I, A ~~~. ~~',! ~ i.,. ~ r ~~ v'd ~Gle'~. I~'1 +. ' ~, "pl ~I a 'w I ~ 4 t~ ~~~r~ +Y l _ - ': ~~~ t 'S e i k'~le. .. n.. I ~d v4f~ l~ /~{ ~'~' a 4"'t •..rr ~~ ~r 1 1 ~ ~~ ~ i ~.ti~ ? ;c v - ~, P . ~, . ~i., ~`iy ~~~ ~~ ~~ ~~~~14 ~.,. .~. ., ...,-..:~ ' ~ ~ ~~. ~ x ~' f~ i ~ ~,~~ ~` ~", i ~ ~ ~ e ~~ ti ~ .rnl ,, "I S:' ~ „r.4y ~1 a~',, ~' ' i. ~~.`~ ~ y ~ r?~ ~~ 1. , r ~~ 1~i r ~',. ~ i. i r qy~; y~ ~, i ~ } i.,•~ ~ ~.{ LX~ e '~;~tl ~ ~~'~ , ,r fD ~ t ~ ~.r ~ " ~ + 1 s+ ~ '. k S: ~ .:1 ~' ~ ::..Y y *~~. 4i ! d~ !~ ~' ~i /1 ~i j~ ~~r~tq Y,, ~,~~+e" .~ r '. rye e.l'~~ ; ~~~ ~.. .; : a, ~ ~ ~ ~~ ~ ~ ~, <( i,i 'E /. ;t' 1 + ` "r _ ("' VMf t 1"~ rr,~ ~ ~. e it r ~{}{ Y~ r ' ~. h e ! r. ~ x'° ~ rt ~ :/''fi~ ~ '~ "'`~ ~.11 - i~'~ '~Y d~, 'Y dCv ~~~'~ ~, +4' j ~~"~''~ ~~ r ~ 1 ~' , f `~,r ~' a ~Y ~ E e t, r ~~ y ~Y4 r -'~t I~l ~ i ~ I~~' ; ~~ .1.,~ } ~'*,,yb"~ ~ 1 +'.'~.1 r 1 ~~ ~. { .~' i r 1; F, i*- t 4 ~ , ;y ~I S' y 4 w'~ +<1 ~ ' ~~r...+9,.7 e 1 r. i I rP~ <;_~. r ~~ ~~, r ~`' s,' ,.. ~„ r i i ~ ' ,~ 1 ~;4 r f" d'. V ,~ I ~ Iw,4~ ~ ~ i ~ ~ ~{,_ '~ 'l }i~~ (i r Phi` V~_ ~~ ~ r ~~ 1 i ~ ~ ,L~' ~ ~ ~.,, ~" ~~1;!'~~ ~' r ~ti , i, t ~..1 - ~ ~ ~ ~~ 1 s'a~;;;~ IA i ~ ~ ~ .~.~rF ~, y~ . ~' ~ .~1 t f.~V ~~ , I _ el 1' „• ~II , ~. ~~ SECTION II Application for Amendment to Zoning District Map Dublin Commons 11/17/03 #02162 {i~11~~8 C ~~~as R~Z®I.~~NG A[~~~.[CATI~N (Code Section 153.2.34] EXPGRE oRDI~It~~cE ~o. 0 S - 03 Division of Planning 5860 Shier•Rings Raad . ~ - Duhlin,Ohio43016-1136 CITY COUNCIL 15T READING ~~_ ~~~III CITY COUNClL PUBLIC HEARlf~bG ~,3 Phone/IDD: 614.410-0660 kx:614-761.6566 CITY COUNCIL ACTiOR~ Weh Site: wss~v.duhlin.oh.us FOR OFFICE USE ONLY __ _ P&Z Action: P8Z Date(s)- mount eceived: Application No: Dale Receive Received 3y: ~~ Receipt No: ~] MIS Fee No: /~~~ /O ~ / w` _ !/ Type of Request:Q(a-~~ ~ ~ ~ ~ ` ~~~ NOTE: Applicants are highly encouraged to contact the Division of Planning at 410-4600 for assistance to discuss the P&Z review process prior to submitting a formal application. I, CHECK THE TYPE OF APPLICATION: ^ Composite Plan (§153.058) L§ Preliminary Development Plan (§153.056) ^ Other (Please Describe) I1. PROPERTY INFORMATION: .. ....-._....._. ~ ----.............----------- --- --- - -- - - -- Parcel Size: Tax ID/Parcel Number. 273-008254 (Acres) r ___26,.374.- acres __. _ ___ Property Address: _ _ _ _ __ -_ ...Fast. of__Tuller -Ridge Road- stu - - __ Side of Street (N, S, E. W) East of Tuller Ridge, West of Federated Boulevard _ ___ _ _ - _ ___~~LE COPY Nearest Intersection: Tuller Road & Federated Boulevard 700 ~E~T. ;~.~~ E, b~V rCirclel from Nearest intersection Distan;,e from Nearest ntersection Existing Land Use Development undeveloped Proposr,d Land Use Development i-es identlal ~ _ __ _ _ _ Re nested Zoning Distract I Current nr Existing Zoning District- ~ q i ~'.Up._ __... R-1 and ~~' -- __..._. --.,_ __ _ I C~2 /t35~ ' _._ i - __ i i Number of Acres to be Rezor:~~' i 26.374.......... __ _ ... Page 1 of s PLA-iota Da;e o~;2r~o2 Rezoning Application III. Rezoning Statement: - - - _ - -.._- ___ State briefly how the proposed zoning and development reiates to the existing and potential future land use character of the vicmdy. Located to the west of this site is a large tract that is c>':rrently zoned PUD. The roperty is used as both multi-family and single-family residential, with the majority P being multi-family. Northwest of the site is a tract comparable in size that is zone ~ R-1 and is used as a general farm. Abutting to the north is a PCD zoned parcel used ~ for auto sales and service. To the east is property that is zoned CC developed with retail structures, a movie theater, and a community shopping center. The south proper y line abuts two vacant R-1 parcels and Wendy's Corporate office. Applicant plans to dev to the site with townhome lots and two-unit attached single family homes. The proposed plan will compliment the existing neighborhood by providing land use and dwelling type that are similar to surrounding developments with an eye towards provision for and preservation of open space areas and parks. ----------- ------------------------------- State brieFly how the proposed zoning and development relates to the Dublin Community Plan. This site is located within the Tuller Road Area Plan. The plan fir this area address s need for a development that will mesh well with the future road system. The proposed development would extend Tuller Ridge Road east through the site eventually turning northeast to intersect with Federated Boulevard just south of Byers. This site will also serve to create linkages between uses as shown on the attached site plan, as ther will be a link from the site to Dublin-Granville Road to the south upon extension of j Shamrock Boulevard. As mentioned, applicant will be providing open space in excess of the Dublin City Code requirement. Also, the applicant has provided for both "no build zones" and "no disturb zones" to ensure preservation. i Previous Application: ~ ears? Has an application for rezoning the property been denied by the City Council within the last two (~) y N/A If Yes, Wfien? State the basis of reconsideration: N/A NO F A PLANNED DISTRICT IS REC]UESTED. IS A C0f~1PCSITE OR PRELIIv11NARY PLAN ATTACHED? YES -- _ _ __ _. __ _ __ __ ._ IF A PLANNED DISTRICT IS RECUESTEC. IS THE PRCPCSED DEVELOPt~1ENT TEXT ATTACHED YES ® NG ^ Page 2 of 5 PLA-108 Date 07!26/02 Rezoning Appli<ation IV :~ ~~ PLEASE SUBMIT THE FOLLOW WG: .... ....... . . - --- - - --- - -- -- ...-.-...._.. TWO (2) ORIGINAL SIGNED AND NOTARIZED APPLICATION AND THIRTEEN (13) COPIES OF 7HE ORIGINAL APPLICATION 14 COPIES OF LEGAL DESCRIPTION ~~ ~V ~ (p t Legal description of the property to be zoned consists of _ pa9e(s)• [\ 1, iJ f ~ "~ 14 SETS OF A SCALED, SITE/STAKING PLAN (NOT GREATER THAN 2C" x 36') AND 14 SETS OF REDUCED SITE DRAWING(S) (NOT GREATER THAN 11" X 17") SHOWING: a- The site and all land 500 feet beyond the boundaries; b. North arrow and bar scale; c. Locations. size, and dimensions of a!I existing and proposed conditions and structures (significant natural features, landscaping. structures. additions. decks, access ways. parking, etc.); d. Proposed Uses (Regional transportation system, densities, number of dwellings, buildingiunit types, square footages, parkinylopen space, etc.): e. Existing and proposed zoning district boundaries; f. Size of site in acres%square feet; and g. All property Tines, setbacks, street centerlines, rights-of-way, easements. and other information related to the site. 14 COPIES OF COUNTY OWNERSHIP MAP: (NOT LESS THAN 8%4" X 11" AND NOT MORE THAN 16" X 20") Showing contiguous property owners within 500 feet from the perimeter of the area to be rezoned. 14 SETS OF SCALED, DETAILED ARCHITECTURAL ELEVATIONS (IF APPLICABLE) FOR SIGNS, 14 COPIES OF ACCURATE, SCALED DRAWINGS SHOWING: a. Location of sign and sign type (wall. ground, projecting, or window) b. All dimensions of sign, including letter sizes and proposed distance from sign to grade c. Proposed copy layaut and lettering styles (fonts) d. Materials and manufacturer to be used in fabrication e- Total area of sign face (including frame} MATERIAL AND COLOR SAMPLES (color chips I--... ---°- °- --- -- - - -°-- -- -- .-... -° ---...- -- - - -- -- Rezoning Application photos, plans or brochure of product information). Include manufacturer name and number. Paae 3 of 5 PLA-108 Date 07i26i02 V. CONTIGUOUS PROPERTY OWNERS: List all neighboring property owners within 300 feet frem the perimeter of the property. Information must be in accordance wit t ie ounty Auditor's current tax list. Electronic copies of ~roper:y owner lists are encouraged. (Use additional sheets as necessary., -- - - ,- - ___ _ __ PROPERTY OWNER CITY/STATElZIP CODE {not Ivtorigage Company or Tax Sewice) MAILING ADDRESS Please see attached list St~ ~,XN~ Q~ Q -~ ___ _ ___ __ __. _. _._ _ . 1 ~ _.. _.... ............... .. . ....... ....1 . 1 11 I , _._.I .. ~ .. .................. _... _._....... ... _... I 1 _.. ..... ...._...... .... ............. ... ......... ... ..... ..... _....._ _. _... _. ... _..._ _. ..._.. ........_.... _.. t.. _ _... _ ..._. ~I Page 4 of 5 PLA-108 Date 07/26/02 Rezoning Application Vl. PROPERTY OWNER !APPLICANT INFORMATIO _. Current PropertyOwnerl pplican Core PrOpertleS, LTD. f Mailing Address: 401 North Front Street, Columbus, Ohio 43215 r -------- ---- ~{Street. City, State. Zip Code) ----- ----- -- - - ----- ' Fax. DaytimeTeiephene: (614) 221-5600 ~ t (614) 221-1623 ........... . . ----- ---- -----..