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09-93 ResolutionRECORD OF RESOLUTIONS Page 1 of 2 Dayto Legal Blank Cc_ form No 30045 09-93 (AMENDED) hcs(�lutiuit NO. 09-93 _ _-- 19 A RESOLUTION ACCEPTING THE SOUTHWEST AREA PLAN AS A GUIDE TO FUTURE LAND USE, AND TRANSPORTATION, SEWER AND WATER IMPROVEMENTS WITHIN THE SOUTHWEST AREA WHEREAS, the Southwest Area poses complex land use and transportation issues; and WHEREAS, Dublin City Council authorized the Dublin Planning Division to conduct a general planning process with full analyses of transportation, utilities, land use, community facilities, and environment and appearance of the Southwest Area; and WHEREAS, the Dublin Planning Staff conducted several public meetings with civic association representatives, property owners, area residents, and business owners, developers and Planning Commission and Council Members; and WHEREAS, the Dublin Planning Staff formulated a document that is detailed enough to guide planning to ensure that development occurs within the context of specific goals; and WHEREAS, the Southwest Area Plan represents how the Municipality is likely to act on land use issues and in making capital improvements within this area; and WHEREAS, it is the expectation of this Council that this Plan will be used as a guide to land use, transportation, and utility decisions to ensure appropriate private sector development and to take advantage of development opportunities that will result in mutual public and private sector benefit; WHEREAS, each annexation within the Southwest Area will be given very careful consideration prior to acceptance of the City and the fiscal impacts of providing services to the area and timing of needed infrastructure will be full addressed with the update of the citywide Community Plan and associated fiscal impact studies; and WHEREAS, the City will continue to work with the Dublin and Hilliard school districts to explore the issues associated with fragmented district boundaries; WHEREAS, the Planning and Zoning Commission recommended approval of the Southwest Area Plan with five conditions; NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Dublin, State of Ohio, J~ of the elected members concurring that: SECTION 1. That the document entitled The Southwest Area Plan and dated June 4, 1993, be accepted as a guide to future land use, and transportation, sewer and water improvements within the Southwest Area with the following conditions: 1) That each annexation, which may be proposed within the Southwest Area, be given very careful consideration prior to acceptance by the City. Council has some concerns regarding the extensive amount of moderate -density, single-family development proposed for this area west of Avery Road, the fiscal impacts of providing public services to this area, and the timing of needed infrastructure for the proposed development. It is the belief of the Council that these larger issues can be more fully addressed as part of the update of the Citywide Community Plan and its associated fiscal impact studies. The City should also have a better sense of the Page 2 of 2 RECORD OF RESOLUTIONS Dcyfon Legal Blank Co., rorm No. 30045 Res.oltrtion No. 09-93 (AMENDED) P(Issed ___ 19 economic potentials for certain areas west of Avery Road with the completion of the Comprehensive Economic Development Strategy, now underway. It is very important to recognize, however, that there must be sufficient residential development in this quadrant to reinforce the existing and planned neighborhoods already established in this area to ensure their long-term viability and vitality; 2) That the City of Dublin continues to work with the Dublin and Hilliard school districts to continue to explore the issues associated with the fragmentation of school district boundaries within this area and to analyze the potential of adjusting the school district boundaries if it is determined that such adjustments would be in the best interest of the area; 3) That as part of their review of the Southwest Area Plan, Council looked closely at the eastern portion of Subarea 6 and the northeastern portion of Subarea 5. Council amended the proposed land uses here to permit the development of transitional residential use with some non-residential outparcels in order to preserve and reinforce the residential nature of the area. This amendment wil become effective upon a definitive written agreement between the property owner and the City regarding appropriate financial commitment for the Coffman Road extension. 4) That Council has examined the proposed vacation of Wilcox Road through the Heather Glen subdivision and understands and appreciates the concerns of the Heather Glen neighborhood. Council recommends that Wilcox Road remains open as a collector street adjacent to the Heather Glen subdivision at least until the extension of Coffman Road is built (from Shier -Rings Road to Britton Parkway) and Tuttle Crossing Boulevard is extended west to Avery Road. At that time, Wilcox Road from Enterprise Drive to Heather Glen Boulevard will be abandoned after a public hearing. A buffer treatment for homes east of Wilcox Road (between Heather Glen Boulevard and Enterprise Drive) should be provided to help minimize negative impacts; and 5) That the Plan is a guide which is expected to have some flexibility in how it is implemented. SECTION 2. That this Resolution shall take effect and be in force from and after the earliest period allowed by law. Passed this a! r - Pr si g Officer Attest: day of , 1993. Q�2wv4. Clerk of Council Sponsor: Department of Development, Division of Planning 1 hereby certify that copies of this Resolution were posted in the City of Dublin in accordance with Section 731.25 of the (Y io Revised Code. GliwY� �° Ct;,rlr of Cr)uncil, 11Nrn. Oh;,') This Plan is the primary basis for public policy decision making with regard to land use, utilities, infrastructure, and development. It is intended as a reference document for the City of Dublin, residents, the business community and developers, and neighboring jurisdictions. It provides guidelines and policies for decision making within the Southwest Area of Dublin and Washington Township. Questions or comments regarding this document should be directed to the Dublin Department of Development, Division of Planning, 5800 Shier -Rings Road, Dublin, Ohio 43017, or telephone (614)761-6550. Prepared by: Lisa L. Fierce, Planner CITY OF DUBLIN Timothy C. Hansley, City Manager Department of Development Terry D. Foegler, Assistant City Manager/Director of Development Division of Planning Barbara M. Clarke, Director of Planning Mary H. Newcomb, Graduate Landscape Architect Mark W. Jones, Development Review Specialist David L. Marshall, Zoning Inspector Elizabeth A. Farley, Secretary Thomas J. Rubey, Intern Daniel A. Feinstein, Intern Division of Engineering Balbir S. Kindra, City Engineer Randall J. Bowman, Assistant City Engineer Department of Service Division of Parks and Recreation Janet L. Jordan, Director of Parks and Recreation Fred Hahn, Parks Administrator Adopted by Dublin City Council on July 19, 1993 as the official plan for the Southwest Area. 1993 DUBLIN CITY COUNCIL MEMBERS Jan Rozanski, Mayor David Amorose, Vice -Mayor Joel Campbell Denise Franz King Charles Kranstuber Daniel Sutphen A. C. Strip Anne Clark, Clerk of Council Jim Manus, Chairperson Judi Stillwell, Vice -Chairperson Daniel Sutphen, Council Liaison Warren Fishman Ron Geese George Peplow Richard Rauh RECORD OF RESOLUTIONS Page I of 2 D.".. 1 .!).1 WA r- I- N. 30045 14'.Y14111ioll No. 09-93 (AMENDED) Pusm'd II A RESOLUTION ACCEPTING THE SOUTHWEST AREA PLAN AS A GUIDE TO FUTURE LAND USE, AND TRANSPORTATION, SEWER AND WATER IMPROVEMENTS WITHIN THE SOUTHWEST AREA 19 WHEREAS, the Southwest Area poses complex land use and transportation issues; and WHEREAS, Dublin City Council authorized the Dublin Planning Division to conduct a general planning process with full analyses of transportation, utilities, land use, community facilities, and environment and appearance of the Southwest Area; and WHEREAS, the Dublin Planning Staff conducted several public meetings with civic association representatives, property owners, area residents, and business owners, developers and -Planning Commission and council Members; and WHEREAS, the Dublin Planning Staff formulated a document that is detailed enough to guide planning to ensure that development occurs within the context of specific goals; and WHEREAS, the Southwest Area Plan represents how the Municipality is likely to act on land use issues and in making capital improvements within this area; and WHEREAS, it is the expectation of this Council that this Plan will be used as a guide to land use, transportation, and utility decisions to ensure appropriate private sector development and to take advantage of development opportunities that will result in mutual public and private sector benefit; WHEREAS, each annexation within the Southwest Area will be given very careful consideration prior to acceptance of the City and the fiscal impacts of providing services to the area and timing of needed infrastructure will be full addressed with the update of the citywide Community Plan and associated fiscal impact studies; and WHEREAS, the City will continue to work with the Dublin and Hilliard school districts to explore the issues associated with fragmented district boundaries; WHEREAS, the Planning and Zoning Commission recommended approval of the Southwest Area Plan with five conditions; NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Dublin, State of Ohio, of the elected members concurring that: SECTION 1. That the document entitled The Southwest Area Plan and dated June 4, 1993, be accepted as a guide to future land use, and transportation, sewer and water improvements within the Southwest Area with the following conditions: 1) That each annexation, which may be proposed within the Southwest Area, be given very careful consideration prior to acceptance by the City. Council has some concerns regarding the extensive amount of moderate -density, single-family development proposed for this area west of Avery Road, the fiscal impacts of providing public services to this area, and the timing of needed infrastructure for the proposed development. It is the belief of the Council that these larger issues can be more fully addressed as part of the update of the Citywide Community Plan and its associated fiscal impact studies. The City should also have a better sense of the lq� Page z of a RECORD��[�jT{�� OF��RECORD� RESOLUTIONS '- 81..'allillim, No. 09-93 (AMENDED) Passi'd /O economic potentials for certain areas west of Avery Road with the completion of the comprehensive Economic Development Strategy, now underway. It is very important to recognize, however, that there must he sufficient residential development in this quadrant to reinforce the existing and planned neighborhoods already established in this area to ensure their long-term viability and vitality; z> That the City of Dublin continues towork with the Dublin and Hilliard school districts to continue to explore the issues associated with the fragmentation of school district boundaries within this area and to analyze the potential of adjusting the school district boundaries if it is determined that such adjustments would be in the best interest of the area/ z> That as part of their review of the Southwest Area Plan, cnuuoiI looked closely at the eastern portion of Subarea s and the northeastern portion of Subarea 5. Council amended the proposed land uses bare to permit the development of transitional residential use with some non-residential outparcels in order to preserve and reinforce the residential nature of the area. This amendment wil become effective upon adafiuitive written agreement between the property owner and the City regarding appropriate financial commitment for the Coffman Road extension. 