-....--...- OWNER'S REPRESENTATIVE 1NFORMATIO--- :...................................................................... - - -... VII. -- - - ......................... _ ~ Ben W. Hale, ' Representative if different from properly owner or applicant: Jr. (Also complete Section IX) .__ __. ._ Mailing Address: 37 West Broad Street, Suite 725, Columbus, Ohio 43 {Street. City. State. zip Code) ----- --------- - _. .__. _. .Fax: Daytime Teiephorte: (614) 221-4255 (614) 221-4409 VI11. PRIMARY CONTACT: --------•---------------------------------------- --- ----------------•----------------- - ----• ................ ............................. ....................... -------.-.........-..:-..........-.-..--- ---•------........-- ------ ...-...........-....~ j Who is the primary contact person? (If different from Owner's Representative 2nd Applicant) Ben W. Hale , Jr . AUTHORIZATION TO V1S1T THE PROPERTY: Site visits to the property by City representatives are necessary in order to hotograph and post a notice on the visit t IX o . rocess :iris application. The Owner.'Appiicant hereby authorizes City representatives , p p property described in this application. X, UTILITY DISCLAIMER: The City of Oubiin will make every effort to provide essential services to the property as needed. However, the rapid growth of the City of Dublin and northwest Franklin County has stretched the City's capacity to provide these services to the limit. As such, the City of Dublin may be unaovalt of lh serequesP or ~ezo tl g bytthe DubIa~IPIa~ n ng a Pd ZoningtlCommiss oun adnd/or The Applicant/Owner acknowledges that app Dublin City Council does not constitute a guarantee or binding commitment that the City of Dublin will be able to provide essenUa services such as water and sewer facilities when needed by said Applicant. XI. OWNER AUTHORIZATION FOR AGENTlREPRESENTATI -- - - - - ---------- Please see attachment the owner/applicant, I • _-- hereby authorize to act as my agent/representative in all matters pertaining to the processing and approval of this application including modifying the project, and I agree to be bound by all re resentations and a reements made by the designated ar~en . ---- .... .. . ... ... ° -- - - Date: Signature of Current Property Owner: XII. APPLICANT'S AFFIDAVIT ti;e applicant/authors-~d ~ Ben W . Hale , J r . -------- - - -' representative, have read and understand the contents of the application. The ir•,fomiation contained in this application. attar ie~ i exhibits and othar information submitted is complete and in all respects true and correct, to the best of my knowledge and belie _.-. ___... - - ate: T SignatureotApplicant or Core rOPertleS, 12~2~02 Authorized Representative: By ; _-.. - -- __ _.. .. _.._ __.. / ~ - - --_ day or _.1~=4~~- - -- -- zo ~~ Subscribed and swprr. to oe[ore me this -__~ _ _-- - //~~ ,,,, Notary Pcbii' - ~ --Lf~'C,-'-_~F~~` ~`----- RIA( S~ r ~ = ~ PLA-? O8 Date p7i26/02 3 pl~:ati ~TEPHANIE C. GLAIR Page 5 of S { Notary Public Stale of Ohio \;s+~, `o~~ My Commission Expires 10-29-06 ~9TF nc O~if 1- 2-03;10=54AM; Sml ih and Hale :6742214409 # 2/ JACK K. VOGEL & ASSOCIATES rFrErNOr~e uo-~tacas ztatst.~o~i To Whorn It May Cancem: OAK COMMONS 1098 E.et Stgte Stmt, Suife "C" Salem, Ohio 4Q45Q-2228 ~~nx No. uoan-oroo We, Jack K. Vogat and Aifeett V. Vogel, as the owners of the property located in Dubin. Ohio, known as Distriec 273. Parcel Numbers 8252-0 and 8254-8 In Frartktin County, Ohia, consisting of 31 acres more ar less, hereby grant to Jeffrey A, CoopQrsmith, CORE Properties, ltd., and ar their designee, the authority to submit and pursue the rezoning of our property bafnre the City of Dublin Plahrtir~a Commission arad the Oublin City Council. The property is currently udder contract for purchase by the appl~c~r,t of sold rezOrting application, and the eartCract authorizes the rezoning of the property on our bohulf. t '~~ ~~° ~ ._ _r _ .. _ ~~ • .c ..~ ~-~ ~- - Date .lac ,Vogel n V. Vogel 6y: Cynthia Vogel Kenst, P.O.A_ 26.3 74 Acres ~X ~ 1 ~ ~ 2 , Situated in the State of Ohio, County of Franklin, City of Dublin, containing 26.374 acres of land, more or less, said 26.374 acres being comprised of all of that tract of land described in the deed to Jack K. Vogel of record in Official Record 541 C10 and all of that 0.100 acre tract of land described in the deed to Continental Sawmill Limited Partnership of record in Official Record 28646A14 (all record references being to records of the Recorder's Office, Franklin County, Ohio), said 26.374 acres being more particularly bounded and described as follows: Beginning at the northernmost comer of said 0.100 acre tract, the same being a point of curvature in a westerly boundary of the right-of--way of Federated Boulevard (now Village Parkway per Dublin Council August 1, 1988) as the same is designated and delineated on the plat entitled "Dublin Village Center (Dedication of Federated Boulevard, Dublin Center Drive, Tuller Road and Easements)" and shown of record in Plat Book 65, Pages 27 and 28, said corner also being in the easterly line of that 10.00 acres tract of land conveyed to Byers Realty, LLC by deed of record in Instrument Number 200203270077593; thence, with the easterly line of said 0.100 acre tract and with a westerly right-of--way line of said Village Parkway, the same being the azc of a curve to the left having a radius of 361.19 feet, a central angle of 34°52'49" and a chord that bears South 14°49'51" East, a chord distance of 216.50 feet to a point; thence westwardly, with a southerly line of said 0.100 acre tract, the same being the arc of a curve to the left having a radius of 19.31 feet, a central angle of 83°16'09" and a chord that bears North 73°54'13" West, a chord distance of 25.66 feet to a point; thence southwestwazdly, with the southeasterly line of said 0.100 acre tract, the same being the arc of a curve to the left having a radius of 802.00 feet, a central angle of 03°16'51" and a chord that bears South 62°49'10" West, a chord distance of 45.92 feet to a point in the easterly line of said Vogel tract; thence South 02°34'01" West, with the easterly line of said Vogel tract, a distance of 972.19 feet to the southeasterly corner of said Vogel tract; thence North 86°20'02" West, with the southerly line of said Vogel tract, a distance of 1050.88 feet to the southwesterly corner of said Vogel tract; thence North 03°03'03" East, with the westerly line of said Vogel tract, a distance of 1093.30 feet to the northwesterly corner of said Vogel tract, the same being the southwesterly corner of said Byers Realty, LLC tract; thence South 86°24'36" East, with the northerly line of said Vogel tract and with the southerly line of said Byers Realty, LLC tract, a distance of 1041.62 feet to the northeasterly corner of said Vogel tract, the same being the southeasterly corner of said Byers Realty, LLC tract and in the westerly line of said 0.100 acre tract; thence North 02°36'33" East, with the westerly line of said 0.100 acre tract and with the easterly line of said Byers Realty, LLC tract, a distance of 100.74 feet to the point of beginning and containing 26.374 acres of land, more or less. Subject, however, to all legal rights-of--ways and/or easements, if any, of previous record. The bearings shown hereon are based on the same meridian as the bearings used in the metes and bounds description of said 0.100 acre tract in Official Record 28646A14, Recorder's Office, Franklin County, Ohio. ~~~ 1 CT CI w II -- r wnr ~ gROWWNG ,`~ ~,a ~ ~ HANNA HILl.$ OR MACOUFF i ~ G G ~ J ~ ~ fti ~~ ~r ~ z P ~ E~ ~ COTE F F ~ YiFl & w ~ ORKk1T ~ 4z o cH1n'/ CI ~ T Il V ~~ . ~" A ~ ~ ~ W tai ~ ~ o z ~ WP µa RUN ~ z z S 3 ~ ~TM ~ y 4 ` ~ *: ~ O ' E 0 ~ g °L Z p ~ w ~ F _ U ~ ~ ~ C ~ ~ a Z ~ ~ CLOVER ~ CLOVER ~ p« ~' ~ p i ~ W Z OL i ~' 1 p ~~ 2lanr=•=>aD ,~7RINC CT Z tN ~ ~~t ST Si N,~ ~ WATERFORD OR i MEADOW Z Z a a MARION ST ~ W aSA W ~ < ~ Y QEY ~ LN IGNCVtEW pIj CRANDNEW OR ~~ ~ ~ ~ DR L ~~ c T1M ~ m z A O r Z ~n z~ Z 77 O CRAAER CREEflC p Ct -A= U vl ~ a = o cT v r HAwA~ LH ~~ ~ r~ a SOlfTF1RY CT ~ ~ MWNG_ 1LXlER RO TUILER RO 21a SYCAMORE RIDGE DR 216 RUSH ST 2+~ aum sr 21e aVlstoN sT 21 z1~ Sr1ou~E A 16 21A I ~ ® ~~ A4 219 21d 211 ~-c DALE OR Zte OVAL ST NORiH -`TE1 21f OVAL ST SOUTH g -- 279 ECC CT o 0 o OAVES WAY FIArMCER ~ SAWMILL PT ~ ~ WEST DUEILN GRANNLLE RO ~~,c~ ~'tYO~ LN MARTIN 20a ~ LILLY-MAR CT 2py ~ Y U DRAXNAR ~ F'L ~ ACHARY CT MARTN RO WAY MARTIN RO 2a CI~LO~Ct1 aR zoo ournwv>H wA ~ 20d AROENLEE Ci o0 O OEIFSURl1 AV v [5 ~~ Y \~ "~f ~~ST // \\ a4 ESSIGN TON OROR ~1 t~,t~~~iZ 3-`? APPLICANT ATTORNEY MUNICIPALITY Core Properties, Ltd. Ben W. Hale City of Dublin 401 N. Front Street 37 W. Broad Street, Suite 725 5200 Emerald Pkwy. Columbus, OH 43215 Columbus, Ohio 43215 Dublin, Ohio 43017 PROPERTY OWNER Jack & Aileen Vogel 854 S. Lincoln Avenue Salem, OH 44460 SURROUNDING PROPERTY OWNERS Arcus Data Security, Inc. Byers Realty, LLC Chelsea RP, Ltd. 745 Atlantic Ave. 390 E. Broad Street 6800 Lauffer Rd. Boston, MA 02111 Columbus, OH 43215 Columbus, Ohio 43231 Columbus Southern Power Co. Continental Sawmill, LP Thomas Family, LP 700 Morrison Rd. 3300 Enterprise Blvd. 7780 Brock Rd. Gahanna, OH 43230 P.O. Box 228042 Plain City, OH 43064 Beechwood, OH 44122 United Dominion Realty Trust, Inc. Charles Warner & Edward Belz Wendy's International, Inc. P.O. Box 4900 2226 Atlee Ct. 4288 W. Dublin-Granville Rd. Scottsdale, AZ 85261 Columbus, Ohio 43220 Dublin, OH 43017 '+cott Donnabelle, TR Pierce S. L. Enterprises, Ltd. Ethel Schnell '.O. Box 191 7356 Macbeth Drive 6629 David Road ~~ Jublin, OH 43017 Dublin, OH 43016 Dublin, OH 43017 Tall Pines Holdings, Ltd. Linda Myers Ima Moore 3473 Mildred Road 6583 David Road 7055 Shier Rings Road Falls Church, VA 22042 Dublin, OH 43017 Dublin, OH 43016 Mary Warner Lowe's Home Centers, Inc. James & Lois Harkness 6595 David Road P.O. Box 1111 1820 Upper Valley Drive Dublin, OH 43017 N. Wilkesboro, NC 28659 West Jefferson, OH 43162 Phele Investment Properties 4051 W. Dublin-Granville Road Dublin, OH 43017 mi vogel.lbl (Disk 6-12/2/02) ~/~ SECTION III Development Text Dublin Commons 11/17/03 #02162 Site Overview Location & Size The subject property is composed of two parcels, the Vogel Property and a 0.1 ac. parcel owned by Continental. The ±26.374 ac. site is rectangular in shape, the north-south dimension measuring ±1,100' and the east-west dimension being ±1,050'. The site has approximately 150' of street frontage along Village Parkway. Existing Conditions and Character The site is in agriculture, except for tree rows on the north, south and west property boundary. Drainage flow is generally east to west. Existing and Proposed Land Uses Currently, the site is zoned R-1 and is in agriculture. Located to the north of the site is Byers Chevrolet /Dodge, zoned PCD. The eastern boundary is adjacent to CC, including Charles Penzone and two vacant parcels. The south property line abuts two vacant R-1 parcels and Wendy's Corporate Office, zoned CC. Parcels to the west are zoned PUD and CC, this includes Sycamore Ridge Apartments (8.77 du/ac.). This application requests a PUD zoning classification. Residential and park/open space uses are proposed for the site. Relationship to the Dublin Community Plan The Dublin Community Plan currently classifies this property as "Undeveloped" on the Existing Land Use Plan. The Community Plan recommends a "Residential-High Density" future land use. The Tuller Road Area Plan recommends this area to develop as a coordinated mix of office, research and development, retail and multi-family residential uses while establishing a stronger sense of place and central focus. The development of this area should facilitate pedestrian movement between uses. The proposed development plan calls for attached townhomes to be organized around a public green and open spaces. The development plan also provides both pedestrian and vehicular connections to surrounding land uses. Dublin Commons 11/17/03 #02162 Project Summary Proposed Use The Development Plan proposes the rezoning of an existing R-1 district to a Planned Unit Development (PUD). The goal of this project is to provide an attached, fee simple townhouse development organized around public open space and park areas in a traditional neighborhood development pattern. The site plan locates townhouse lots around ±6.43 ac. of open space, on the ±26.374 ac. parcel. Sixty-six attached, fee simple townhouses will provide 132 units, for a gross density of ±5.0 D.U./Ac. Parks & Open Space The usable open space portion of the plan will total ±6.43 ac. The City of Dublin Zoning Code requires ±6.6 (25%) ac. of open space. There is an additional ±2.2 ac. of open space for a total of ±8.63 ac. open space. Provision of Utilities All utilities will be designed and constructed to meet the standards established by the City of Dublin Engineer. Sanitary sewer service will be provided by an eight inch sanitary sewer located on the south side of Tuller Ridge Road, terminating at the site's west property line. This line, which is owned and maintained by the City of Dublin, will be extended through the planned development. There are two existing water mains adjacent to the project. An eight inch line along Tuner Ridge Road terminates at the west property line. In addition, there is a twelve inch line on the north and east sides of Village Parkway. These two lines will be connected with the extension of Tuller Ridge Road, completing a loop. Access and Circulation Primary access to the development will be via Village Parkway. A public street will be extended into the site in a northeast to southwest direction from Village Parkway. Tuller Ridge Road will be extended east as a public street and provisions will be made to provide a stub for the future public Shamrock Boulevard to the south. These connections follow the Barton-Aschman Associates, Inc. traffic study for the City of Dublin, 1998. A traffic circle and public green will be located at the intersection of these three streets. At the southeast Dublin Commons 11/17/03 9 #02162 corner of the site an access point will connect to the Village Parkway Extension. An eastbound right turn lane will be added to Tuller Road at the Tuller Ridge Road intersection. Once the connection to Shamrock Boulevard is established then Tuller Ridge Road becomes aright-in /right-out. Public streets will provide secondary circulation through the site in the form of an outer loop street. Private one-way alley streets will provide access to garages. All streets shall be designed and built to the standards established by the City of Dublin Engineer. The existing Tuller Ridge Road bike path will be extended through development, along the north property line. The bike path will connect to the existing Village Parkway bike path. Dublin Commons 11/17/03 10 #02162 Development Standards I. Permitted Uses A. Attached fee-simple townhouses. B. Public and private parks and open space. II. Development Density A. The gross density shall not exceed 5.0 d.u./ac (132 units). III. Lot Requirements A. Setbacks 1. Front yard: 12' minimum, porches permitted 8' into the setback 2. Side yard: 5' minimum 10' minimum on corner lots 0' on parting wall 3. Rear yard: 6' minimum from alley R/W. B. Building Size 1. Minimum Unit size: 1,600 s.f 2. Minimum Building size: 3,200 S.F. C. Lot Size 1. All lots shall be at least 27' 6" wide at the front setback line and at least 100' in depth. D. No-Build Zones Dublin Commons 11/17/03 11 #02162 A no-build zone is an area designated on a subdivision plat which shall remain free of any structures including, but not limited to, drives, walks, buildings and outbuildings, sheds, fences, swimming pools, decks, swing sets 1 play structures, satellite dish antennae, basketball courts, etc. Nothing herein shall prohibit overlot grading and drainage facilitites and utility lines and utility structures within said no-build zones. 2. Landscaping shall be permitted within the no-build zone. 3. No-build zones will be located and indicated on the subdivision plat. E. No-Disturb Zones A no-disturb zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Grading activities and the placement of utilities are also prohibited within this area. Utilities may cross at right angles through a no-disturb zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets /play structures, fences, antennae and basketball courts or other sport courts are prohibited within a no-disturb zone. 2. Additional landscaping buffer shall be permitted within the no-disturb zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. Extra care should be taken to avoid root damage to existing trees. 3. No-disturb zones will be located and indicated on the subdivision plat. IV. Thoroughfares A. All public and private streets will be designed and constructed to meet the City of Dublin Engineer standards in pavement thickness, strength and durablility. B. Public Road 1. Divided Residential Road a. R/W width i. 80' minimum Dublin Commons 11/17/03 12 #02162 b. Pavement width i. 20', back of curb to back of curb for lanes on either side of the median. c. Parking i. Two lanes, one on each side of median adjacent to residence. 