4> That Council has examined the proposed vacation of Wilcox Road through the Heather Glen subdivision and understands and appreciates the concerns of the Heather Glen neighborhood. Council recommends that Wilcox Road remains open as a collector street adjacent to the Heather Glen subdivision at least until the extension of Coffman Road is built (from Shier -Rings Road to Britton Parkway) and Tuttle Crossing Boulevard is extended west toAvery Road. At that time, Wilcox Road from Enterprise Drive to Heather Glen uoulevard will be abandoned after a public hearing. A hoftez treatment for homes east of Wilcox Road (between Heather Glen Boulevard and Enterprise Drive) should be provided to help minimize negative impacts; and s) That the Plan is a guide which is expected to have some flexibility in bow it is implemented. SECTION 2. That this Resolution shall take effect and be in force from and after the earliest period allowed by Iaw' Passed this day of , 1993' 55 Clerk of Council oDpoaor: Department of Development, Division of Planning | hereby certify that copies ofthis Vrdinmner/Romhtioowere posted inthe City ofVvhU"|naccordance with Section731.25ofVmO6ioRevised Code. ACKNOWLEDGEMENTS The preparation of the Southwest Area Plan was possible through the efforts and contributions of a number of different individuals and organizations over the past three years. Several public meetings were held as part of the planning process, and a significant contribution of time and effort was made by area residents. The extra time and effort invested by the Planning and Zoning Commission's Southwest Area Planning subcommittee (Judi Stillwell, Warren Fishman, and Dick Rauh) and the 1993 Land Use Committee of City Council (Joel Campbell, Denise King and Chuck Kranstuber) is greatly appreciated. In addition, the assistance and cooperation from the following is acknowledged: Patrik Bowman, Former Dublin Director of Planning Danny Johnson, Dublin Maintenance Superintendent Lt. Rob Geis, Dublin Division of Police Vince Papsidero, Mid -Ohio Regional Planning Commission Larry Eberhart, Kurt Proegler, Mike Keenan, Washington Township Trustees Chief Gene Bostic, Captain John Sedlock, Washington Township Fire Department Joe Riedel, Dublin City Schools Roger Nehls, Superintendent, Hilliard City Schools Steve Gordon, Ohio Historic Preservation Office Beth Clark, City of Columbus, Planning Division Tom Kipp, City of Columbus, Regulations Division Dave Younger, City of Columbus,. Traffic Engineering Division Greg Moore, City of Columbus, Water Division Linda Menerey, Jim Houk, John Haas, Bohm-NBBJ, Inc. Jim Bixby, Jeff Cummings, Mike Johnston, Tom Lyden, ms consultants, inc. Dan Boothe, F. Dan Boothe, Inc. Jim Olausen, Civil Engineering Associates Dale Bertsch, Burns, Bertsch, and Rainey 14E, CONTENTS Chapter One INTRODUCTION Preface ..................................... 11 Executive Summary ............................. 14 Study Area ................................... 17 Planning Process ............................... 18 Goals and Objectives ............................. 24 Chapter Two AREA ANALYSIS Municipal Boundaries ............................ 34 Existing Characteristics ........................... 35 LandUse....................................35 Topography and Drainage .......................... 39 ISoils......................:................39 Wetlands 41 Waterways and Floodplain1 43 Railroads .................................... 43 Electric and Telephone Utilities 44 Roadway Hierarchy ............................. 47 Existing Traffic Volumes and Characteristics .............. 52 Proposed Thoroughfare System ...................... 52 1 Proposed Traffic Volumes and Characteristics ....:...... 56 Future Average Daily Traffic : : 58 Potential Future Roadway Capacity Deficiencies ............ 60 Roadway Centerline Alignment Design Parameters .......... 60 Special Thoroughfare Concerns ...................... 60 Thoroughfare Capital Improvement Priorities .............. 62 Bikeway System ................................ 68 Purpose and Function of Bikeway System ................ 68 Bikeway Types and Standards ....................... 68 Bikeway Facilities Network 68 Chapter Four LAND USE Existing Zoning ................................ 73 Proposed Land Use .. .......................... 75 Subarea Descriptions ............................. 77 Projected Population ............................. 90 CONTENTS continued Chapter Five COMMUNITY FACILITIES Parks and Recreational Facilities ...................... 93 Neighborhood Parks ............................. 93 Community Parks ............................... 93 Existing Parkland ............................... 95 Park Standards ................................ 97 Schools ..................................... 97 Safety Services ................................ 98 Police Protection ............................... 98 Fire Protection ................................ 98 Postal Services ................................ 99 Maintenance Services .... ...................... 100 Library Services .............................. 100 Chapter Six SEWER SYSTEMS Sanitary Sewer System ........................... 102 Sub -Trunk Sewers ............................. 102 Stormwater Drainage System ....................... 106 Existing Characteristics .......................... 109 Stormwater Drainage Recommendations ................ 109 Detailed Design Criteria .......................... 109 General Policy ................... ........... 110 Policy Recommendations ......................... 111 Chapter Seven WATER SYSTEM Existing Water Distribution System ................... 115 Existing Water Pressures ......................... 117 Future Water Demand ........................... 118 Proposed User Estimates ......................... 118 Proposed Fire Flows ............................ 120 Columbus Criteria for Water Demand ................. 120 Proposed Elevated Storage and Pumping ................ 121 Proposed Waterlines ............................ 121 Water System Capital Improvement Priorities ............. 122 Water System Recommendations ..................... 124 Chapter Eight ENVIRONMENT AND APPEARANCE Natural and Built Characteristics ..................... 127 Environment ................................. 128 Development Potential and Suitability ................. 128 Appearance ................................. 129 Historic Resources ............................. 130 Archaeological Resources ......................... 135 I L CONTENTS continued. Chapter Eight ENVIRONMENT AND APPEARANCE continued Environmental Recommendations .................... 136 Appearance Recommendations ...................... 136 Chapter Nine IMPLEMENTATION Zoning Regulations ............................. 139 Special Corridor Overlay Districts ................... 139 Subdivision Regulations .......................... 142 Neo -Traditional Planning Principles ................... 142 Capital Improvement Programming ................... 143 Dublin Community Plan Update ..................... 143 Dublin Thoroughfare Plan Update .................... 144 Dublin Open Space Plan Update ..................... 144 Establishing Zoning on Annexed Territory .............. 144 Landscaping on Wilcox Road ...................... 144 r UM D10 1 :►1 Bibliography ................................. 146 Glossary ................................... 148 Exhibits .................................... 152 Thoroughfare Full Cross -Sections .................... 152 Neo -Traditional Planning Principle Examples ............. 159 Exhibits FIG[JRES Figure 1: Annexation ............................ 12 Figure 2: Study Area ............................ 20 Figure 3: Municipal and School District Boundaries ......... 21 Figure '4' Parcel Information ....................... 23 Figure 5: Area Analysis .......................... 37 Figure 6: Existing Land Use ....................... 38 Figure 7: Soils and Potential Wetlands ................. 40 Figure 8: 1993 Average Daily Traffic .................. 53 Figure 9: Thoroughfare Plan ....................... 54 Figure 10: Projected Traffic (Beyond 20 Years) ............ 59 Figure 11: Potential Future Roadway Capacity Deficiencies ..... 61 Figure 12: Bikeway Plan .......................... 69 Figure 13: Existing Zoning ......................... 74 Figure 14: Land Use Plan .......................... 76 Figure 15: Community Facilities Plan .................. 94 Figure 16: Dublin/Columbus Sewer and Water Contract Service Areas ......................... 103 Figure 17: Sanitary Sewer Plan ..................... 104 Figure 18: Existing Stormwater Drainage Areas ........... 107 FIGURES continued Figure 19: Stormwater Drainage Plan . . . . . . . . . . . . . . . . . 108 Figure 20: Water Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . 116 TABLES 19 Il 152 Table 1: Planning Process . . . . . . . . . . . . . . . . . . . . . . . . . 22 Table 2: Functional Street Classification Characteristics . . . . . . . 49 Table 3: Basic Design Elements for Functional Street 155 Classification . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 Table 4: Trip Generation Rates . . . . . . . . . . . . . . . . . . . . . . 57 Table 5: Traffic Volume Comparison for Affected Links for 156 Regional Mall Versus Community Commercial Assumptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 Table 6: Thoroughfare: Capital Improvement Priorities . . . . . . . 65 Table 7: Existing Zoning Classifications . . . . . . . . . . . . . . . . 73 Table 8: Land Use Acreage . . . . . . . . . . . . . . . . . . . . . . . . 77 Table 9: Projected Population . . . . . . . . . . . . . . . . . . . . . . . 91 Table 10: Parkland . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Table 11: Stormwater Collection Volume Requirements . . . . . . 112 Table 12: Stormwater Drainage Plan Data . . . . . . . . . . . . . . . 113 Table 13: Existing Hydrant Tests . . . . . . . . . . . . . . . . . . . . 117 Table 14: Projected Water Demand . . . . . . . . . . . . . . . . . . . jig Table 15: Projected Water Pressures . . . . . . . . . . . . . . . . . . 122 Table 16: Water System: Capital 'Improvement Priorities . . . . . . 123 1'1 0 1 V1.11,11 I F Exhibit 1: Local Residential Streets and Other Local Streets . . . . 152 Exhibit 2: Residential Collectors . . . . . . . . . . . . . . . . . . . . . 153 Exhibit 3: Residential Collectors With Eight -Foot Bikeway . . . . 154 Exhibit 4: Non -Residential Collectors . . . . . . . . . . . . . . . . . . 155 Exhibit 5: Four -Lane, Non -Residential Collectors, Minor Arterials and Principal Arterials With Grassed Medians . . . . . . . . . . . . . . . . . . . . . . . . 156 Exhibit 6: Four -Lane, Non'Residential Collectors, Minor Arterials, and Principal Arterials With Continuous Bi-directional Turn Lane . . . . . . . . . . . 157 Exhibit 7: Six -Lane Principal Arterials . . . . . . . . . . . . . . . . . 158 PLANNING PRINCIPLE EXAMPLES Exhibit 8: Neo -Traditional Planning Principles - Mariemont, Ohio . . . . . . . . . . 159 Exhibit 9: Neo -Traditional Planning Principles - Windsor Farms Richmond, Virginia . . . . . . . . . . . . . . . . . . . . . . 160 Exhibit 10: Neo -Traditional Planning Principles - Various American Cities . . . . . . . . . . . . . . . . . . . . . . . 161 4R Ep:] Dublin Southwest Area Plan Chapter One t - 3 ry�W:1 7; 5713 Cosgray Road - West side of Cosgray Road, south of Shier -Rings Road; Gease Vegetable Farm OTRODUCTIA Preface Dublin Southwest Area Plan The initial Southwest Area Plan was prepared in 1990 in recognition of the vast changes which were on the horizon. The Tuttle Crossing Boulevard/Interstate 270 interchange was under construction which markedly changed and accelerated development in the area. At the same time, Dublin accepted 1,200 acres through annexation from Washington Township. (Refer to Figure 1: Annexation.) The Southwest Area Plan was adopted in February, 1990 by Dublin City Council. It embodied the best efforts of the City, the interchange developer, and area residents, to provide a reasonable development plan for the area until more detailed planning could be undertaken and completed. The initial Southwest Area Plan was prepared to address the changes in development potential of this rapidly urbanizing area. The Plan, however, did not have the full benefit of detailed transportation analyses, utility information, soil studies, and other factors which significantly affect desired land use patterns, roadway systems, and other infrastructure needs. The Dublin Community Plan, adopted in 1988, serves as a comprehensive policy document for growth and development in Dublin. It includes a complete analysis of the City, but it does not address the area beyond the 1987 corporate boundaries of the City.. Most of the study area of the Southwest Area Plan is located outside the boundaries of the Community Plan. The update of the Southwest Area Plan was prepared and adopted to fulfill two basic objectives: 1) To bring planning for this area to a level at least comparable to that performed for the remainder of the City in the 1988 Community Plan, and 2) To address the proposed issues raised by numerous development proposals in the Southwest Area. The preparation of an update of J the Dublin Community Plan is scheduled for the next two years. Following that update for the entire City of Dublin, changes may be needed to reflect the findings presented by this document in order to follow the larger policies and strategies adopted. The recommendations and findings contained within this Plan will be reviewed and reevaluated in the context of the citywide objectives and policies of the Community Plan update. A citywide assessment of the various land use relationships, associated required infrastructure, and fiscal impact studies, may lead to modified land use recommendations in the Southwest Area. This 1993 Southwest Area Plan update, and expansion of the earlier Plan, has been prepared in a more comprehensive, contemplative environment. It incorporates all of the critical analyses and background studies needed to substantiate policies contained herein. Development pressure continues for all affected land in the Southwest Area