2. Undivided Residential Roads a. R/W width i. 60' minimum. b. Pavement width i. 28'minimum, back of curb to back of curb. c. Parking i. One lane, adjacent to residential side of road. 3. Landscape islands within any R/W will be designed and constructed to meet the standards as established by the City of Dublin Engineer. C. Public Streets 1. Undivided Residential Streets a. R/W width i. 50' minimum b. Pavement width i. 28' minimum c. Parking i. One lane, adjacent to residential side of street. 2. Alley Streets a. R/W width Dublin Commons 11/17/03 13 #02162 i. 16' minimum b. Pavement width i. 12' minimum c. Parking d lle street i. Not permute on a y d. Services i. Waste collection and mail boxes to be located in alleys ii. Maintenance to be completed by Home Owners Association C. Thoroughfare Matrix Street Type A B C D Description Divided Undivided Undivided Alley Residential Residential Residential Street Road Road Street Ownership Public Public Public Private R/W Width 80' 60' S0' 16' Pavement Width 20' and 20'* 28'* 28'* 12 Traffic Flow two-way two-way two-way one-way Number of two one one 0 Parking Lanes Curb YeS yes yes no Tree Lawn Width 7' 8' 6' n/a Sidewalks both sides** both sides** both sides** n/a Sidewalk Width 4' 4' 4' n/a * Measured back-of--curb to back-of--curb ** Except in park or open space areas V. Landscape Architecture A. All landscaping will be designed and installed in accordance with the Dublin Zoning Code. 11/17/03 14 Dublin Commons #02162 B. Entry Feature 1. A landscaped entry feature shall be constructed at the Village Parkway entrance. This entry feature will include integrated project signage, stone walls/columns, lighting, landscaping and irrigation. 2. The entry feature shall be maintained by a forced and funded homeowners association. 3. The entry feature shall be located in a landscape easement within the open space reserve(s). C. Tree Preservation 1. The site shall meet the requirements of the tree preservation and replacement ordinance. 2. All trees to be preserved will be protected by construction fencing placed outside of the critical root zone prior to the start of any construction and maintained throughout the entire construction period. D. Street Trees 1. Street trees shall be installed along all public and private streets, excluding alley streets. 2. Street trees shall be spaced 45' to 50' on center. 3. Street trees species shall be selected from Group A of the Dublin Landscape Code. E. Dedicated Parks /Open Space 1. Prior to dedication to the city, the developer shall be responsible for the following: a. Design and installation of an eight-foot wide asphalt bike path, from Tuner Ridge Road, along the north property boundary to Village Parkway. b. Design and installation of any water features and/or retention areas. Three fountains are to be added to the retention pond with design and placement subject to staff approval. c. Design and installation of any park structures and/or pedestrian or bike paths. 11/17/03 15 Dublin Commons #02162 d. Design and installation of traffic circle and boulevard landscaping. e. Fine grading, seeding and landscaping. f. Removal of all existing farm fencing to the satisfaction of staff. F. Fencing 1. Fencing shall be wood. 2. Two styles shall be permitted, picket (3' height) and 4' privacy (4' height). G. Lighting All lighting to meet the City of Dublin Exterior Lighting Standards. 1. Coach Lights i. Coach lights shall be 8' tall. ii. One coach light shall be located in the front of each building. 2. Street Lights i. Street lights shall be 12' in height, similar to those existing in Old Dublin. ii. One streetlight shall be located at each public street intersection, and two in the central park. H. Landscape Buffer 1. Additional landscaping shall be added to supplement the existing tree row along the north property line, subject to staff approval. 2. The landscape buffer maybe deciduous trees and shrubs, evergreen trees and shrubs, ornamental trees, perennials, any combination thereof. Earth mounding may be used where existing trees are not present, provided it doesn't disrupt the master drainage plan. VI. Architecture A. Building Height 1. 35', as measured per the Dublin Code Dublin Commons 11/17/03 16 #02162 B. Exterior Materials 1. Siding Materials a. The exterior of all structures shall be finished to grade using all natural materials, including brick, stone, manufactured stone, wood, stucco, fiber-cement siding products or any combination thereof. 2. Trim Materials a. Wood, aluminum, copper or fiber-cement products. 3. Roofing Materials a. Dimensional asphalt shingles, wood, slate, metal or copper. C. Exterior Colors 1. Siding Colors a. Natural earth tones and /or warm neutral colors, including white. b. High-chroma colors are not permitted. 2. Trim Colors. a. Natural earth tones and or warm neutral colors, including white. b. Complementary or contrasting to siding color. c. High-chroma colors are not permitted. 3. Roofing Colors a. Asphalt shingle colors shall be from the color range of natural materials; such as, but not limited to wood shakes, slate, etc. b. High-chroma colors are not permitted. D. Architectural Elements 1. Four-sided Architecture Dublin Commons 11/17/03 17 #02162 a. Similar architectural design elements and details shall be consistent throughout all elevations of the primary structure. b. Windows and/or doors must be present on all four sides of the structure in a manner that is consistent with the treatment used on the front elevation of the primary structure. c. Blank walls are prohibited on walls that are greater than twelve feet in length on the primary structure. d. All doors and windows shall be surrounded by a minimum of 2-1/2" wide trim. Trim detail shall be consistent on all four sides of the primary structure. e. When brick, stone or manufactured stone is used on the front elevation of the structure, it must be repeated in some form (water table, chimney, corner wrap, or similar treatment) on the remaining elevations of the primary structure. 2. Chimneys a. "Cantilevered" or "direct vent" chimneys are not permitted. b. All chimneys shall be built on a foundation. c. All exterior portions of chimney shall be finished masonry, consisting of brick, stone and/or manufactured stone. 3. Roof Structures a. Gable, hip, shed roof structures or any combinations thereof are permitted. b. Mansard roofs are permitted as secondary roof structures. c. Primary roof structures shall have a 6/12 minimum pitch. d. Secondary roof structures shall have a 3/12 minimum pitch. e. Eave overhangs shall be a minimum of 12", and rakes shall be a minimum of 6". 4. Garages a. All dwelling units shall have a detached garage of sufficient size to accommodate a minimum of 2 standard sized automobiles, side by side. Dublin Commons 11/17/03 #02162 18 b. Rear or side load garages are required. Dublin Commons 11/17/03 19 #02162 SECTION IV Exhibits Dublin Commons 11/17/03 ZO #02162 Proximity Report Results Dublin Commons Village Parkway, Dublin, Ohio The selection distance was 500 feet. The selected parcel was 273-008254. Disclaimer This map is prepared for the real property inventory within this county. It is compiled from recorded deeds, survey plats, and other public records and data. Users of this map are notified that the public primary information source should be consulted for verification of the information contained on this map. The county and the mapping companies assume no legal responsibilities for the information contained on this map. Please notify the Franklin County GIS Division of any discrepancies. Proximity Parcels ~ •.. 1 273-009088 BYERS REALTY LLC 6801 VILLAGE PK 2 273-008811 THOMAS FAMILY L P TULLER RD 3 273-008249 THOMAS FAMILY L P 4313 TULLER RD 4 273-009124 ARCUS DATA SECURITY INC 4260 TULLER RIDGE DR 5 273-009079 UNITED DOMINION REALTY TRUST INC 6700 TULLER RIDGE D 6 273-009150 UNITED DOMINION REALTY TRUST INC 6700 TULLER RIDGE D 7-g 273-008805 WENDYS INTERNATIONAL INC 4288 W DUBLIN GRANVILLE RD 10 273-008252 VOGEL JACK K VOGEL AILEEN V W DUBLIN GRANVILLE RD 11 273-008375 WARNER CHARLES W JR BELZ EDWARD E W DUBLIN GRANVILLE 12 273-008277 CITY OF DUBLIN OHIO DAVID RD 13 273-009324 CITY OF DUBLIN DAVID RD 14 273-008288 COLUMBUS SOUTHERN POWER COMPANY 6675 DAVID RD 15 273-008287 COLUMBUS SOUTHERN POWER COMPANY 6655 DAVID RD 16 273-008314 COLUMBUS SOUTHERN POWER COMPANY 6649 DAVID RD 17 273-008285 SCHNELL ETHEL A 6629 DAVID RD 18 273-009750 COLUMBUS SOUTHERN POWER CO DAVID RD 19 273-008284 LOWES HOME CENTERS INC 6630 DAVID RD 20 273-008313 COLUMBUS SOUTHERN POWER COMPANY 6644 DAVID RD 21 273-008286 COLUMBUS SOUTHERN POWER COMPANY 6656 DAVID RD 21 273-009121 CONTINENTAL SAWMILL L P DUBLIN VILLAGE PW 22 273-008315 COLUMBUS SOUTHERN POWER COMPANY 6668 DAVID RD 23 273-008316 CITY OF DUBLIN OHIO 6672 DAVID RD 24 273-009749 CITY OF DUBLIN DAVID RD 25 273-009152 CONTINENTAL SAWMILL L P DUBLIN CENTER DR 26 273-009119 CHELSEA RP LTD 6671 VILLAGE AV 28 273-009045 CONTINENTAL SAWMILL L P 6800 FEDERATED BL 29 273-009153 CONTINENTAL SAWMILL L P DUBLIN CENTER DR 30 273-009094 CONTINENTAL SAWMILL L P 6635-689 DUBLIN CENTER DR 31 273-009054 CONTINENTAL SAWMILL L P 6711-815 DUBLIN CENTER DR 32 273-009118 CONTINENTAL SAWMILL L P DUBLIN CENTER DR 33 273-009084 LOWES HOME CENTERS INC 6555 DUBLIN CENTER DR Slte 273-008254 VOGEL JACK K VOGEL AILEEN V SAWMILL RD Slte 273-009510 CONTINENTAL SAWMILL L P Columbus, OH 43017 02162 proxy 6/2/2003 ~~ ~g~' *b: e ', iig,~r 1 ' itV 'y ~ ~f r r ~, K _ ` e 4 ~ ~r~n ~r~ //////rrr ~ ;~, t S" 'fit.:' ~ ;i ~ ~, "`p, 4 _ k -.. e r a +~ ~ ,'+~.. r ~ : ~n .~ _ i1,~" '~~ ,,,,a, ~ ' _ ~` . 4 ~ b + ~ ~ ' ~6+~'~ "fdr"a °,`~. a , w.~ F ', '~,s "- r ~;r ~a~ ~, _.... .. ~. .. ...,.,e.. .,_.._ ~~~~+ .... ~- - -,. ... ~ %. Ft ~ ° ~ "b~ b i r I r, a ~i kt~, r4 ~ : _ ~ r >,l /%, !! N .'y j' .; rrir ~ ~ ~~?i I ~.t+rra~ 1+M Yrz~~ ~~i':~ ~ ;,~M ~F .gym. '~~ 'r~ ~ ~ ! ~F_ {I L ~~~"~ t„ !# ~. 'J 1741 ~. ,' , ,. y ~ .~ , Fy !. 1~ f P ~r g~. ~~ -v1~ r~ '~`~ I ~'Y ~~lttF~~~ ~ ~~ ~ O ~~ ' ! _ ea ~ ~ ~ ,~ r /r.. ~ b ~. lK:~e F ' ~fl I µy. i2~~r.~~:.~„~ 6 ~ ~~ C ~ G' I~r ~' ~p e,t ~ ~, '~., ~, ~~~ e.,?6 .`h ~' ,~ reN~'~ a I III k ~! a::~• ... ii ti. r .. ~ is ~~. m x . r" R yyp f ~"` .r I ~ f r~` .. _. .. s ^' ~ ~_ i ~ ~i~ ~" r .. r a rA" ~ ear 'TI r rr x ! rra,r~ ~ r_,h r ~,,, rr~r ~ ~ ~ ~F ~ x- C ~ Y--I _ Y ~'+ f ~{ F ( , {~ ~~ .~. I r err q:Y r a~ 3 ,~~ r r s r.. ~ ' h ~ ! IR ,i r' r r, ~ Q v w r ~' -e _~ ~i r~ ~ F+'w.arti~f~:r ei i"' ~e ~a n:,iut ~ ~ `I 4~ ~t~' w, F~ r" i~l r.; +~, r. ^ A ~ YMM ~ \/1 A ~ .e ''e ~, :r Aie YMAM I r.. 74 ;y~. ~ ~ .-. V IC ~ r . r „ ~ ^ 9th ~~," ..,~ r r, r ar err ~ ~ ` i , ~ r ~,' 3 o _ ~° ~ ~ i `'_'. ~ ! ~ l~r r ---~---~, ,+~` ~ ~ ~ ~ ~ ~ ~i~,., x,4!„7• ~tl ~~ . ~ "-,. ~` - `"~ $ ~ ,~ r. d i ~ ~ ~ P ~ ..~ !t ~Awt{e,. tm~ r.'w"Rri'I~ _ c. Q' . - r a~ ~' r - r~ ~q ~ ; ~ JJ ~n ~ ' u M 1 ti. ~ ~ ~1 ~ flf ' I w.,,e :r~,,,~ .L.~~. ~~ ~~ 'ter ca F~ y ~ i ~ r Fil ~ id „ ~ `~ ~ r ~ 'p ~ ...M. ~ _ _ " I ~~i r ~- I f = J ~~ k _ ~ z ...n ~ r~' i i . 4 ~• ~ 1.:_ ~ r ~ ,tee I _ ~ _ ~`~. ~-- . _. ~, - ti, r ~ ~ c- _ - .. c r.,, +` ;~ 17 w~ ' ~'i ~ r 4rY c. ~Y!4 ~ i 14 r s 5: r 1r r~ 'e"'~€ X11.- ~ 'i~i6.,.~19'~~,1.~ ~ ~ ~3. T .2R ~ ~-L ~ ~ ~ '` ,~/~+,,... ~ .s_ a _. ~ ;~_. ..., ~ 5M T r6 ~ Zt'k n ..r`y ~Z ~ ` ... *s ~ ~~ +Y( '1r1. +SSS~y g'` w,._.~''i,. ~,~~„ryw I ~ ~ ~ i~ 3 •,g. ~ .. '1 f~~~,~~~'"a u. :. ~• a ~4 rr,. * to pp ~1". q ~ r ~' ~ / ~ i. `~ :; ~ "-w :. A b. 'd c i~. ~ r ~ ~ -. ~, ~ ' ,_ . ~I ~ C - - r '- Z: ~4:,' it fl ~ uYT:h 14~q:i~: ~ r M ~+, ~r~ t _ $~Y. r I y~g Y r i. ~ r / ~. F .. , w r r ~ tn.r t4~'~~re•~~'~`a, ~tr ar i u +"+-n'~.t'-~' .' •.. n..e !rtw ~ ~~ sm i ~' ` a jp~~-; _.. ~` ,~ ~ . m r ~. -m 4 s; _ '. . -;.~ ~gyp-,,. y,~~~ ~~, ~ ,~-. qT.*,«t -: 4y~ i~eea ,rqi a'~ y r.~.ll r,.F .~ ~~9 '~.~'~:r~ _ ~~ ~,}~~,1 a :~.. 'P~f.':~i°-.32'+.~,r,~_.~:~_ /~ .i~'.. rt. + ~':,,yl;. :., ~ ~.- ~ '`•~`i'~"e .. a-:e y.i4~°-".. ~:as. ~,-M°'~, .14~~~_. t r .. ~, .~ t , >, ~^Siw sue. aa"u. - f ~ ._:.. .r ' ~~ ~.._ ..~ ' ;~ ti . s . .. eau- ".r_,:tN'"' £'.' ,, R n - < M O 0 N ~. U 0 v .~ 0 C~ O U x 'd p~ g ~g ~~~ 8~ 3 N 0 `~~ r ~~ :_ ij % ' P-~~~ t' ~ .. ~.t,ip.., ., i r a w ~i*~. '~ ~J r~ f -~1 fix' „_! iT" ~. O r T l F~~/I FiH ~~,". ~ wA ' ~ O h~ i 'Y I O Y~u.. _+~nys' ~ ~ .~ O x .~~~'-' a 6' O _ ~ 4 ~ 1; ~ ~ • x, _O O , F: J ~ F: 1 ~ ~ Q r l \ / T ro I; I.~ a i V 3 ~ ~. Q. IL/~ .k ro 0.. r ,i _._. ._ _.. ~~ ~ by ro U I~ F ~ ~-' ~_ ~ m ~ pa GA < i ~ ~: ,.,~.a~ I L ~ ~ W - p Pt..igl 1 ili Y em ft~(}~J. t9 I c ~`~o' ~ - M fs .xr ~F,.. ^~, „ t. ~ ~ ~~` ~~~ I Y dd4'.. ~'G E` ~~ i ~. k' r ~~~WY b g9'. ,g,,. ~' ~ r t N ~ ~ ', .x t x ii xf .~ "~~ . ~- r ~ ~ sx ~. ~ ~+ i i '. ..... xu+11.~+h Ji t t N~ ~Y {~~ ~. `~ .pays a ~w~ l u~4 "~; [°~i,~ ~ ~, w x . rif ' - ~ ~'~~ ~ F'.. ,, c t ~ i. 4 ~ c ; I ,;r: ,vf s +r F ,~ :; ~rx. '}' ~" 3¢ `~ x~t - s F ~o.F ~ ~t5 ~. i, - ~' ~ ~r ~~" E !L~ _- V i 1 x 1 Ft !-; __ .. i fi i 1 I - ~~ mow' - x, m y ~.. _. ~,: '( r ii I .. M O O N V O r O N .~ O O U x 0 x b b a a 0 0 c %~ ~ U U ~ aFO oFn v _ _ w ui cC tltlx ^ F'+ c ~, o ro ~ 3rn ~b~ ~ ~ o ~ ~O ~ ~ o ~ a ~a~ ou ~ :~ ~, o ro ~° ~ o ~ ~ d o w° ~ Y ~ ~ y ~ vVi "d U ro W C ~ O Y ~ ro ~ ~ ~ T ~' ° ~ b a, q ~ ~, ' W w v ~ o ~. z° ~, f I~ ' i P '..t s 1 .'. ~' ~r 8 c g i~ z 3 0 ~~~~~~~~~~~~~~~~~~~~r~~~~~~~~~~ ~ ti ~ O ~0 ~~ _ _ i l i t '~ t ~ _ ~ l O \ y j h O 0 1 (~ -~~' ~ o ~ o ,~ ~ ~ f a ~ ~ o _ ~ ~ W o 0 - -~ o Q -~ - ~ ~ ~ r > ~, > ~ _ ~ z ~ ~ ~~ ~ ~ ~ ~. a c ~ 3 .. Q -~ n ~~ ~ a H J ~ _ °' ~_ ~ x b > W ~ e ~~ ~ ~ j - ~ U ~s \`~ ~ c I'~1 \~ O ~~ i , r ~i ! ~ ~ ~ ~' ---~i ~ -- ----~ ~ / i ^ ~ ,- ~~ _ ^ ~_ ;- _- -- ,_- - i4 _ E-a ~ / ~ Q ^ ~ ,- _ ~ _ ~ _ _ _ _ _ ,_ ^ / ~ ~ ~' ~+ f \ ~ ~ W ^ ~ ~ i ~' ~ ~ - -~~ ~fi~l [~ ` ^ ~~ ^ ^ ~ ~ ' ~l ~~ ~~ r -~ ~ ~-~~ ~ ' ,~ ~ ~~~~ ~-~ 1 ~ ~ ~, 1' 1i ~ - ,~ 1~ _-- ~ ~ ~ _ r ._,-- ^. ~- ,I ^ ~ _ ~ i i I -- J % ' ii , ^ v~ Q / v~ i ~ ~ .- w ---- - w w w.__ - -- ' ~ ~ ~~-~ ~~ ^ ~i ~~ H I ~ ~ ~ I N ~ ~ ~ ~~ ^ ~ ~ ~ ~' , ; ~ w ~ -~~,~ I `` - =.~ - ~ W ~ i ~ ~ W O - ~' ~W ~~ ^ ~ ~ ~ ^ I _~ ~ ~ i .-~ ~ i ~~ ~ ~-- ~ ~ ~ ~ -- - - -- - ~ --- ~ - ---- ~~ ~~ ~ ~ ,'' ~ ~a ~~~~~~~~~~~~~i' ~\ ~--_- 26374 Acres Situated in the State of Ohio, County of Franklin, City of Dublin, containing 26.374 acres of land, more or less, said 26.374 acres being comprised of all of that tract of land described in the deed to Jack K. Vogel of record in Official Record 541C10 and all of that 0.100 acre tract of land described in the deed to Continental Sawmill Limited Partnership of record in Official Record 28646A14 (all record references being to records of the Recorder's Office, Franklin County, Ohio), said 26374 acres being more particularly bounded and described as follows: Beginning at the northernmost corner of said 0.100 acre tract, the same being a point of curvature in a westerly boundary of the right-of--way of Federated Boulevard (now Village Parkway per Dublin Council August 1, 1988) as the same is designated and delineated on the plat entitled "Dublin Village Center (Dedication of Federated Boulevard, Dublin Center Drive, Tuller Road and Easements)" and shown of record in Plat Book 65, Pages 27 and 28, said corner also being in the easterly line of that 10.00 acres tract of land conveyed to Byers Realty, LLC by deed of record in Instrument Number 200203270077593; thence, with the easterly line of said 0.100 acre tract and with a westerly right-of--way line of said Village Parkway, the same being the arc of a curve to the left having a radius of 361.19 feet, a central angle of 34°52'49" and a chord that bears South 14°49'51" East, a chord distance of 216.50 feet to a point; thence westwardly, with a southerly line of said 0.100 acre tract, the same being the arc of a curve to the left having a radius of 19.31 feet, a central angle of 83°16'09" and a chord that bears North 73°54'13" West, a chord distance of 25.66 feet to a point; thence southwestwardly, with the southeasterly line of said 0.100 acre tract, the same being the arc of a curve to the left having a radius of 802.00 feet, a central angle of 03°16'51" and a chord that bears South 62°49'10" West, a chord distance of 45.92 feet to a point in the easterly line of said Vogel tract; thence South 02°34'01" West, with the easterly line of said Vogel tract, a distance of 972.19 feet to the southeasterly corner of said Vogel tract; thence North 86°20'02" West, with the southerly line of said Vogel tract, a distance of 1050.88 feet to the southwesterly corner of said Vogel tract; thence North 03°03'03" East, with the westerly line of said Vogel tract, a distance of 109330 feet to the northwesterly corner of said Vogel tract, the same being the southwesterly comer of said Byers Realty, LLC tract; thence South 86°24'36" East, with the northerly line of said Vogel tract and with the southerly line of said Byers Realty, LLC tract, a distance of 1041.62 feet to the northeasterly corner of said Vogel tract, the same being the southeasterly corner of said Byers Realty, LLC tract and in the westerly line of said 0.100 acre tract; thence North 02°36'33" East, with the westerly line of said 0.100 acre tract and with the easterly line of said Byers Realty, LLC tract, a distance of 100.74 feet to the point of beginning and containing 26374 acres of land, more or less. Subject, however, to all legal rights-of--ways and/or easements, if any, of previous record. The bearings shown hereon are based on the same meridian as the bearings used in the metes and bounds description of said 0.100 acre tract in Official Record 28646A14, Recorder's Office, Franklin County, Ohio. 0 O ~ ~/ ~ O ° I \ _ ~ ~ ~ N ~ ~ o ~ l l ~. ~, ~~ ~ U N U ¢ .. ~ N ------- -I-- - -------- _-_--_-____ ~~,., ~~ -_-_-- _ V ~ M U Q U Q ~ ~ M ~ M Q °" C y ~ A ~ ~ z . - _ _ _ - - '- - - - - \- - - - - - ~ ° ~ V N ~ N O _ ~ u na Q FBI ~ •• v ~ ~ ~ ~ ~ A ~ N ~ _ ~ ___ °' 3 `~ h .. b ^a "^ C ~. n 3 ~ V w m L ~ ______ _ ___ -___-_ .