regardless of political jurisdiction. This document will serve as the primary basis for decision making in the area related to many issues of public policy such as capital programming, land use, development phasing, annexation, and utility extensions. This Plan is intended to provide direction for public officials, developers, residents, business owners, and other interested parties. Chapter One - Introduction - Page 11 Chapter One - Introduction - Page 12 Dublin Southvwst Area Plan This update provides information and specific plans and priorities for public action on future roadways and appropriate land uses, projected population, necessary community facility and infrastructure services, and implementation recommendations.. Obviously these recommendations need to be considered in light of the overall City needs. The Plan is concerned far more with the manner in which the area should ultimately develop, rather than the rate at which development will occur. The time frame for absorption of the vast amount of acreage included within the study area is many years into the future. The area under study reflects a logical planning area with natural boundaries and service considerations, and in it no way reflects the intent of the City of Dublin to annex all of the area. The Southwest Area is multi jurisdictional in nature. Efforts have been, and will continue to be, coordinated with the surrounding jurisdictions regarding decisions affecting infrastructure, land use, community facilities, and the environment. This area -wide approach to the planning process ensures that these issues will be coordinated on a regional level. The Plan reflects, to the maximum extent possible, plans and policies of all affected jurisdictions. This is intended to promote a well-informed and enlightened decision-making process. Additionally, the Southwest Area Plan contains as a major assumption that the entire study area is located within an urban service area. The term "urban service area" indicates that the area is served by public, centralized sewer and water systems, with sufficient capacity to meet the needs of modern suburban development. In addition to utility service, urban service areas recognize the provision of the full range of other services (police, street maintenance, planning, recreation, solid waste management, etc.) at urban service levels. This "urban service area" assumption is made in large part because the Southwest Area is part of a well-defined, limited area located within the sanitary sewer tributary of the Columbus Regional Facilities Plan. It, therefore, will be ultimately provided with this critical urban service. Analyses will be performed, as part of the Community Plan update, which may determine that a portion of the Southwest Area should be designated as a "non -urban service area." If such "non -urban service area" were established, and public sewer and water service were not extended, limitations on development would be expected. The recommended residential densities located therein would need to be of an extremely low, rural nature with three to five -acre minimum lot sizes. Such densities would ensure that only rural level of services would be required, and would help to ensure, for example, that problems associated with numerous individual on-site water and sewer systems on minimally sized, lots could be avoided. Until, however, such a policy is adopted in the context of a citywide analysis, this Plan assumes that sewer and water services will ultimately be available to the entire planning area and that an urban level of development will eventually occur. The relative public costs and benefits of continued annexation within the western portion of the Southwest Area remain uncertain at this time. The Plan suggests, therefore, strong caution regarding acceptance of additional, proposed residential annexations to the City of Dublin, and extending sewer and water services in the immediate future. The prospects involved in the development of additional residential areas west of Avery Road should be deferred where feasible until the Community Plan update is completed. In the interim, for areas west of Avery Road, annexations and utility extensions should be limited to those sites which are clearly located within established or identified commercial/industrial areas and which can produce a clear, net Chapter One - Introduction - Page 13 Dublin Southwest Area Plan fiscal benefit to the City. Additional assessment is necessary regarding the commercial/industrial potential of a limited number of sites within the Southwest Area. This analysis is currently being prepared through a community -wide economic development strategy. The majority of the Southwest Area, west of Avery Road and south of Shier -Rings Road, appears to have limited commercial/industrial potential. These areas may in fact require significant infrastructure investments to accommodate development. Executive Summary The Southwest Area Plan includes recommendations within thoroughfare, land use, community facilities, sewer system, water system, environment and appearance, and implementation chapters. A glossary is included within the appendix which provides definitions of terms used within this document. The following represents a synopsis of each chapter: Thoroughfare * To provide a safe and efficient hierarchy of streets, 22 roadway improvement projects have been identified, 18 of which are in Dublin or the exclusive Dublin expansion area. The total construction costs for these improvements range from $54.4 million to $55.8 million, without right-of-way acquisition costs. Many of these projects will not be needed for many years, until much more of the area is developed. * A bikeway system is proposed to create a safe pedestrian environment and provide links to adjacent areas. The abandoned ConRail railroad right-of-way will provide a connection to the national Rails to Trails access corridor between Hilliard and Plain City. * Tuttle Crossing Boulevard and Avery Road are expected to absorb most of the future traffic in the area and will serve as principal arterials. * The two most important thoroughfare improvements in the Southwest Area, in the short term, are the westward extension of Tuttle Crossing Boulevard to Avery Road, and the construction of Coffman Road from Shier -Rings Road to Britton Parkway. Land Use * About 90 percent of the Southwest Area is currently undeveloped, and there are many scattered single-family residences throughout the area. * The subareas identified include residential, office, commercial, industrial, and parkland uses. A mixture of different densities is recommended to create attractive neighborhoods with transitional land uses. * Recommended land uses are based on the road network, existing neighborhoods and businesses, natural characteristics of the area, and compatibility with surrounding development. * Approximately 62 percent of the combined City of Dublin and (proposed) Dublin expansion area is proposed for residential use, while 36 percent is proposed for office, commercial or industrial use. Two percent is proposed for community park use. These. figures, however, do not include expected neighborhood Chapter One - Introduction - Page 14 Dublin South"stArea Plan commercial uses or parkland required within future residential areas. The estimated land uses for the City of Dublin (developed and proposed), outside the study area, is 72 percent residential and 28 percent commercial/industrial. * Special overlay (zoning) districts are proposed for the Tuttle Crossing Boulevard, Avery Road, Shier -Rings Road, and Amlin corridors. These are proposed as mixed-use subareas and will require further review and examination to incorporate existing land use patterns with recommended future development. * The ultimate holding capacity for the Southwest Area of the City of Dublin/Dublin expansion area is just under 29,000 people. This figure accounts for the existing population and full development at the densities specified. Typically, the actual pattern of development results in a lower population than the projected figure. Although no time frame is included for the rate of development within the Plan, it is clear that the total development of the Southwest Area will take many decades. Community Facilities * There are 107 acres of existing undeveloped parkland within the Southwest Area. * On the average, Dublin maintains a ratio of 10.5 acres of developed parkland per 1,000 population. i * Needed community facilities within the Southwest Area should be located within consolidated areas to provide a few new focal points and community activity centers. * Four school districts (Hilliard, Dublin, Columbus, and Jonathan Alder) are located within the Southwest Area. The boundaries are irregular and do not correspond to jurisdictional lines or roadways. The possibility of adjusting the boundary lines should be assessed now, before major development is undertaken and the possibility of boundary adjustments is reduced. The State Board of Education has the final authority for boundary adjustments. * If developed to its full holding capacity, the Plan estimates approximately 12,325 new students (grades kindergarten through 12) within estimated for the Southwest Area (8,930 Hilliard students, 2,750 Dublin students, 570 Columbus students, and 75 Jonathan Alder students.) l * The Amlin Post Office will be maintained and expanded, and the new Dublin Post Office is expected to be completed by 1995. Sewer Systems * The entire study area may be served by the sewage treatment facilities of the City of Columbus. The Plan assumes that centralized sewer and water service will ultimately be provided for the entire planning area. * Dublin has recently executed a 50 -year service contract with the City of Columbus for sewer service. Dublin has the exclusive right to provide sewer and water services to the area within the contract boundaries. Chapter One - Introduction - Page 15 Dublin Southwest Area Plan * An urban level of sanitary sewer service is proposed through trunk sewers to almost all of the Southwest Area. Service cannot be provided through gravity sewers for the area located west of the abandoned ConRail railroad tracks. * Drainage within the study area is poor due to minimal slopes (generally less than one percent across the study area), and the area is characterized by hydric soils. * Stormwater drainage pipes should be limited to 60 inches in diameter and naturalized, open water courses should provide capacity for a 10 -year frequency storm. * The use of centralized stormwater collection facilities should be emphasized. Water System * Dublin has recently executed a 50 -year contract with the City of Columbus for water service. Dublin has the exclusive right to provide services to the area within its contract boundaries. The Plan assumes the provision of urban levels of service in the Southwest Area to accommodate urban development patterns. * Water system improvements needed to serve the Southwest Area when fully developed include five elevated water storage tanks, two 20 -inch transmission lines and a pump station. The total costs for these improvements are currently estimated at approximately $18 million. * The costs for waterline contributions made by developers should be reevaluated for possible Code amendments, to upgrade the requirement from 12 inches to 16 inches in diameter. * Minimum fire flow requirements must be available prior to the initiation of construction for any new developments. * The information within the Southwest Area Plan will be provided to the City of Columbus for integration into the overall Columbus water distribution system. Environment. and Appearance * Although primarily characterized by flat, agricultural land, there are important natural features within the Southwest Area including mature trees, significant vegetation masses, streams, wetlands, and wildlife habitat. Site disturbances and cut and fill should be minimized in these areas. Incentives should be provided for the preservation of these features within park areas or as part of required reserves through the development process. * Views of farmsteads provide elements of rural character to the area and should be maintained where feasible through the rezoning process and the use of creative site design techniques. * Gateways and transportation corridors can enhance the positive perception of the Southwest Area. Image builders, such as fence rows, wildflowers and historic brick structures which have shaped the character of the area, should be incorporated into future designs for gateways and corridors. * Open space can be visually or physically accessible. A variety and scale of open spaces should be provided in the area including "T" intersections. * There are 11 historic structures within the Southwest Area which are recorded on Chapter One - Introduction - Page 16 Dublin Southwest Area Plan the Ohio Historic Inventory. Six of these are also listed on the National Register of Historic Places. These structures should, whenever