~ ~ b .;M1irr ~ ~ a ~ ~ 0.. ~ ~ o --L - ~ r-. a v x _ ~ ^ > ~ ~ o0 ~, i ^ ^ ~ ~{ ^ '/ ~) ^ ~,..~ , '~ ~ ' ~ ; / A~ 4 °'~ ~~ ~~a ~`/ , x 3 b ~~ °a ~< ~ ~ ~ _, . ~. ~ ~ ~ ~ '' .L-.-~" ~ ~.- _ ~ , ~ ~ _~ ~ e- l -~. ~~~s N II I ca j i ~ i ;' ~ ~ I ~~ ~ ti z ~ a u ~ ~~ ~ ~ ~~~ -- ~ ~ O ~Z/j M F-~I O O O O p W ON F W O - ~ w. 0 0 ~ -'1 O K `J U /1~~11 = z o a A w - - - - N_ ~ ~ O I--1 ~ b c O I ` ~ - ~ ~ ~ > ~. " 3 ~ 3 ~ ~ I--i ~. ~ y x o -- - ~ °~ 1`---~ ca `~ ~ i 3 ~ h~ ~ ~ U % ~~~~ ~~ o ~ o ~ W x / v~ ~ 3 w ~ = G~ ~ 0 a x > b f ~ ~,~ a - ~ ~ ~ a~ 1~ 0 W ~a~ - I GI ii ti~ ii ~ ~~ "' ~ / ~~~ i `" 0 0 wm ~ ~ ~~ I I `2 I ~ e U~ i i ~ ~~ ~ ii- ~ i ~ III ~, i I I ~ i i IS ~~ ~ ~~~ ~~ 4, ~ i i ii -_ ~. I ~ -- -- - - -- - - ~ i ~~~ 1 1 i }{ _ ~ ~ ~_ I ~ ~ ~~ r oo~ ~ O N -C L '_f ~ ~ ~ ~ I. ~I v v F1 v IIIr 1 IIII-~~r- I ~ V ^ _ ~ I~ CQ a _, l _] ~ I_, ~ \ ~ r _ I, ~~ I e'°' ~ ~ ~ ~ ~_ i ~ i- - ~ ~ ;~~ ~i N ~ ~ ~ 7 \f g M M N O p~ })/ ~ ^ O' ~ ~~ ~I ~ ~ M N 1f N N ~ N (MV ~ M N I \~~ ~~ oo ~' L T L M I M -J ~_ ~~ ~. T N N ~N - I1I /\ i 0 ~ -_ -_ < ~r ~_- -_ ^ I ` ~ n / :/ / I 1 _ _ _ ( m ~ ~ M ~ I .~ I ~ ~ ~ o ~ 1 I ~ -_ K ., _ __ M I~ I _ ~ 1 C N i o ~ J _ ~ f ~} ~m ~~~ _ I _ ~ =I _ i ~~ - ~ ~ ~ .. I I ~ ~ ~ ~,,, ~ ~~r_ _ s _ __ ~~ r fI ~ N ~(((YYY... ~ ~ ~ ~~ ~~ '- - -- ~~-~ ~~~~ I. ~ ~ I I ~^ ~ ~ L: O "~ r I I _ q N U I {~ I ~- C _ +~ ~ ~ ,. ~ ~I a ~, d ~ ~ o ~/I ~ N ~ I I,~~ I 1 a Nr cd ~/~ e ~___ ~r J~ ~~ ~ rn 5 ~~ / , -__1 _ I ~ ~,^~ ~A ~ O o~ ~ ~ ~ A ~ I L o ~ t ~ °.~° L ly q ~ __ °` _ --~ ~~ ~ ~ ~ ! ~ ~ 0 e. ~ ~ ~ " ~.~ ~~~ ~ ~ ~~ _ 1- - ~ ~~° ~r ~ I ~ ~ -- _- _ ~ ~~~ ~~ . r 0 ~ ~ ~ ~- ,. ~° ~ ~ ,~ - i .. ~ ~ \ O ~ __ ~ - a , KK _ N - - ' i~ a+ o ~~ ~ ~ ~ ,~~ ' ~ b h / .-. ~. ., - -_ --- n,....~~ .. I ~,4, ~~, a .y __-_ ~ -,~ - _ __ _ ~1S pasodoad-~ -VS,~ - _ ~-~ _ -- ~ - ~~~~ ! ~ ~ ~ ^c ci - ~_~_._ r_ ~.. ~ ~~- ~ -- - _,titi.r ~~." - ~-xr __ - - ~ _ _ I .) '~ ~ l~-E~,~ ~ ~ - ~- , I ~ ~ k I ~ i ~ i ~~ ~ ~ I til ~I I ••~••~•••••••~see••••••••••••~••••••••o ---_ ,~, Q H O J ~: ~~~,. Q` ~- 0 \~ V` ~ ~ V i \ i ~ ~; II \ ~ D ,, .. I x { j! 0 ~ ,~ h 0 ~ ~l l I' __/ f I /' ~ cu N II J I I I I vi 0 O Q ~ ~ ~ R. O ^ U Q y ~ ~ b ~ '" ~ o Q O M ~ r-~ ~O ~p \O N _, > ~ ti v ~ " L1 T \ V >' cC N [~ Vl M a o v' ~ 3 ~ ~ 7 ~ ~ a 1~ p" c I~ ~ on ~h h~~l \./ a FLI M O O N w, N ,D O U N b _ N O O U l ~ ~ [~ d ._ •• ~~ M ~ W ~ w W H o c c c° v~ c7 aaH `\ 1~ I 0 ~ - I ~_-' U I ~I I Y ~ I II - - ~ _ _ _ ~ II ~ I ~ II II ~ ~ ~ I I III IIJi II I I 0 0 I I I II l ~ ~ I~ I .\ I I I I _ n I ~__-- / I ~ II - - - - ~~ I I it I I I I I I I I I I I I I I I I I ,. __.._._~ __.____. .. _ ~ i I --------_---- - _-------_-_____-__ ~;~" I I --- ---~---------_- --- 1 I .- -___ 1 I 1 1 \,~ 1 L 1 1 ~~ A rt- ~~ A ~~~ \ I I I i ~ i i .....••••••••~r~"~••r••••••••r•~~••••••s•• -- - ~~ - - -' _ Y Q W W W f /' 1111111 0 ~ ~ ~ ~ af'+ e> Q ~ ~ ~ H Ca ~ a b C sue. 3 a o ~ b ~ ~ b i ~ ~ > F ~ b ~ rn a z O a~ N C ^ ~ N ' ~ ~ L y - o ti 3 ~ ~ Oq G ~ ~ C% o ~ O '-' A 7 ~ ~ 0. ~ ~ ~ o T 1 Q ' ~ y ~ > :d ' Q T y N ~ ~ ~ .~+ y ~ ~" ~ a~i ~ ~ a °' ~a ~ > =n a g y w ~`~ 1 °' ~ '' - - 1 1 , F~-~-1 FBI V O O i--i W M O O N ~. .~ Q U N b N L C~ U .k 0 x b ~. Aa ____ ~ ~ ~, ~ ~~ 0 ~~ ~~ _ ~ i i i j ,` ~ ~ ~-~ ~ ~ ~ \\ ~ ~ ~` \ ti 1 ~ ~ i \ ~- ~ . ,~ o ~~ \~ \~~ \ J - as /~/, i x ~ __;. / /, ~,~ ,~~ ,~ ,- -- ~ ,, ~ ~ ~j r , / ~/ ~~,'~ - ,~ __ ~ F, o 1 ~~ i i ~ I SI =- ~' ~~ ~ __ ~ ~ i ~ I ; I ~ _ ~ -~- I }/1 ~ I a f t _ I ' ~- -- f N ?. 1~ ~ ~ I ~ ~ ~^ ~ ~ J ~~ r~ 1/ I - ~ I I I. ~ i._. --_- .,. 1 ~~~ I - ~, ~ - ~ ~ - ~ r_ < ~ __ ~ ~~ a ~~ ~ _ ~ r\~ - - - T --__ ~ ~ ~~, .~ ad~C~ yaa,~lS Pasodoad ` ~e ~~ ~~~ ~~ ~ ~, t - -f-~ i _ ~ ~.-.c _ .. ~•^~ - I /f ,~ u i ~ r-'"`~ ~~ ~~-i ~ ,_ ~ ,, i i i i i ~ -- -- __ _ i _ _ _ i ~ _-- ,~adrt -- _ _ *~ i - - - --- _ .L 1aa.gS Pasodoad - ~ ~ 1 ~ 1 i -- -- ___ ~, ,~ ,= I ,~= 1= .1= * ~, ~• ~ I ~~ ~ ~ ~ ~~ \ ,~ ~~I~ ,-~1~- -1'I 1 ~I I_ ~~ ;; __~ /' ~~~/~'~_-U~~ ~ ~ _, ~ I ~ __ _ - ~ --- /~~ i 'll_ I I i ~~ ~ ~ i r i~ i i ~i I ~ ~~ ~ 1 ~ , ~, -, I i - ~ i ~i i - - - ~ I I ~ I I Y ~ I ~ ~ i i ~ I T s' ,i o ~ .y y ~ i ~~ r O O ~' 1 c ~ ti Tye ~ ~ ^ ~ r ~ ~ ~ ~ ~ -: i ~ ~ / ,, . ~ ;, ~~ ~I .~ ~ -~ i \ I ---~' ~_ -' ~ ~, ~ ~ j _I ~ I1 11` ~„ ~ adf,L )aae7S pasodo.rd ~ / r ~~sEf~~ss~~_-- i i I ~ ~~ O C~ ~~/ F-LI . ,.~ . ,.~ F--~1 U . ,..a .--~ a H a~ ~d1 O O 0 C S O Q O T C ~ E 3 n ~ a ll" ~~ ~ F,•~ co A 1 - O ~1 U TWT^ Vl W r~ V1 ~/ i r--~ H x W M O O N N p O U 0 pb Y .~ F. 0 _~ 0 U a 0 x W F-~~1 1 CC3 ~~/ W Q~ . ~...~ . ,.~ U . ,._, ,-~ .-fl a H a~ r~ V 1 ~: z U O N N r--~ ~/] '~ 4J . ,.~ . r+ U . ,.., a U H a~ a~ ~: z ~~~ O O d O o ° r l _ v '' z 3 s .x a` ~ ctl a F-~i ;o r'1 M C/~ o N O ~ I~ p ~1 O U o H W N ' o ti ~ H ~ ~ o U ~ ~ 0 ~ x W ,--, .--, N r--~ C~ . ,.., a Q H ~~ a~ ~%] ~: z ,~....Z i V 1 O O ~ \ Z I 0 ~ ~ ~ O z ~, I Q ~ U ~j ^~ M 0 \ n,d _ [~ Q M Q M ~ ,~ F+y O u1Q _ ~ _ I -__ ~ ~O V; N ~ ~-. 3l - ------ ----- --~-- _ I __ _ _ ~ w \. - +I +I +I +I +~ U ~ ~ --~~---- -- /- _~ .G ~ O ]b~ -~ --' 'O ~ .D QI ~ __-_ ~ ~~ b _ _= a o ____ ~ ~ ~ z 1-~ i " ~ ~ a~i m ~ 3 a ~ Q v a. 0 C °'o. ~ w o / Q Q ~ rJ ._~ O ~ ~ U H :° ~ ~ b «~ ~ oo ~ o ~~ j / ~ ~ rn F°- O ~ d H ~ ,= ~ x j ~ ~ ~ \ - ~-, -~ / / > ~~~ a~ / ' \ \ ~1 ~~ M W cn ~i~ i~ 4a ~ ~ ~ ~ ~- -_~--~ ~ ~~, ~ U ~/ - U S ~ ~- _ I - - --" - I i ~ - - ' "~ ~ 4 ~ ti i , i !. o I ~' ~ ~, ~ ~' 'I i ~ . ~ I ~_-- ~ ~.~ ~`~, ~ ~ ~ ~ ~ Iw i~I ~ ~ I ~~ ~ ~~ ~ r- ,~~ ,~ I~ ICI ~ i _ ~ ~~ ~~ ~ U ~ ~ I ~ - \ ~ c~ i ~ I ~ ~ i~ ~ ~ + ~ i v ~ it I \ - -. - - __ ail ii li i-~ ~ ~ , ' F= -- - _ ,, I i i ~ ~~ ° ~ ~ o Q 1 aaq,S grasodor ~ i ~ ~ Qo ~ a / ~ ~ ~ I ~ ~ ~ ¢' ~ ~ ~ I i - _ o I ~~ ~ N M I ~ ~ `l \ f a~i + I a 'I ~ ~ //~ ~~ / ~, i-_ ~ ~ ~ ~ I ~ I `~ ~~ as ,r z~. ~ I I i I -~ I I ~ \ ~ \\ ~ I I I I I I ~ + > I I l~ ~~-_~ I ~ ~ ~ i rn ~~ ~ ~.`ri ca ron IIr Na I I ~ I I ~ ~ , I~ ~ ~ I ~ ~ ~ ~ \ \ \ ~ - ' ~ I I I I I N N ' I ~ ~ I N N ~ i i / / / N N / I ~ ~ ~ l`+f~T-' -fl I N N I N I - _._._ I \ ~ _ _ _ ---~ - - I v¢i \ " 'P ^ 18 ~[ o o .r ur n ~ S - - - I ~ .~ ~ _ - - - -- - _- _ _ _ -- _ - / a. U .~ ' i ci W Q - -- - - M i i ~~ ~ ' O +I ~ ~ ~ ~ - _~ `O ~ I ,. o I --- ---- --- ~ I ~ U ~] // ~~ o ~-~ >~ ' ~ _ ~ - ~ ~I~ ~ v ° i~ m , - _ ~ _ ~ N ~ I _ o ~~ _-~ ~ , i -_--__--- - I - - --~- ~ ~ ~ ,~~) ~ ~ -- o - -~ ~ ~ ~ o Ql I 1 U ~ ~ __ _~-- ~L~~ I N o - -- - - _ ono ~ ~ I ~ LLr Q _ - ~_ -- -~ I O I;: _.__- I ~ I ~ I ~ --- - I ~ ^ - tom' ... - - --- I ~ ----- j ~ ~ ~ I -- - '~ O -- - -- - ---- - - rn O ~ ~ ~ ~ I ~ ~~' ~ I ~ - I ~ .-. - '- ~ ~ j _ o ~ I ~ ..-__ ~/ a ~. ~' ~ - -- I I SZ v I ~ 0 0 _ ~ _~ _ __~ ~ I ~~~ ~~~ ~ ~ ~ ~ ,- o +~ _ ~ I ~ ~-- ~ I ~ ~ ~t \ , ~ ~ ~ ~ ----- I ~ I _ _ a - I ~ ~ ~~ ~ , I o I I I - ~ ~ a~ a - ~ //~ ~ ~ I - --- ~ ~ ~ '~,~ _ ~- ~ ~~ ~-- - - I I I I _J ~ ~~ _ _ __.I I - /~~ _ - - - - - - --- _ , ~~~1aa.gS pasodord /' I I I I I ~ I ~ I I I ~ U ¢, Q ~ ;-. ~ - ~ O +I ~u~~ii~ilirl~4ry 11Vryi7~I~N?'~II~~I i~ '9~MI ~ NII'~iiliil p~illt "~',~ u~~ I~ ail u~~iiii~~~ii ~i,iil~ i,i p!;,i I i ~ V; . ~u ill it v ~` ~ ~ ' I ~ ~~ I r ~,~ ~~ t :~ I I~,~~~ ~ ~`, i S td -. Eby 1 } ~ k ~s ~ ~t t I ~ t J 5~ l 1 ~I tP ' ~ ~ ~~ r Ai~t~xlr.;~~~~ « ~, "G F~~3 r ~;~'I Iii.:. i~ brr I i ~~s ~. ". i~ nd "I 1. '; x .. ~SSA~~PA~' ~~ I iii q ,~ ~? ~ ~ r,, y, ~ , 3 ~', , ~ rt _;~ -~ ~''F ~~~~ Ir. , r~ ,~:.'m YY j I I f W ... I. „tom ~ ~ 5~.,c ~al 'I I~ ,' ' ~ I } v ~I^^ rid .~ - ~ ~ I I ~ CH k~' ~ 1. ~' ~ ,l;. ~ ,t, ,, Z m,-° r ~~, ~ ~ ~ i i fe i~ ~ r ,~,!. ~ ~}~y-,. ~ F--I a l ~! ~ r~ ~ I ~~ a 9 I f #j ~F \ ~ : 4i l ~, . ~~ i i ~!, ~ q' ~~ ~ " Ilu I 51~ I'I~ ~I ~ 1 ~ k~, s'- ~~h '^~ L i tiG~, Vdpii ~ n O 0 W a O ~ x e ~ ~ Ca ~ U ~ rH t~ ~~ ~ ~ ~ M 1"'~y > -I I-~-I W .'~ ~ 6 ~ ,I ,, ~~ .P' I- ~q L_I I~_!- ~_ ~W .._.. a._- `` ~~ A ~~ ~~ is ~ ~1 J i_I I- Y+ ~~ .a c_ T?~ I- r ~ ! ~~ F_' V __ -~ 7 7 ~ J i{ • ~ _ !W k,~S m ~ . s - R~ 4 . ~ i ~: r. ..'- .. ~-- t i._. i I ' I a' JYT ~~ x .q ~ ~ r ~~ ~~ 'j3~ J W WS W M O N i p 0 O a~ ry •' N {r ~ U z '~~ ~~ a ~ ~ ~~~~ W w tr ~- ~ W ~ °` z 0 Q ~-4 ~ a ~ ~- zr ~ ~~' ~= r ~ ~~ ~~ ~ ~~ ~ : ~ ,, ~ ~ _~ . _ i -' D ~ 'y i ~C. - ... _ _ __ 1SI l' rW _ t V f4. ._.a M1 i N ,- ~ v -. V1 ~- l7G '; •d -~ ~± ~~ ~! _ -~ ;. err. _' ~c i ~ ~_~ ~~ J a Q ~ ~~ ~ =: i~~ ~~~ ~ -:. ~ ~ ~_ oc_ L ~ ~= "" ~ t~3 J~ ltd ~--3 g'~ ?' ~ ~~ Ems. ~ ~_, 9 Z i r'. acn'i ;~ x ,w i~ ?' `\ ~°" 6~'r ~ ~ r "~ ~.s 1 ~ t E~~ .:..n z~~r ;I ~3 ,~ F~ ,~ z ~~, :~,~ o ~~ , ~ fl .~ ~x ~, ~~ ~ . , c~ i,;`; w x ~ J ~~ W ~ J OW ~4 Q I~ _ I = '~ { ~ ~ _ _ ~~ ~ 4 m ~~~ . ' u~ ~ Q o7 Q -- °i ~ a ~o -, ,~ F ~+ L_ - 'm ~~ F In F= ~ - - ~~ O Q U W d O q x o ~ J a v T ro a 3 x ~ N ~`""~ 'H~ 1~1 a ~ ~ ~ ~ > '~i w Q 0 Z Q W M O O N ~. 0 O N r ry ~ ~ 0 0 U x b z ~~ a a 0 ~_ ~~ 4~ u W ~ ~ ~ L~ 1 J LL H liP iY;.... I ~ II~I ~mn I n 'III~nA~~l'I~'"~~ i ~ I _. „~~ II YI t ~~ '.. 3 ~ I~~I~ ~ ~A ~ I AI~~y' f! li l~t J ~I~11~J. M +. j~ ~', a • f '~ } J ~'~.` a~ ~' ~,I d ~~~: ~, rI u~bl r ~ .F~ ,,; `t,+ II N, I " i~ '~ ~~ ~ ~, ~ k I ~ ~~ . ~ ~~~ I : i! ~ ~., II 'I, 3~ ~,~ , ~.,~~ ~ ~l ` s ~'~ }` l t ~I ~ ~~ i~.. .9i~! ~ .~ A r ( _ ~ r .. ' i 1 ' F ~ r n ~ 7~ ~: r ~~ ~ ~~ ~~lP ~ I E t~ r ~J .~ ICI IIIC I~IIlrI ~l I ~~. II l ` ~{ ~~~~~ ~~ k ~, 4 "w ib~l I I•I d I~~~~ , ~ / V~ { fl:. } f ~ 7 i Ti S+ ~ ~ S~ ! i~.. IY ~~ ~ n~ t "~ ~ ~~ '"1~ ~ u~~ .,' ~ F I 4` ~ ~ ~ 1 ~~ tt JJ III ` ~,~ ~ ~i ! ~ ~, ~ r ~ ~ 1. ~, ~ i , ' ~ III iu~,~ ~ t I,v.. ~, , ~~"~ ~ I 1N ° ~ I ^ W W = ~ _ ~ ~ ~ _~ CO w - x a nJ w _„ ~~T ~~ ~^ y J dCl 1 ~ ~ ~~in 1~~1 - r y iii {~~h ~~TJ ~ ~@ # .~- W ~~.~ __ _~ 1 T '~ ~s ~~ •~~ ~• ~U a- Qti Y ~ ~~"~ja ~'T # ;_ L~ Wci m _ ....~.., i , ~ ~ ~ ~ r G4 ~~ _ _.~~ _~ ~ A ~~ ~.... 1 I _ ~~ JID <~ F ;, II.7/j ~4 q~q r! Z ~.} P .,.. J..y __ a _.. ~JJ ~ %" "' N~H~l~ll J ~ ~ ca zr W "' a Z $ ~ ,~- __ 8 ~ 1- ~ c- to - f LL ~. Y ' ~ j l ~ - I _ . ~ r _' ' "-' .ti ~: T ~~ 1 7 S a cx ~ ~ ~ ~~ ~ ~ ~ ~ ~ r "~ ~~ ~ "' : ~ _ , ~- ~}~j '~ ~T ~.; ~_ - ,~~ ~ ~ ~_ -- '- T- :~ ~. z S~ 113H~!1i31 ' ~ I W x °" ~ r^, ° ~ G r l ~ A ~~ x e ' \ o l J v Ca ~ ~ Ij~-~ a 3 ~ a .. M ~~ ro ~ !""'1 W z a c~ H z a 0 H a O ~ o .~ a A v O 7 a D 0 Q T ro 3 5 x o. a H ~ 00 z a zl l a x w 0 0 N N O U ~~ >o 0 0 U x b ~. o~ z a a c~ z a a x z w ~.. ~, , ,., '~,~:, ti.':. ., ~; `~, ,~ ~ , ~'1~ ..~:r ~,;,b ~ . .. ~~,~ ~ " r •~ ~ ~ I ~ ~ ~ ~ ~' ~ ~ ~ ~-+ ~ G ~, a ~ Z ~ a O w u ~ z ~ ~ ~ = `~ - v ~ G ~ w ~ 0. v ~ v ~ --~ `~ a ~ G ~~ y~ w z ~ ~ Q m x w z a a Q z Q 0 0 v 0 a ti O O v s 0 S ~ / ~ II ~ ~ I, 1 '' ~ I ,~ I 7• ~/~__ ~j 1~--+ ~ z ~., ~ ~ o ~ o 0 ~ a N ~~\ _ ~./ t.J N ~ ~ ~j ~ ~ P. ~ /`+ U .O L~ O . _ _ _ _ _ - - - - - - ~ O 3 M o° a ~ W o i = ~ ~ ~ ~ e v ~ ~ '~ o tr ~ 3 ~ ~ C. ~E / /- - _ ~ I--1 O ~~ ~u ~ O U / C>j 1-~ ^ ~ ~ FLI ~~. ~ Z ~ ~ ~ ~ ~ '~ W ~ > \ ~ \ \, .. a ~ ~ _; ;i !_1 ~ I II ' i ~ j I I I _ ~ ~ III -- i~ ~ I ~ li ~ III it ~ I~~ II ~ ~I i~ I d ~~ I I l i I i j ' Ili -- I ~ i I I I I I I I I I ------------------------ I I I I ---- I ------------------ I I ~ ------ ~i I I I - - - ---- ---- - -- - - - -- --- --, ~ I ~ ~, \ i° ~ ~-tea.-n.-~_:_- _ _ _ _ _ - -_ I 11 1 - 1 ~\ \ 11 ~ \ \. III I ~ ~ I I+I N I I ~ I~ O~ O I ~ ~\ ~ I I , , I IJ I~~ ~ ~ ~ ~ I I I I ` ~ ~ ~ ~- /~ \ ~/ / ~ / \ i / / \ / ~~ ~ t f -'__.- _i_~_. •^ I I I _-___~ ~ ~ -- '. I~ I I I ~ I ~ I ,, M M ~ I I M \\ _- ' N M O O~ pp r I b \ M ~ M N N N I I N ry N N N N ~_\ A ~J P 1g J[~O./ZU?JZ(.S i / I ~ r M II ~ /, -- - _ -_~ \\ , ~ M / / \ I~ ~ f ~~ \ ~ r ~ ~ 1 \\ \ ~ ~ ~ _ - ~ I I \\ / O I ~ I /\>~`\/ ~ ~ \\ \ \ // \ \ I =- - - //~ ~ \ \ \ ~ \ ~I \ \\ \ I ~ \ ` a I e ~ ~ g~ ~~ `° v I I \\ \ a ~ ~ ' ~ ' ~ ~~A,, I -- _ r / I I ~ \ ~ O O~ I JI II ~ ' / ~ ~ ~ - - - l~ l^ } I I i~ r i 1~~~~~~~~~~~~~~ ~ U J a~ ~'~ / 4 a~ ~~ ~ ti~~a ~--+ bQ .F~~-i FLI .~ M U w U w 0 0 a~ . _., n. a 0 ro F a z 0 0 U /~-~ ~~ ~M F"'`y Q ,.C F .n 3 x a ao an .., a~ x . ,., a~ U N w U c~ .~ a 0 0 . ,., r./1 1-1 /~ I--I W z w H r--i x w M O O N i.. N O U ~e >o ~~ 0 0 U 0 x b Ra Exhibit Q - Site Utility Assessment Dublin Commons 11/17/03 21 #02162 DUBLIN GREEN UTILITY SITE ASSESSMENT Storm Drainage The site slopes from east to west with an average gradient of approximately two percent. The development is located on a 26.29 acre parcel within the East Unconsolidated Watersheds as identified within the City of Dublin's Stormwater Master Plan. The majority of the site, 23.75 acres, is located within sub-basin 2200, while 2.54 acres is located within sub-basin 2140. The proposed storm sewer outlet is within sub- basin 2200. Therefore allowable release rates will be based on that sub-basin. Stormwater detention will be provided by a single basin located near the southwest corner of the site. A storage volume requirement of approximately 3.7 acre- feet is anticipated. Final development design calculations will be submitted to the City as part of the final engineering plans. Sanitary Sewers Sanitary sewer service for the site is provided by an 8" sanitary sewer constructed on the south side of Tuller Ridge Road, terminating at the site's west property line (CIP No. 89-014-CIP). This line, which is owned and maintained by the City of Dublin, will be extended through the planned development. Water Lines There are two existing water mains adjacent to the project. An 8" line along the north side of Tuller Ridge Road terminates at the west property line of the tract. In addition, there is a 12" line on the north and east sides of Village Parkway. These two lines will be connected with the extension of Tuller Ridge Road, completing a loop. There will also be three internal loops within the project. by: C./. J. Robe on , P.E. RP~istered En ineer No. 36339 _=~____ -1NC EVANS, MECHWART, HAMBLETON & TILTON, INC. CONSULTING ENGINEERS & SURVEYORS Memorandum To: Barb Cox, P.E. From: Doug Turney, P.E. Date: November 22, 2002 Re: Dublin Green - M/I Homes cc: The proposed Dublin Green development site is located on a 26.29 acre parcel within the East Unconsolidated Watersheds as identified within the City of Dublin's Stormwater Master Plan. The majority of the site, 23.75 acres, is located within sub-basin 2200, while 2.54 acres is located within sub-basin 2140. The proposed storm sewer outlet is within sub-basin 2200, therefore allowable release rates will be based on that sub-basin according to the following chart. The critical storm was calculated assuming a predeveloped runoff curve number of 78 and an area of 23.75 acres. The post-development runoff curve number increases to 85 and the area to 26.29 acres. The resulting critical storm is a 10-year event. The post-development runoff curve number is based on a runoff curve number of 74 for open space areas, 90 for the areas to be developed,'and 98 for the detention basin. Storm Event (Yr') 1 2 5 10 25 50 100 Release Rate cfs/acre) Existing Release Rate (cfs) Allowable Release Rate (cfs) 0.5 11.88 11.88 0.6 14.25 11.88 0.8 19.00 11.88 0.9 21.38 11.88 1.2 28.50 28.50 1.6 3 8.00 3 8.00 2.0 47.50 47.50 Stormwater detention will be provided by a single detention basin located near the southwest corner of the site. Pond volume estimates we calculated using Pond Pack 7.5 by Haestad Method's, which shows a required detention volume of 3.7 acre-feet for the development. Final development design calculations will be submitted to the City as part of the final engineering plans for the development. 