possible, be maintained and sensitively incorporated into new development plans. Implementation * The existing Dublin Zoning Code regulating industrial development should be updated to produce desirable industrial development before large-scale zoning changes are made in the area. * The preparation of overlay zoning districts is recommended to better regulate the areas along the Avery Road, Tuttle Crossing Boulevard, Shier -Rings Road, and Amlin. * Neo -traditional planning principles, which include grid street patterns and central community facilities, should be incorporated into new developments where possible to establish a desirable residential/community image. * The citywide capital improvement program should consider roadway, water, and sewer projects identified within the Plan where public financing is appropriate, as funding is identified. * The Southwest Area Plan should be re-examined within and incorporated into the updated Community Plan, and economic development strategy. * The Thoroughfare and Open Space Plans of the Community Plan should be updated as soon as possible and presented to Council for adoption. * Large areas were annexed to the City from Washington Township recently, and they have retained Township zoning. These areas need to be reclassified into Dublin zoning districts for consistency of development and administration. * The Plan suggests strong caution regarding the acceptance of residential annexations to the City and the extension of sewer and water services for the immediate future in the Southwest Area. Study Area The study area includes approximately 12 square miles, almost all of which is located within Washington Township, Franklin County. The study area boundaries are U.S. Route 33/State Route 161 on the north; Interstate 270 (I-270) on the east; Hayden Run Road on the south; and the Franklin/Madison County line on the west. The study area includes both incorporated and unincorporated portions of Washington Township and Brown Township. The Cities of Dublin, Columbus, and Hilliard all have some areas within the study boundaries. A small section of Union County is within the northwestern portion of the study area. The four school districts located within the study area are Hilliard, Dublin, Columbus, and Jonathan Alder. The study area boundaries were determined as part of an area -wide approach to the Plan to ensure coordinated land uses, infrastructure, utilities, and community facilities for the entire geographic area, regardless of the eventual governmental jurisdiction. The boundaries were also chosen because they are easily identifiable and generally include the overall utility service areas covered by the Columbus sanitary sewer system. (Refer to Figures 2 and 3: Study Area and Municipal and School District Boundaries.) Chapter One - Introduction - Page 17 Dublin Southwest Area Plan Planning Process The subcommittees of City Council (Land Use) and the Planning and Zoning Commission (Southwest Area Planning Group) met on numerous occasions in 1992 and 1993 to provide assistance and feedback to the Staff on the different components of the Southwest Area Plan. The group identified initial important topics and formulated a work program for the update of the plan. (Refer to Table 1: Planning Process.) The planning process for the Southwest Area Plan update involved many different phases: public participation, data collection, issue identification, formulation of goals and objectives, development of planning concepts, preliminary plan preparation, final plan preparation, public review, recommendation by the Planning and Zoning Commission and adoption by City Council. Part of the process included the involvement of the residents, land owners, developers and area business persons within the study area in public participatory meetings. There are approximately 500 property owners currently within the Southwest Planning Area. (Refer to Figure 4: Parcel Information.) The first public meeting was held on October 3, 1992, and about 145 people attended. The participants were divided into groups to discuss and identify issues within five major areas: Transportation, land use, infrastructure, community facilities, and environment and appearance. The participants listed and discussed issues of importance to them, and later prioritized the issues by assigning a point value to each. Those comments were recorded at the meeting, typed, and later mailed to the participants as part of the data collection phase. The meeting received an overwhelmingly positive response by the participants, and an abundance of useful information was gathered. Staff worked with the subcommittees and consultants on the issue identification phase of the process based in part on the information received at the meeting in October. Goals and objectives were then developed for each of the five major issue areas based on participants' comments and on the existing policy statements contained within Dublin's Community Plan. A second public meeting was held on December 3, 1992, to present the goals and objectives to the area residents and business owners. Participants were asked to provide feedback, both verbally and in writing, at that meeting. Following that meeting, the goals and objectives were then refined, and the planning concepts for the Plan were generated from the goals. The planning concepts identified a conceptual framework for land uses, transportation linkages, and community facility needs. These were presented to the subcommittee representatives for review and comments. Preliminary plans for the Southwest Area were developed from the planning concepts which included more detailed information than the conceptual designs. All of the existing and proposed elements were shown, including land use, transportation, etc. The plans were reviewed briefly at the February 4, 1993 Planning and Zoning Commission meeting. A more formal presentation was made at a joint public meeting of the Planning Commission and City Council on February 17, 1993. Area residents and business owners were again invited to that meeting and were given the opportunity for public review and comment. Final plans were then prepared and are included within this document report. The Plan was presented for public review at a second joint meeting of the Planning and Zoning Commission I and City Council on April 15, 1993. Minor changes were made to the report, and the Planning !_ J Chapter One - Introduction - Page 18 Dublin Southwest Area Plan and Zoning Commission made its formal recommendation at the June 10, 1993 meeting. Council adopted the Plan on July 19, 1993. Staff also determined the need for outside consultants to assist in Plan preparation. Burns, Bertsch, & Rainey, Inc. was retained to help facilitate the first public meeting. Bohm-NBBJ was retained to provide land planning and graphics services. The transportation analysis was provided by ms consultants, inc. The water system analysis and plans for the Southwest Area were prepared by F. Dan Boothe, Inc. Civil Engineering Associates, Inc. prepared the sanitary and storm sewer system elements of the Plan. Chapter One - Introduction - Page 19 r 4L Chapter One - Introduction - Page 20 of, n Citic d:, 4L Chapter One - Introduction - Page 20 V SHIP lath n Aldor,. ,:,6 0 ST ROAD. �r it f ; LEGEND CITY OF DUBLIN / DUBLIN CITY SCHOCL DISTRICT L� Ch! OF DUBLIN / HILLIARD CITY SCHOOL DISTRICT 17. CITY OF HILLIARD / HILLIARD CITY SCHOOL DISTRICT CITY OF COLUMBUS / COLUMBUS PUBLIC SCHOOL DISTRICT WASHINGTON TOWNSHIP / HILLIARD CITY SCHOOL DISTRICT .''•.::::',.•_• WASHINTON TOWNSHIP / JONATHON ALDER SCHOOL DISTRICT BROWN TOWNSHIP / HILLIARD CITY SCHOOLS i. Local S I District , U.S. 33/S.R 16111, - �. i r • • ti - :may _ - •J` - *" - _ �'• r G R . k •11 N Y W r Iry o DUS=TRIAL ROA l N .� �_: �:;{:• PAR __�>,>-� �`� _ - _ J a1r G SH 1 N - RR E 1 = ' • r -`.rte � 11.11 .. .ROAR — . 5 �. 1 i 7 Ublin C•_,•. Y 001 1111 .. R E S. NiIP _ - TO�INS. .. � .,..... Q •: ._Q i.ohoot -District- � `r-.�=, • • � t 1 . ... .:: :�::•::•:�: a• , � � _ - ',� ---� ... NE -TEM C11 t.0 17J RESIDENTIAL �o` ,F IF NEEW DUBLIN 1 0 R �. SHINGTON E S I D - �„�-- ` Hilliard City VNSHIP _ AMLIN j Schopi District ROD Hilliard City RINGS i triCt— : s School D s C II�IIr; rrr rr r • • TTLE_ C MMERCIkt< 1 ❑ y�- (bLu I u m b us Pub IiC chool District • 1_ AOR s OC - .........:: ( R E �S I D N T I E - 1 i Q 1 _ • • Y i a•• 1.9 W uU � 6 % i a f tl AA �.. E . 0 HIL L IA ......RROV Hilliard City WNSH IN School ........................ �Hdli r City �O: _ : School District • � ' y4D IC t t N p d E - Y D - A p - H , ,4,uy va b L f p .. i It 'i-• 'Ila H I school 00 I fIC • GPO • • C a ❑� l t1 \ n U •'�-. n F. ... <' ..... o a gni'; . =o• ~.� " a `� Chapter Orae - Introduction - Page 21 EMAIM FIGURE 3 Dublin Southwest Area Plan TABLE 1: PLANNING PROCESS PUBLIC PARTICIPATION MEETING (October 3, 1992) I DATA COLLECTION I ISSUE IDENTIFICATION DEVELOP GOALS & OBJECTIVES PUBLIC PARTICIPATION MEETING, (December 3, 1993)` 4 DEVELOP PLANNING CONCEPTS y PREPARE PRELIMINARY PLANS 4 REVIEW BY PLANNING AND ZONING COMMISSION, (February 4, 1993) i PUBLIC PARTICIPATION MEETING. WITH PLANNING AND ZONING COMMISSION AND CITY COUNCIL (February 17,'1993) DEVELOP FINAL PLAN: IDENTIFY IMPLEMENTATIbN STRATEGIES/CAPITAL IMPROVEMENT NEEDS I PUBLIC PARTICIPATION MEETING WITH PLANNING AND ZONING COMMISSION AND CITY COUNCIL (April 15, 1993) I RECOMMENDATION BY PLANNING AND ZONING COMMISSION . (June 10, 1993) I ADOPTION BY CITY COUNCIL (July 19, 1993) y IMPLEMENTATION OF PLAN (Update of Community Plan, overlay districts, etc.) Chapter One - Introduction - Page 22 �ay � :i 4 p Chapter One - Introduction - Page 23 Dublin Southwest Area Plan Goals and Objectives The -goals and objectives involve the five functional issue areas identified in the early phases of the planning process. The purpose of the goals and objectives is to provide a foundation and basis for the Plan from which more specific planning and recommendations could be formulated. They are intended to be broad, long-range, and comprehensive in nature. They will continue to be used as the bases upon which all proposed plans and zoning requests in the Southwest Area will be judged. The goals and objectives include the following: A. Transportation 1. Provide a hierarchy of streets in a network to serve distinct area traffic needs, and to facilitate the movement of people and goods within and through the community, in a safe and efficient manner. a. Separate local traffic from through traffic to create desirable neighborhoods. b. Carefully control access from properties adjacent to major collectors and arterial roadways to preserve roadway capacity and promote safety. C. Provide multiple entrances to, and interconnections among, residential development areas to help disperse traffic in residential areas and provide easy access for residents and emergency services. d. Design local streets to discourage excessive speed and minimize adverse impact on established and planned neighborhoods. e. Design street systems for appropriate traffic volume capacities to facilitate efficient movement in accordance with established service standards. Transportation Goal (A)(1) Chapter One - Introduction - Page 24 Dublin Southwest Area Plan 2. Use the existing road network as main arterial system where appropriate to minimize public/private expenditures. a. Determine and obtain adequate right-of-way widths along all existing roadways, consistent with the adopted Thoroughfare Plan, to provide necessary roadway capacities. b. Identify the need and feasibility for right-of-way dedication and/or improvements, to coordinate timely implementation and to minimize negative impacts. _ WkSrAa mu eCZ%L cr. 0 . JLia �J Transportation Goal (A)(2) 3. Develop a bikeway/walkway system where appropriate to create a safe, people -oriented, pedestrian environment and to reduce automobile dependency. a. Provide adequate separation of transportation modes within neighborhoods and along major streets for public safety. b. Provide easy access from residential areas to public facilities and local commercial areas to foster desirable neighborhoods. C. Provide accessibility ramps where sidewalks and bikeways intersect with street pavements, to permit safe connections with the non auto -oriented system. — 'I Chapter One - Introduction - Page 25 Dublin Southwest Area Plan i rantiporcacion Lyoai kA)l.$) B. Land Use 1. Provide for locally -serving commercial uses in appropriate locations to provide goods and services for the area. a. Establish and define logical service areas for commercial development and limit the number of acres to discourage over- development by basing amount and location of commercial areas on need. b. Discourage "stripping out" of major roadways with commercial uses to reduce traffic hazards, protect roadway capacities and ensure compatibility of adjacent land uses. C. Limit commercial development to specific areas along major thoroughfares to minimize conflicting turning movements. Lana use uoai (B)(t) Chapter One - Introduction - Page 26 Dublin Southwest Area Plan 2. Provide appropriate land uses to create safe and attractive neighborhoods and convenient services including residential, commercial/office, industrial and recreational areas. a. Maintain transitional land uses to assure viability and desirability of all land development types. b. Provide for appropriate buffers between non -compatible land uses to increase privacy and quiet living environment and to help prevent blighting influences. C. Provide for economically viable and diverse mixture of well- planned land uses to serve the needs of the area. d. Create a fiscally balanced tax base to insure adequate funding of the desired public services. e. Promote building and site planning that is designed at an appropriate scale and in harmony with natural surroundings and neighboring buildings. f. Encourage assemblage of land parcels and large-scale, planned development proposals to provide higher quality development and coordinated public infrastructure and community facilities. Land Use Goal (B)(2) 3. Provide a mixture of different housing types and lot sizes to accommodate the needs of a diverse range of social and economic groups. a. Provide appropriate densities of housing in the area based on access, adjacent densities, and land characteristics to create attractive neighborhoods. b. Provide adequate standards for all housing types to create desirable and attractive residential development for various social and economic needs. Chapter One - Introduction - Page 27 Dublin Southwest Area Plan °' e ado © ® o R:[ Land Use Goal (13)(3) 4. Provide well-planned neighborhoods with needed local services and efficient service delivery, to create a safe and convenient community. a. Establish neighborhoods by road network, natural or man-made features,. or other identifiable elements. b. Promote sense of identity for residents through well-defined neighborhoods which help create a desirable quality of life. C. Infrastructure 1. Provide adequate utilities to accommodate the proposed land uses and orderly growth of urban development, to create a healthy and attractive living environment. a. Limit areas for new development to those where all urban public services are available, including adequate water and sewer service, stormwater management and roadway infrastructure. b. Limit development to very low, rural densities where urban services cannot be economically provided. C. Locate water towers in appropriate locations to minimize visual obstructions of the area. d. Discourage or prohibit the use of on-site sewage disposal systems for urban development to reduce possible environmental hazards (e.g. ground water pollution, offensive odors, bacteria breeding, etc.) and to encourage efficient provision of all urban services. 2. Identify a strategy for funding needed infrastructure improvements to ensure adequate development and to create a safe living environment. a. Encourage private sector participation in public improvements where appropriate. b. Determine the need and feasibility for improvements to infrastructure and plan for timely implementation to promote responsible expenditure of funds. C. Establish an equitable funding system for needed infrastructure improvements, to maximize the cost-effectiveness of public expenditures. Chapter One - Introduction - Page 28 Dublin Southwest Area Plan D. Community Facilities 1. Provide a full range of needed public services including health care, education, fare, police and recreation to create a safe and healthy environment. a. Identify issues associated with multiple school district boundaries within the service area. b. Provide the focus for public uses/facilities for the area (e.g. park, library, school, recreation center, and commercial services) within logical, consolidated locations based on neighborhood service areas, to foster convenient living, strengthen neighborhoods, and minimize automobile traffic congestion. C. Encourage a coordinated park system to provide links between neighborhoods and recreational opportunities for local residents. Chapter One - Introduction - Page 29 Dublin Southwest Area Plan 2. Create a community focal point with major parks and consolidated community facilities, to provide a centralized public/private activity center and a wide range of recreational activities. a. Encourage development of schools, parks and other appropriate community facilities in combination to maximize recreational opportunities. b. Use fee in -lieu of park land dedication, where appropriate, to acquire major parks by most cost-effective means. Chapter One - Introduction - Page 30 Dublin Southwest Area Plan - --_ \ -/ \-/ E. Environment and Appearance 1. Identify and preserve unique or important natural features to protect and enhance the character of the area. a. Develop policies for providing incentives for the preservation of natural features in open space programs. b. Locate parks to protect landmarks and environmentally significant areas. C. Maximize public accessibility to unique natural features in order to allow the environment to be shared by the community (including open space, scenic views, woodlands, wetlands, and floodplains.) d. Preserve historically significant features to promote the local heritage of the area. Chapter One - Introduction - Page 31 Dublin Southwest Area Plan r---------- (—. tR '. Environment and Appearance Goal (E)(1) 2. Preserve and promote the growth of the area in an attractive, well- planned manner to help foster a higher quality of life for the residents. a. Maintain and enhance the visibility of elements that build the positive image of Dublin (e.g. stonewalls, pastoral views). b. Promote the rural character of Washington Township where appropriate to protect the lifestyle of the existing residents. C. Provide streetscapes to integrate open space along roadways and create an attractive environment (e.g. continue Muirfield Drive landscaped median). d. Create buffers between incompatible uses to minimize negative impacts. Chapter One - Introduction - Page 32 fit .r. • ' � ` '._' � Y '•a^ Dublin Southwest Area Plan Municipal Boundaries Five governmental jurisdictions are represented within the study area: the City of Dublin, the City of Hilliard, the City of Columbus, unincorporated Washington Township, and unincorporated Brown Township. The incorporated portion of the City of Dublin in the Southwest Area includes 3.8 square miles generally located at the southwest corner of U.S. 33/S.R. 161 and 1-270 and extends west of Avery Road to the east side of Amlin. A small portion of corporate Dublin extends south of Tuttle Crossing Boulevard, along the west side of Hirth Road, including the Olde Dublin Woods subdivision. The City of Dublin's corporate boundaries include the southwest corner of Post Road and U.S. 33/S.R. 161, with the industrial development on the east side of Cosgray Road. The Franklin/Madison County boundary is the western limit of the study area; the Franklin/Union County line is the northwestern boundary line, just north of Post Road. (Refer to Figure 3: Municipal and School District Boundaries.) - J, J VON: City of Dublin Corporate Limit - Rings Road east of Amlin Chapter Two - Area Analysis - Page 34 Dublin Southwest Area Plan The City of Hilliard extends north of Hayden Run Road, to the east of Avery Road, and includes approximately one-half square mile of the Southwest Area. Most of the property in Hilliard is undeveloped farmland. The City of Columbus includes most of the land near the Tuttle Crossing Boulevard/I-270 interchange and extends, between the Olde Dublin Woods neighborhood (Dublin) and Hilliard, west to Avery Road. Columbus currently contains about one-half square mile within the Southwest Area. The largest portion of the study area is unincorporated Washington Township which includes most of the land located west of Avery Road and surrounding Amlin. Unincorporated Brown Township is located at the southwest corner of the study area. Existing Characteristics The existing physical characteristics have an affect on the future development of the area. Aerial photography was used and numerous field assessments were conducted to collect information regarding the conditions, constraints, problems and opportunities in the area. These include the characteristics of both the natural and built environments. This section deals with land use characteristics, topography, soil types, wetlands, waterways and floodplains, railroad lines, electric transmission lines, and historical and archaeological resources. (Refer to Figure 5: Area Analysis.) Land Use The northern and eastern perimeters of the study area are developing with a mixture of land uses. The area becomes more rural in character toward to the south and west portions of the study area. The majority of the land, approximately 90 percent, is undeveloped and is used for agricultural purposes. (Refer to Figure 6: Existing Land Use.) Both freeway corridors, Interstate 270 and U.S. 33/S.R. 161, have significant impact on land use characteristics and the intensity of development. The early development around the I-270/Tuttle Crossing Boulevard interchange includes corporate offices and some commercial and multi -family residential development. Along U.S. 33/S.R. 161 are predominantly light industrial uses. U.S. 33/S.R. 161 intersects with Post Road and Avery Road at two separate interchanges. There are varying degrees of elevated views into the study area from all three freeway interchanges. The study area includes a number of different public buildings. The Washington Township Fire Department, Station #91, is located on the south side of Shier -Rings Road, west of Wilcox Road (6255 Shier -Rings Road). The Dublin Municipal and School Maintenance Complex is located on the south side of Shier -Rings Road, west of Avery Road (6351 Shier -Rings Road). The Amlin branch of the U.S. Post Office is located on the south side of Rings Road, just east of the active ConRail railroad tracks (6931 Rings Road). The Washington Township Community Center is located at the terminus of Cara Road, east of Avery Road (5985 Cara Road), adjacent to Kaltenbach park. Churches within the study area include the St. John's Lutheran Church located at the i southeast corner of Rings and Avery Roads (6135 Rings Road); Grace Vineyard Church, on the east side of Avery Road, about 200 feet south of Cara Road (5254 Avery Road); Chapter Two - Area Analysis - Page 35 Dublin Southwest Area Plan Northwest Chapel Grace Brethren Church, located on the north side of Rings Road, at the edge of Amlin (6700 Rings Road); the Fellowship Baptist Church of Dublin is located on the north side of Shier -Rings Road, east of Eiterman Road (6720 Shier -Rings Road); and the Amlin United Methodist Church is located on the west side of Cosgray Road, south of Rings Road (5411 Cosgray Road). SENSE.- � MR �q Northwest Chapel Grace Brethren Church - 6700 Rings Road Washington Township maintains a small cemetery located on the south side of Rings Road east of Avery Road. The St. John's Lutheran Church cemetery is located on the east side of Avery Road, 1,100 feet south of Shier -Rings Road. The Rings cemetery is located on the west side of Cosgray Road, just north of Hayden Run Road. It was dedicated by Washington Township in 1990 to the early pioneers in the area. A tombstone is located on the west side of Wilcox Road, south of Heather Glen Boulevard. It is the burial site of Maroa Wilcox who died in 1870. A cemetery has also been reported by area residents along the west side of Houchard Road, midway between Post Road and Rings Road. Chapter Two - Area Analysis - Page 36 Open Views Cultivated R 3 emeter Wetlands_ •Potent tat area for wetlands Giapter Two - A"ea Analysis - Page 37 00 10 U1 L I Giapter Two - A"ea Analysis - Page 37 Chapter Two - Area Analysis o Page 38 5 FIGURE 6 Dublin Southwest Area Plan Rings Cemetery - West side of Cosgray Road, north of Hayden Run Road Topography and Drainage The study area is approximately four miles wide from east to west, most of which is extremely flat. The topography varies in elevations from 950 feet above sea level along the western edge of the study area to 900 feet on the eastern edge at I-270. The slope across the study area is generally less than one percent, but ranges in different locations from zero to two percent. For this reason, the area does not drain efficiently in some locations. Drainage occurs through several drainage swales and ditches that fall toward the Hayden Run on the south and the Scioto River east of the study area. (Refer to Figures 5 and 7: Area Analysis and Soils and Potential Wetlands.) Soils The soils within the study area have been classified by the Franklin County Soil Survey. The predominant soils include Genessee silt loam (Gn), Kokomo silty clay loam (Ko), Shoals silt loam (Sh), and Sloan silt loam (So). All of these soils, typically, are seasonably wet and generally do not drain well. Areas with these types of soils often exhibit standing water, flooding, ponding and similar drainage concerns. (Refer to Figure 7: Soils and Potential Wetlands.) Genessee silt loam (Gn) is suited to row crops like soybeans and corn, and to trees and other vegetation used as habitat for wildlife. Kokomo silty clay loam (Ko) soil is hydric, characterized by an abundance of moisture and consistent with wetland areas. This soil is very poorly drained with a moderately slow permeability. Kokomo soil has Chapter T;vo - Area Analysis - Page 39 u `i � POST .... -- - " ROAD � dp Ko I. idI "- i L,B, GA SOILS LEGEND SOIL TYPES — _ CeB wow (k$ 2 cwu uu CTA crow,• sa mom CTB c.