170 MILL STREET, GAHANNA, OHIO 43230-3036 `~"u""°" "' "" Exhibit R - Traffic Impact Overview Dublin Commons 11/17/03 22 #02162 _- =6 °= = = inc. EVANS, MECHWART, HAMBLETON & TILTON INC. 170 MILL STREET, GAHANNA, OHIO 43230-3036 614-471-5150 • FAX 614-471-9286 November 26, 2002 City of Dublin Division of Engineering 5800 Shier-Rings Road Dublin, OH 43017 Attn: Mr. Paul A. Hammersmith, PE City Engineer Re: Dublin Green Access Analysis Dear Mr. Hammersmith: In conjunction with the submittal of zoning materials for the above referenced project, we are submitting one copy of our Preliminary Access Study. The proposed site is situated on 26.5 acres just west of Village Parkway north of Dublin-Granville Road. The site will have access to Tuller Road via Tuller Ridge Road and to Dublin-Granville Road via an extension of Shamrock Drive that currently serves the Wendy's International headquarters office building. An additional access drive is planned on Village parkway just south of the Byers Dublin car dealership. This study provides information concerning the number of vehicle trips forecast for the proposed development and their impact on the adjacent street network. Attached please fmd our trip generation calculations, trip assignment and distribution of those trips, turn lane warrant analyses, and traffic count data. Afternoon peak hour conditions were observed at the Dublin-Granville Road & Shamrock Drive intersection, the Tuller Road &Tuller Ridge Road intersection and on Village Parkway at the Byers Dublin main driveway intersection on November 20, 2002. The traffic count data is attached for reference. The speed limit on Village Parkway is posted at 35 miles per hour, Tuller Road is posted at 35 mph and Dublin- Granville Road is posted at 45 miles per hour. Due to the heavier inbound nature of residential traffic in the afternoon peak hour and the lack of significant morning peak hour traffic generated by the surrounding commercial retail sites, we have chose to analyze the afternoon peak hour for turn lanes and capacity analyses. The proposed development is expected to generate 138 vehicle trips in the afternoon peak hour. Our trip generation worksheet has been enclosed showing the development that was used to project those trips. The site was analyzed with 132 single family units situated on 66 "twin-single" lotion shown on the attached F gore 1 as assigned to the surrounding street system according to the tnp dlstnbu An analysis of historical traffic growth on Dublin-Granville Road (SR 161) indicated that traffic in this area has grown at 2.4% annually from 1990 to 2001. This growth rate was applied to the After ex st nlg counted at each intersection to project 2012 background traffic volumes for this study. volumes were increased, site traffic was added to obtain 2012 afternoon peak hour traffic volumes, as illustrated on the attached Figure 1. The 2012 total afternoon peak hour volumes were used to analyze each proposed access point to determine if tom lanes are warranted with th~t oddT~ ° ortation, 21001) were used to evaluate the need for Access Manatement Manual (Oleo Departm P right turn lanes at the proposed site access points; left turn lanes exist at each proposed access point. The ,.,,,.~~~ ~~ T~~~~ rn~~miFF2S .4URVFYO2S. PLANNERS, ENVIRONMENTAL SCIENrfS7S Founded in 1926 Mr. Paul A. Hammersmith, PE Dublin Green Access Analysis November 26, 2002 Page 2 attached warrant charts indicate that with the addition of site traffic, warrant levels are exceeded for an eastbound right turn lane on Tuller Road at the Tuller Ridge Road intersection. Based on deceleration requirements fora 40 miles per hour design speed, the eastbound right turn lane on Tuller Road should be 125 feet in length. No other turn lanes aze warranted at the SR 161 & Shamrock Drive intersection or at the proposed Site Drive intersection on Village Pazkway. With the addition of Dublin Green site traffic to the existing eastbound right turn traffic on Tuller Road, a 125-foot eastbound right turn lane is warranted on Tuller Road at the Tuller Ridge Road intersection. Additionally, the center turn lane on Village Parkway should be restriped as a 125-foot dedicated northbound left tum lane south of the proposed Site Drive intersection. No other off-site improvements are warranted based on the addition of Dublin Green site traffic. If we may be of any further assistance in this matter, please contact me directly at 470-9391 at your convenience. Very truly yours, Evans, Mechwart, Hambleton and Tilton, Inc. Douglas A. Bender, PE Project Manager DAB/db Att. A+B~~2012 TIOTi~t. PF~uC HouR 1RIIFFlC NOT TO SCALE A - 2002 BI4gCGROl1N0 TRAFFIC B - BAiCKGROUND 1T?AFFIC GROWTH C - SITE TRAFFIC .z - D(PECTED TRIP DISTRIBUTIOM Schematic North •~ 666+160+0=826 54+13+0=67 15~ ~~ FAD 412+99+0=51 1 ~~ 42+10+13=65~ ~, a ao co -r ~~ II II ~ ~ o °k + 'O ++ o0 o rn } `~ `- + o + ~ ~` ~ ~- o D ~~ ~ h~ o~ w 0 p-t25 25 ~ k k .P O ~ ~ ~ O ~ 11 W ~ 50~ o it N o IIo+ ~II~ 0 N + + O °o° ~6+1+18=25 ~~ 802+192+0=994 ~~~ t 44+11+0=55 15~ 20~ 4+1+13=18 1171+281+0=1451~~ ~ f 21+5+0=26~ N O ~ 0o II ++o ++~ No+ r~igure i 2012 PM Peak Hour _° =_ = = _ ~ INC. CONSULTING ENGINEERS 8c SURVEYORS Dublin Green Access Analysis Dublin, Ohio NOT TO SCALE 2-Lane Highway Right Turn Lane Warrant Schematic North (_ <40 mph or 70 kph Posted Speed) 160 140 ~ 120 Right Turn-Lan ~ Q1 = SBRT on Village Parkway Required i @ Site Drive (734,0) ~ 100 >° 80 ~ Q2 = EBRT on Tuller Road O I @ Tuller Ridge Rood ? 60 I (576,65) ~ r 40 o+ Right Turn-Lane 20 Not Required 0 200 400 600 800 1000 1200 Advancing Traffic (dhv) 4-Lane Highway Right Turn Lane Warrant (_ <40 mph or 70 kph Posted Speed) 160 140 > 120 ~ I Right Turn-Lane I 100 Required t ~ ~ ~ = WBRT on SR 161 3 0 80 @ Shamrock Drive > (1074,25) 60 ~- L 40 Right Turn-Lane p, Not Required ~ 20 p 500 1000 1500 2000 2500 Advancing Traffic Volume (dhv) ~~~ _~_ Turn Lane Warrants State Highway Access Management Manual _= _ = ° - & INC. CONSULTING ENGINEERS & SURVEYORS 1 uin lane ~ ai ~ aiiw Dublin Green Site Access Drives Dublin Green Access Analysis Dublin, Ohio Dublin Green -Expected Trip Generation 2002-1773 Evans, Mechwart, Hambleton, and Tilton 170 Mill St. Gahanna, Ohio 43230 (614)471-5150 _ n~...,.,~ All File Name : untitled1 Site Code :11200201 Start Date : 11 /20/2002 Page No : 1 Tuller ....... _ Rd. ..... --- - - Tuller Rid a Dr. g - Tuller Rd. SB WB NB EB Int. Start Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Total Factor 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1 1.0 0 1.0 11 1.0 81 1.0 0 1.0 0 209 04:00 PM 0 0 0 0 0 108 6 0 0 2 7 0 0 9 0 8 79 0 0 224 04:15 PM 0 0 0 0 0 0 0 111 113 10 8 0 8 0 7 0 3 87 0 0 226 04:30 PM 0 0 0 0 0 0 0 142 9 0 6 0 7 0 7 95 0 0 266 04:45 PM T_...~ 0 n n n 0 0 474 33 0 23 0 24 0 29 342 0 0 925 ~ via .. ., - - 05:00 PM 0 0 0 0 0 169 6 0 8 0 12 8 0 0 5 7 92 129 0 0 0 0 292 324 05:15 PM 0 0 0 0 0 153 201 17 16 0 0 10 12 0 0 6 0 16 99 0 0 350 05:30 PM 0 0 0 0 0 1 05:4 0 0 0 666 54 0 37 0 41 0 42 4 2 0 0 1252 Total 0 0 Grand Total 0 0 0 0 0 1140 87 0 0 0 6U U 48 0 0 0 65 5 0 71 754 0 0 2177 Apprch % 0.0 0.0 0.0 0.0 0 0 0.0 0 0 92.9 2 4 5 7.1 4 0 . 0 0 . 2.8 . 0.0 3.0 0 0 3.3 34 6 0.0 0.0 ° otal /° T 0.0 0.0 0.0 . . . . . Evans, Mechwart, Hambleton, and Tilton 170 Mill St. Gahanna, Ohio 43230 File Name : VillagePrkwy_ByersDr (614) 471-5150 Site Code :00000000 Start Date :11/20/2002 Page No : 1 Groups Printed-All BYERS DR -~ VILLAGE PKWY BYERS DR CR C Start Time Right Thn.i Factor 1.0 1.0 B YY D ' Int. Left Peds Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Total 1 0 0 1 0 1 1 0 1 0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 . . . . . a n 2os 04:00 PM 1 92 3 u ~ 3 ~ 0 ~ 1 ~ 0 ~ 1 ~~ 70 0 - 0 4 1 6 0 178 04:15 PM 3 81 8 0 0 7 0 2 0 1 82 7 0 13 0 3 0 228 04:30 PM 3 107 3 1 04:45 0 24 1 10 0 11 334 17 0 23 2 18 0 86 otal 9 392 20 05:00 PM 0 156 10 0 3 2 2 0 0 101 9 0 0 8 10 0 3 4 6 0 0 295 284 05:15 PM 1 144 4 0 4 1 3 7 0 0 2 0 102 109 4 5 0 3 0 3 0 279 05:30 PM 2 144 4 0 2 4 0 3 3 0 1 99 2 0 11 5 6 0 242 05:45 PM 2 101 45 5 23 0 0 13 6 15 0 3 411 20 0 32 8 19 0 1100 Total 5 5 Grand Total 14 937 43 0 37 7 25 0 14 745 37 0 I 55 5 10 37 3 0 I 1961 Apprch % 1.4 94.3 4.3 0.0 53.6 1 9 10.E 0 36.3 0 0 0 7 38.0 1.9 0 0 2.8 0.5 6.9 0.0 ° otal /° T 0.7 47.8 2.2 0.0 . . . . Evans, Mechwart, Hambleton, and Tilton 170 Mill St. Gahanna, Ohio 43230 (614) 471-5150 a~.J All File Name : SR161_Shamrock Site Code :20021773 Start Date : 11 /20/2002 Page No : 1 Shamrock Dr. SB v. v... .. S.R. 161 WB . ... . .__ .... Shamrock Dr. NB S.R. 161 EB nt. Start Time Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Right Thru Left Peds Total Factor 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 0 1.0 4 1.0 218 1.0 0 1.0 0 463 04:00 PM 2 1 6 0 4 209 10 0 0 9 6 0 0 0 1 0 8 220 2 0 440 04:15 PM 2 0 7 0 0 1 0 187 6 200 9 0 13 0 0 0 5 219 1 0 484 04:30 PM 2 0 35 04'45 PM ~ ~ a4 n 6 801 39 0 29 0 5 0 20 961 4 0 1942 . ~~a~ 05:00 PM 2 0 -- 32 , 0 2 189 10 0 10 0 0 0 0 5 3 260 316 0 0 0 0 510 598 05:15 PM 2 0 26 0 3 231 9 0 7 7 0 0 1 1 0 8 290 1 0 533 05:30 PM 3 0 32 0 1 182 8 0 0 05:45 44 0 35 0 2 0 21 71 11 4 0 2202 o a 10 0 107 0 6 802 Grand Total 17 1 176 0 12 1603 83 0 64 0 7 0 I 41 2132 8 0 I 4144 Apprch % 8.8 0.5 90.7 0.0 0.7 I 94.4 4.9 ~ ~ 90 5 0 0 0 2 0.0 1 0 51.4 0.2 0.0 ° tal /° To 0.4 0.0 .2 4 0.0 0.3 38.7 2.0 . .