«b• w — Ko K y -say wT w� IfB Lo*a,s. IYIIC1. �r mr bam LEGEND POTENTIAL WETLANDS SHALLOW MARSH WETLAf• ® SHRUB / SCRUB WETLANE FARMED WETLANDS NOTE: LOCATIONS ARE APPROXIMATE BASED ON THE OHIO WETLANDS INVENTORY SATELLITE DATA - y! � 1J4( U.S. 33/S.R. 161 f, Oki Ko A f LOB " - ROAD - s -RINGS -;,� .� �' -��R 1\ � i Ka • � �'L (� t p �.. l.�J O )rG�i GAS •cc � J GA,,- � GA �� i 0 • WOVNER-TEMPLE--r�1_,,/�( ROAD _ Ems" �l c'A •� i- (� � � ,,; /�� 110 cs) _ GA K. t Q-•tet+: .�� If K,- � L K11 Y _ n, RINGS ROAD n_ � CROSSING QA { :,A? K. u f TUTTLE? _ GA C4p � A Ko GA 1 F,. KO OrA V (-t CIA GA ; A 1 •1 'ZrA 1 1 -- CIA OPS C,Y jq*r Two -Area Analysis - Page 40 o " ❑ FIGURE 7 Dublin Southwest Area Plan a high available water capacity and high organic matter content. It has a high potential for cultivated crops, but is limited by the wetness content. Shoals silt loam (Sh) is a somewhat poorly drained soil with moderate permeability. It is a non -hydric soil type with hydric components, and is occasionally flooded. This soil has a high potential for crops and can be a source of topsoil. Sloan silt loam (So) is also a hydric soil, is frequently flooded and drains very poorly. Permeability is moderate or moderately slow and a seasonal high water table is near the surface in winter, spring, and other extended wet periods. All of the soils have slow -to -moderate permeability and seasonal wetness which limit them as sites for buildings and recreational facilities. These soils are generally unsuitable for on-site septic systems and individual septic leach fields. Public and private sewer systems are regulated through Section 404 of the Clean Water Act. These limitations can generally be addressed through innovative engineering techniques to accommodate urban development. Wetlands "Wetlands" is a term used to describe marshes, swamps, bogs, and similar areas that often develop between open water and dry land. Wetlands are mostly semi -aquatic lands that are either inundated or saturated by water for varying periods of time during the growing season. They are valuable because they perform many important environmental functions. They filter impurities out of water, control erosion, retain floodwater, provide a haven for plants and wildlife, and provide recreational opportunities. An area must meet all of the following criteria to be considered a wetland: 1) Wetland hydrology - Wetlands have either flooded or saturated soils for at least seven days during the growing season. Although during most of the year some wetland areas may appear dry, they still may have wetland hydrology during the growing season; and 2) Hydric soils - Wetlands have poorly drained, hydric soils, which develop an anaerobic surface layer due to saturation or flooding; and 3) Hydrophytic vegetation - Wetlands have vegetation that is adapted to life in saturated or flooded soil conditions. The Environmental Protection Agency (EPA) and the U.S. Army Corps of Engineers administer Section 404 of the Clean Water Act which regulates activities in wetlands. The discharge of dredged or fill material into waters (and most wetlands) in the United States requires a permit from the Army Corps of Engineers. General farming, tree farming and ranching practices, construction of farm ponds or irrigation ditches, and construction and maintenance of farm roads are exempt from Section 404 requirements. The Ohio Department of Natural Resources (ODNR), Division of Soil and Water Conservation, in conjunction with the Ohio Capability Analysis Program, provides aerial (satellite) photography analysis and digital image processing. The Ohio Wetland Inventory (OWI) indicates that there are potentially some wetland areas within the study Chapter Two - Area Analysis - Page 41 Dublin Southwest Area Plan area. The OWI is based on analysis of satellite data and is intended solely as an indicator of possible wetland sites. The satellite photographs were taken in April of 1987. The types of wetlands indicated by ODNR include shallow marsh, shrub/scrub wetland, wet meadow, and farmed wetland. It is possible that other types of wetlands are present within the study area that were not detectable on the satellite photo. A field review and evaluation should be conducted to determine the presence of a wetland area. Five very small areas of shallow marsh wetlands are indicated within the OWI for the study area. Shallow marsh wetlands contain emergent vegetation in water three feet deep or less. They are indicated in the following areas: on the east side of the active ConRail railroad tracks, across from Shier -Rings Road; on the east and west sides of the active railroad tracks within a wooded area south of Amlin, and north of the mobile home park; along the east and west sides of the abandoned ConRail railroad tracks, just north of Hayden Run Road; and, on the northeast corner of Avery and Hayden Run Roads, north of the Hayden Run. Shrub/scrub wetlands include areas dominated by vegetation less than 20 feet tall, in water less than three feet in depth. Species include true shrubs, young trees, and trees or shrubs that are small or stunted because of environmental conditions. About twelve small areas of shrub/scrub wetlands were indicated on the OWI. Six of the areas are scattered throughout the area between the two-r-ai-lr-oad-tr-acks. T-wo-ar-eas-ar-e--located along the east side of the active railroad track: one to the east of Cosgray Road, north of Rings Road; and the other along the north side of Hayden Run Road, adjacent to the shallow marsh wetland area. Wet meadow wetlands were identified in the area based on soil types and vegetation, and the data from the satellite photographs, without regard to specific location. These wetlands areas usually do not have standing water during the growing season, but are waterlogged near the surface most of the year. They include grassy vegetation (such as sedges, rushes, grasses, and mints) on hydric soil in water six inches deep or less. Four small areas of farmed wetlands are indicated on the OWI. This type of wetland catches and filters sediment, nutrients, and pesticides that are carried by storm water. A farmed wetland, according to the ODNR definition in use, is an area that was partially drained or altered to produce crops prior to December 1985. Farmed wetland areas within the study area are located along the east side of the Franklin/Madison county line, midway between Post and Rings Roads; along the northwest and northeast intersections of Rings and Cosgray Roads; along the east side of Cosgray Road, midway between Post and Shier -Rings Roads; and along the west side of the active railroad tracks, north of a mobile home park. More detailed analysis will be needed to determine the exact locations of these wetland areas, as the area develops. The general locations of potential wetlands included in the Ohio Wetlands Inventory are indicated on Figure 7: Soils and Potential Wetlands. Chapter Two - Area Analysis - Page 42 Dublin Southwest Area Plan Before development is permitted in an area with possible wetlands, the Corps of Engineers needs to be contacted to evaluate whether a permit is required. Waterways and Floodplain The study area generally slopes from the west to the east and drains into the Scioto River through tributary streams and ditches. The primary drainageways within the study area include the South Fork of the Indian Run, Cramer Ditch, Cosgray Ditch, and Hayden Run. (Refer to Figures 5 and 19: Area Analysis and Stormwater Drainage Plan.) The Hayden Run originates to the south of Rings Road across from Houchard Road and flows to the southeast. It extends south, west of Cosgray Road and crosses Hayden Run Road opposite Cosgray Road. It runs north of Hayden Run Road west of Avery Road and extends along the north side of Hayden Run Road. It generally parallels Hayden Run Road to I-270. The Hayden Run is considered a creek with water flow year round at varying intensities. Floodway and floodplain (100 year and 500 year) have been defined by the Flood Emergency Management Agency (FEMA) along the entire length of the Hayden Run. The run is scenic in character with a variety of flora and fauna. The South Fork of the Indian Run enters the study area east of the active ConRail railroad tracks and runs northeast to U.S. 33/S.R. 161. A small tributary is located west of-Cosgray—Road.,_south_of-Rost_ Road, and connects with the main run south of Adria Laboratories on the east side of Cosgray Road. In general, the South Fork of the Indian Run is in poor condition. There are some problems associated with bank erosion, restricted flow of the channel, and large deposits of debris in the waterway. The Cosgray Ditch originates on the south side of Shier -Rings Road, east of Cosgray 1 Road. It crosses to the north side Shier -Rings Road, east of Eiterman Road, and to the south again west of Avery Road. It extends south of Shier -Rings Road crossing Avery and Wilcox Roads and finally extending east of I-270, south of the Corporate Park of Dublin. The Cosgray Ditch is in good condition. There are few noticeable or noteworthy deficiencies which affect the channel. The Cramer Ditch begins along the west side of Avery Road, north of Rings Road. It extends east of Avery Road along the south side of Rings Road, crossing to the north side of Rings Road just east of Wilcox Road. The creek continues north and extends eastward across I-270. A small tributary of the creek extends west of Wilcox Road, across from Heather Glen Boulevard, and continues southeast to I-270. Railroads There are two railroad lines owned by Consolidated Rail Corporation (ConRail) located within the study area, that cross diagonally through the southwest section of the area. These parallel lines run northwest/ southeast. The active railroad bisects the western half of the study area and crosses Houchard Road, Cosgray Road, Rings Road within Amlin, Avery Road and Hayden Run Road. All existing crossings with these roads are at -grade. Chapter Two - Area Analysis - Page 43 Dublin Southwest Area Plan The easternmost tracks serve as a visual divide and a critical barrier between the eastern and western portions of the study area. (Refer to Figure 5: Area Analysis.) Additional development in the area will require upgrading the roadway crossings over these rail lines. Grade separated crossing points will have to be constructed to facilitate traffic movement, and to provide a measure of safety consistent with greater traffic volumes. This will also provide for some measure of special unity for the newly developed areas. Use of the westernmost tracks has been abandoned, and the tracks and railroad ties have been removed. The existing right-of-way for the railroad is located at the southwest corner of the study area, which crosses the county line and Hayden Run Road, and proceeds northwest to Urbana, Ohio. A proposal to use the existing right-of-way for a bike trail is detailed within the Rails to Trails report by the Ohio Rails -to -Trails Conservancy, in conjunction with the Ohio Department of Transportation. The goal is to convert abandoned railroad rights-of-way into a nationwide network of public, multi- use corridors. The trail has the potential to serve as a link to the Ohio to Erie Trail, a 320 mile trail which will connect the Cleveland lake front with the Cincinnati riverfront. The Ohio to Erie Trail would serve as a major link to a transcontinental greenway stretching from coast to coast. Electric and Telephone Utilities A high-voltage, overhead electric transmission line, providing electricity to the surrounding area, extends from the Columbus Southern Power substation north to Union County. The line is north of Hayden Run Road approximately 500 feet east of the county line. It parallels Houchard and Cosgray Roads and is midway between them. Large metal towers, approximately 170 feet tall, are located 750 feet apart supporting the transmission lines. (Refer to Figure 5: Area Analysis.) Columbus Southern Power also maintains a second substation on the south side of Shier - Rings Road, just west of Shamrock Court. The general service area for this substation in Brand Road on the north, the Scioto River on the east, Hayden Run Road on the south south, and beyond the Franklin/Madison County line on the west. The station was designed to be enlarged, although there are no current plans for expansion. Almost all of the study area is serviced by Ohio Bell Telephone (OBT). A small area in the westernmost portion of the study area is served by GTE. The GTE service area is located on the west side of Houchard Road, between Post and Rings Roads. The area located to the west of the abandoned railroad is also part of the GTE service district. Chapter Two - Area Analysis - Page 44 Dublin Southwest Area Plan Overhead Electric Transmission Towers and Lines - North of Rings Road, east of Houchard Road Chapter Two - Area Analysis - Page 45 Dublin Southwest Area Plan Chapter Three q Avery Road - At the intersection of U.S. Route 33/State Route 161 Dublin Southwest Area Plan Roadway Hierarchy The proposed transportation system includes a grid system consisting of a hierarchy of functionally classified streets designed to serve distinct traffic area needs and safely move people and goods within the community. The street classification system includes freeways, principal arterials, minor arterials, residential collectors, non-residential collectors, local residential streets and other local streets. These all serve separate and interrelated purposes. The thoroughfare element of the Southwest Area Plan identifies the existing road network as the basis for the developed main arterial/collector system to help minimize future public and private expenditures for roadway improvements recommended below. The proposed rights-of-way widths and roadway capacities described below are indicative of the improvements needed when the study area is fully developed. (Refer to Table 2: Functional Street Classification Characteristics and Table 3: Basic Design Elements for Functional Street Classification.) The function of the freeway system is dedicated solely to moving large traffic volumes (50,000 - 100,000 vehicle trips per day). Freeways serve long distance, high speed trips with minimal interruption to the flow of traffic. They have limited access rights-of-way and do not serve adjacent land. All types of vehicles should be accommodated on freeways except bicycles and other slow moving vehicles. The purpose of the principal arterial system is predominantly to handle moderately long distance trips of approximately 25,000 - 50,000 vehicle trips per day. Principal arterials provide connections to the freeway system via interchanges, and traffic flow is generally uninterrupted except at signalized intersections. Service to abutting properties should be subordinate to moving traffic. Driveway access should be highly controlled. Principal arterials should be spaced every one to two miles, with increased spacing as land use density decreases. A five-foot wide sidewalk and an eight -foot wide bikeway is planned along principal arterials within the Southwest Area. Principal arterials should be planned to accommodate four lanes with a typical right-of-way width of 100 feet. Potentially, some principal arterials may require six lanes. Because the dimensions of a six -lane roadway, additional study will be required to determine effects on adjacent land and traffic engineering issues. A six -lane facility would require a typical right-of- way width of 120 feet. When roadways have more than two through lanes, grass median boulevards will be required. Typically, a 12 -foot wide grass median will be required on principal arterial streets. In addition, parking should be prohibited on these streets. Additional exclusive turn lanes may be required at intersections which may also require additional right-of- way width. The minor arterials should have continuity through the Southwest Area connecting the principal arterials, forming a connected arterial network. Minor arterials should be planned to have two Ompter T hme - Thoroughfare - Page 47 Dublin Southwest Area Plan to four lanes to carry moderate traffic volumes of approximately 15,000 - 35,000 vehicle trips per day. Typical right-of-way widths necessary to accommodate two and four lane minor arterials are 70 feet and 100 feet, respectively. Two-lane minor arterials will require a 12 -foot wide, continous, bi-directional left turn lane in the center. Additional exclusive turn lanes may be required at intersections which may require additional right-of-way width. Generally, a 12 -foot wide grass median will be required on minor arterial streets with four lanes. The arterials should be spaced every one to two miles, with spacing increasing as the anticipated land use intensity decreases. Parking should be prohibited on all minor arterial streets. A five- foot wide sidewalk and an eight -foot wide bikeway is planned along minor arterials within the Southwest Area. Rings Road - West of Wilcox Road Chapter Three - Thoroughfare - Page 48 Dublin Southwest Area Plan TABLE 2: FUNCTIONAL STREET CLASSIFICATION CHARACTERISTICS Principal Local Other Freeway Arterial Minor Arterial Collector+ Residential Local Traffic movement Minimum Traffic movement Traffic Traffic Service Optimum Mobility primary interference to Traffic movement land is secondary - Discourage through move ent is consideration through traffic and access equal second ry to traffic access Land access Land access Serves all non - secondary secondary Land access equal reside tial Land Service No Access consideration - considerationServes - Minor importance to traffic residential proper y not Probably control or Iii it of movement property served by street controlled access access higher classes Uninterrupted Uninterruptedexcept Interrupted by signals Interrupted by Interrupted by Traits of Traffic Uninterrupted and except at at signalized and occasionally by signals and stop or signals and Flow unrestricted signalized intersections stop signs yield signs stop or yield intersections signs All types except All types, All typesinc , uding All types, mainly Passenger and All types, Vehicle Types bicycles and slow including trucks trucks and bu es truck traffic and service vehicles includi g local moving vehicles and buses service vehicles trucks. Average Trip Length Over 3 miles Over 1 mile Over I mile Under 1 mile Under 1/2 mile Under 1/2 mile Speed Limit 50 - 55 mph 35 - 45 mph 35 - 45 mph 25 - 35 mph 25 mph 25 mp Spacing 2 - 6 miles 1 - 2 mile I - 2 mile 1/2 - 1 mile As required As req jired Typical Traffic 50,000 - 100,000 25,000 - 50,000 15,000 - 35,ODO 2,000 - 15,000 100-2,000 100-2,000 volume (ADT)* Typical example in Interstate 270 Tuttle Crossing Frantz Road Wilcox Road Cara Court Irelan lace Dublin Boulevard * Traffic volumes are based on need for the Southwest Area when it is fully developed. + Residential and non-residential collectors are included together within this column. C7rapter e - Thoroughfare -Page 49 Dublin Southwest Area Plan Supplementing the arterial system is the collector system. The function of the collector system is to collect traffic from the local and residential streets and to deliver it to the arterial system. A minor amount of through traffic may be carried by collector streets, but these streets primarily provide land access service and carry traffic movements within residential, commercial, and industrial areas. The collectors are nominally spaced midway between the arterials resulting in one-half to one mile spacing. Collectors should be planned to have two or four lanes, with additional turn lanes at intersections as necessary. When roadways have more than two through lanes, grass median boulevards may be required. Roadways with two through lanes will require a 12 -foot wide continous, left turn lane. Parking should be prohibited on collector streets. Collectors are further classified into two subtypes, including residential collectors and non- residential collectors. Residential collectors are located adjacent to and within residential areas. Non-residential collectors are located adjacent to areas with non-residential land uses such as light industrial and commercial/office use. The typical right-of-way width required for two and four lane non-residential collectors is 70 feet and 100 feet, respectively. Typical right-of-way width for two lane residential collectors is 60 feet. These widths may be subject to change as subdivision regulations change. Non-residential collectors are planned to have a five-foot wide sidewalk on one side of the street and an eight - foot wide bikepath along the other side. Residential collectors are generally planned to have a four -foot wide sidewalk along both right-of-way lines. If an eight -foot bikeway is to be installed in place of one sidewalk or if wider sidewalks are required, additional right-of-way width beyond the standard 60 feet will be necessary. The local residential streets provide direct access to adjacent residential properties. They connect to collectors and arterials and should be designed to discourage through traffic. Local residential streets typically carry 100 - 2,000 vehicle trips per day. The typical right-of-way width required is 60 feet. Passenger and service vehicles are accommodated by local residential ` streets. Parking is typically permitted on both sides of local residential streets. Local residential -- streets will have a four -foot wide sidewalk along both sides of the street. Other local streets perform the same function as local residential streets except they serve non- residential land uses. Two lanes should be provided, and 60 feet of right-of-way minimum is needed for these roads. All types of vehicles including local trucks are served by other local streets. No parking should be allowed on other local streets. Other local streets will have a four -foot wide sidewalk along both sides of the street. Gzgter Three - Thoroughfare - Page 50 Dublin Southwest Area Plan TABLE 3: BASIC DESIGN ELEMENTS FOR FUNCTIONAL STREET CLASSIFICATION * Typical full cross-sections for these street classifications are located within Chapter Ten, Appendix of this document. Refer to Exhibits 1 through 7. ** Number of roadway lanes, typical pavement width and typical right-of-way width are based on need when the study area is fully developed. *** Typical right-of-way widths include a minimum tree lawn of seven feet between the back of curb and inside edges of sidewalks or bikepaths. A bikepath eight feet in width and a sidewalk five feet in width replace two, four -foot wide sidewalks for non-residential collectors and principal and minor arterials. Bikepaths along residential collectors will a require a typical right-of-way width of 65 feet. + These figures may be amended with the update of the subdivision regulations of the Planning and Zoning Code. Chapter Three - Thoroughfare - Page 51 Number of pavement Width **+ Functional Street Continuous (back-to-back of Typical R.O.W. Classification * Through Lanes" curb) Width ***+ Principal Arterial - No parking 6 89 feet 120 feet No parking 4 65 feet 100 feet Minor Arterial - No parking 4 65 feet 100 feet No parking 2 41 feet 70 feet Residential Collector - No parking 2 36 feet 60 feet Non -Residential Collector - No parking 4 65 feet 100 feet No parking 2 41 feet 70 feet Local Residential - Parking permitted 2 31 feet 60 feet Other Local - No parking 2 31 feet 60 feet * Typical full cross-sections for these street classifications are located within Chapter Ten, Appendix of this document. Refer to Exhibits 1 through 7. ** Number of roadway lanes, typical pavement width and typical right-of-way width are based on need when the study area is fully developed. *** Typical right-of-way widths include a minimum tree lawn of seven feet between the back of curb and inside edges of sidewalks or bikepaths. A bikepath eight feet in width and a sidewalk five feet in width replace two, four -foot wide sidewalks for non-residential collectors and principal and minor arterials. Bikepaths along residential collectors will a require a typical right-of-way width of 65 feet. + These figures may be amended with the update of the subdivision regulations of the Planning and Zoning Code. Chapter Three - Thoroughfare - Page 51 Dublin Southwest Area Plan Existing Traffic Volumes and Characteristics With the exception of Tuttle Crossing Boulevard near I-270, and Avery Road near U.S. 33/S.R. 161, the existing roads in the Southwest Area are two-lane, rural facilities. Due to the undeveloped nature of the area at present, existing traffic volumes are moderate to low. Current traffic is serviced satisfactorily by the existing road network. As development occurs, these two- lane roadways will quickly become overburdened, and traffic service level will decline rapidly. The highest existing traffic volumes are on Avery Road, Tuttle Crossing Boulevard, and Shier - Rings Road. (Refer to Figure 8: 1993 Average Daily Traffic.) Traffic counts were taken during the week of March 1, 1993, at five locations. Each count was 24 hours in duration and was adjusted to represent Annual Average Daily Traffic. The locations of the five traffic count machines were: * Tuttle Crossing Boulevard east of Wilcox Road; * Wilcox Road north of Tuttle Crossing Boulevard; * Rings Road east of Wilcox Road; * Avery Road south of Woerner-Temple Road; and * Shier -Rings Road east of Avery Road Other traffic volumes shown in Figure 8 are from older count sources from the late 1980s and early 1990s. These have been adjusted based upon comparative trends and new traffic patterns when comparing the 1993 counts to older counts. Since the Tuttle Crossing Boulevard/I-270 interchange has opened, traffic volumes on Rings Road and Avery Road have decreased while traffic volumes on Wilcox Road and Tuttle Crossing Boulevard have increased. Some of the traffic from the northern portions of Hilliard that previously used Avery Road to access the freeway system at the U.S. 33/S.R. 161 and Avery Road interchange has diverted to the Tuttle i Crossing/I-270 interchange via Wilcox Road and Tuttle Crossing Boulevard. Also, some of the trips from east of I-270 that previously used Rings Road for access to the U.S. 33/S.R. 161 and Avery Road interchange have diverted to the Tuttle Crossing/I-270 interchange. The road system appears to be functioning well, and there are no existing capacity deficiencies within the Southwest Area. However, as development continues, roadway or road network capacity deficiencies will occur unless roadway improvements are implemented in a timely manner. Current traffic volumes that are are expected to increase over time. The proposed roadway improvements will be implemented over a long period of time. However, timely improvements will be needed to maintain service levels as growth occurs. Proposed Thoroughfare System The proposed roadway network is designed to maximize the use of the existing roadways within the Southwest Area of Dublin as arterial and collector facilities. This will minimize expenditures necessary by both private and public entities to upgrade the traffic network. The future traffic generation potential within the area is significant. Approximately 300,000 trips per day will be generated within the study area by the proposed land uses and projected population in this Plan. Most of these trips are the result of new development, and the current system can only handle a small fraction of these additional trips. (Refer to Figure 9: Thoroughfare Plan.) Chapter Three - Mroughfare - Page 52 13 N<1 a %014 Three 7hiee - Thoroughfare -Page 53 or O FS E o co Chapter Three - 77wroughfare - Page 54 Dublin Southwest Area Plan The two freeways, Interstate 270 and U.S. Route 33/State Route 161, are multi -lane and serve a large volume of traffic throughout the study area, and neither provide access to adjacent land. There are three principal arterials in the area including Post Road west of U.S. 33/S.R. 161; Avery Road from U.S. 33 to Hayden Run Road; and Tuttle Crossing Boulevard east of Avery Road. All of these connect with a freeway at an interchange and serve the regional transportation needs. Post Road, across the northwestern edge of the study area, is a regional type roadway which serves longer distance trips from Madison County and farther west and delivers traffic to the freeway system at the U.S. 33/S.R. 161 interchange. Avery Road, from Hayden Run Road to U.S. 33/S.R. 161, is the second principal arterial in the area which interchanges with U.S. 33/S.R. 161 freeway. Finally, Tuttle Crossing Boulevard from the I-270 interchange (with an expansion westward) to Avery Road is the third principal arterial in the area. Minor arterials in the area which provide north/south movement include a proposed Coffman Road extension from a bridge overpass at U.S. 33/S.R. 161 to Britton Parkway and then connecting with Britton Road south of Hayden Run Road. This will provide additional continuous north/south movement east of the Avery Road corridor. Cosgray Road, from Hayden Run Road to S.R. 161 will also provide the minor arterial function in the western portion of the study area. A relocation of Cosgray Road, by-passing Amlin, is proposed to the west of its existing location, and a grade -separated crossing across the ConRail railroad tracks will be necessary to provide continuous movement. The minor arterials providing east -west traffic movement include a proposed extension of Woerner-Temple Road eastward from Avery Road to Rings Road at I-270. This will provide continuous movement between Cosgray Road and I-270. A proposed extension of Tuttle Crossing Boulevard westward from Avery Road to existing Rings Road (west of Houchard Road) will provide east -west continuity from I-270 to the Franklin/Madison county line. A future grade -separated crossing to the south of Amlin across the railroad tracks is necessary to accommodate this proposal. Access should be carefully controlled along the arterials to preserve the roadway capacity and to promote safety. There are seven collector roadways within the study area. The collectors need to be provided to accommodate through traffic. Efficient collectors will direct most of the unwanted through trips away from residential streets. Providing north -south movement is Houchard Road from Post Road, extending south of Rings Road, to Hayden Run Road. A new north -south road located midway between. Cosgray Road and Avery Road, from Tuttle Crossing Extended to Shier -Rings Road, is also proposed. Wilcox Road, from Shier -Rings Road to Hayden Run Road, is also a roadway within the study area serving as a collector for local traffic. (See page 43: Special Thoroughfare Concerns.) Right-of-way 70 feet in width is shown on Figure 9: Thoroughfare Plan for all collector streets. Right-of-way and street cross-sections for residential or non-residential collector streets will be determined with new development or as the City of Dublin improves the roadways. Shier -Rings Road extended from Houchard Road to Cosgray Road, and connecting to Coffman Road Extended, is a collector road providing east -west movement. A new east/west collector is proposed as an east/west Amlin by-pass between Cosgray Road on the west and a new north/south collector, midway between Cosgray and Avery Roads. Rings Road is another east- Oi4ger T hme - T wroughfare - Page 55 Dublin Southwest Area Plan west collector for the area between the new north/south collector east of Amlin and Avery Road. Finally, a new east -west collector is proposed to connect Avery Road with Britton Parkway, midway between Tuttle Crossing Boulevard and Hayden Run Road. Proposed Traffic Volumes and Characteristics Future traffic volumes for the Southwest Area are dependent upon the Land Use Plan, the growth in background traffic that is currently passing through the Southwest Area, and the size and type of commercial uses planned for the Tuttle Crossing interchange area. Of these three components, the greatest impact on future traffic volumes is the future Land Use Plan. The forecasts are based on full development of the area as indicated on Figure 14: Land Use Plan. The street system proposed here is designed to facilitate efficient traffic movement and to accommodate specific volume capacities, in conjunction with established traffic standards. The capacity needs in the short term, however, are generally much less than the ultimate volumes. Traffic for each of these three components has been forecasted. Traffic volumes have been calculated for each of the subareas identified within the proposed land use element. (Refer to Figure 14: Land Use Plan.) Traffic has also been distributed to other subareas and to 13 different entry points at the study area perimeter, and assigned to the arterial and collector street system proposed for the area. This trip generation, distribution and assignment procedure was performed separately for shopping and non -shopping traffic. This allows for a different home- based shopping trip interaction between subareas within the Southwest Area and the Tuttle Crossing area, depending on whether a regional mall or a community scale retail center was assumed. (Refer to Table 4: Trip Generation Rates.) Trip generation for the neighborhood retail/commercial land uses within the study area was included in the home-based trips generated for the single- and multi -family dwelling units. The background traffic that is currently passing through the Southwest Area was increased by 20 percent (one percent per year for twenty years). The annual one percent background traffic growth assumption is based upon engineering judgement and the fact that only non -Tuttle mall traffic without origins or destinations within the study area is involved. Since so much of the future traffic has been uniquely generated, the background traffic growth rate will be relatively small when compared to typical growth rates in the Dublin area. Since the existing traffic volumes are a minor component of overall future traffic, background growth rate assumptions have a very minor influence on the magnitude of the future traffic. This background growth was added to the existing volumes, and that sum was added to the future traffic generated within the study area. The third component of the future traffic forecast model consisted of trips between areas outside the Southwest Area and the Tuttle Crossing development that would pass through the study area. Chapter Three - MmugVare - Page 56 Dublin Southwest Area Plan TABLE 4: TRIP GENERATION RATES Land Use Subarea Density Trips per Acre No.+ (Dwelling units/acre) Single-family 17, 18 1.0 9.55 residential Single-family 8, 9, 10, 14 2.75 26.26 residential Single/Multi- 6 4.3 35.91 family residential Single/Multi- family residential Multi -family 11 5.0 32.35 residential Multi -family 7 5.0 64.70 residential Industrial 1, 12, 15 -- 57.40 ** Office 3, 7, 11 10,000 sq.ft./acre 114.20 Office 2 18,000 sq.ft./acre 205.56 Community 13 -- 19.20 Park + Refer to Figure 14: Land Use Plan for subarea locations. * The density is assumed for most intense land use and based on full development in the study area. ** This figure represents an average industrial trip rate. Actual rate may vary widely depending upon specific industrial use and density. C toper Three - Thoroughfare - Page 57 Dublin Southwest Area Plan Future Average Daily Traffic The results of the future traffic forecast model described above are shown in Figure 10: Projected Traffic (Beyond 20 Years). These volumes assume that a regional mall will be built at Tuttle Crossing. The highest traffic volumes in the Southwest Area will occur on Tuttle Crossing Boulevard east of Avery Road with daily volumes of 41,100 to 58,600 vehicles per day. Avery Road will also carry large traffic volumes, especially between Tuttle Crossing Boulevard and U.S. 33/S.R. 161. These daily volumes will range from 36,000 to 43,700 vehicles per day. Shier -Rings Road west of Avery Road is anticipated to have future daily volumes of 35,100 vehicles per day. The effect of development at the Tuttle Crossing interchange was reviewed for its impact on the Southwest Area street system. The character of land development assigned to this site does not significantly affect the traffic volume being forecasted on streets within the study area. (Refer to Table 4: Trip Generation Rates.) The regional attraction of the Tuttle Mall concept on vehicle trips through the Southwest Area arterial corridors is replaced by locally generated trips to area interchanges when community commercial land uses replace the regional mall. (Refer to Table 5: Traffic Volume Comparison for Affected Links for Regional Mall Versus Community Commercial Assumptions.) TABLE 5: TRAFFIC VOLUME COMPARISON FOR AFFECTED LINKS FOR REGIONAL MALL VERSUS COMMUNITY COMM1ERCIAL ASSUMPTIONS * Data represents vehicles per day for a 20 -year design projection. C9tapter Three - 77wroughfare - Page 58 Average Daily Average Daily Street From To Traffic Traffic w/Regional w/Community Mall* Commercial* Tuttle Crossing I-270 West Britton 58,600 58,400 Boulevard Ramps Parkway Tuttle Crossing Wilcox Road Avery Road 41,100 40,900 Boulevard Avery Road East-West Tuttle Crossing 36,900 36,700 Collector Boulevard Avery Road Rings Road Woerner- Temple Road 36,000 35,800 Avery Road Shier -Rings U.S. 33/S.R. 43,700 44,200 Road 161 Ramps Woerner- Temple Coffman Road I-270 overpass 15,400 14,800 Extended Extended * Data represents vehicles per day for a 20 -year design projection. C9tapter Three - 77wroughfare - Page 58 I O ® •'' x ts Note : Numbers represent vehicles per day . _ .-M a 20-year cion. -- ®® =_-- -••,' 1 for sign pr i _ 1 a 20 ye d projection. � { d•-�' ROAD _ POS I -,D U TRIAL - --_� ` 1V DD U S00 T R• I A:L ,4.370 U.S. 33/&R. 161 ; _ t,l \ ,A - ►• Q .p y Q ^ �C 100 4 i - �O® ) �v ' iA —3511;• v a I D U S 1 :R I, ;1� y® - AVEF�Y.. ®. J. I" 1 SHIER-RINO 1 SPECIAL `'� � „1•,.1,1 r CORgiDOtit .. � �r - 'J't.' ®��®® 1:>. u. ��--•—I, ,11,11. ��.�� _ �— 6—••..L �' (.., — a�.- RES. _ -- Q N T ILS k. _ r�--- ✓/, ; `.... Lill _ :RE TIAL a Q EMPLE, RD9® ,�"- :,,., • ,, . .:.. WOE R� _ .�•,:,. R1 :7�7®0•U �? 154.®° AL � t .. _-- Q . J EXTENSION RESP E N T I A L _ " - ® y , ,..... � sem' 1 I _ - tL 10 ; 1 �r •- Q yC �® i'- 'Q �^t9 -�U "D 0 ?{1 Q 1660 I Z070 0 TO , NG M t � r � �i• i (_.. UR.E TGROSSI Tr` CO I M T y� 0' � r - I•" R E i D E A �.. 1 R E S. 6, J o ®3®®� g400 I jY ®F RESIDE•NTIA ® wp\ Q q .. • .•N.s Y•^ 6'00 00 d> _ o . %' 111 V .• �tJR Chapter Three - Thoroughfare - Page 59 a p O U X54 emu: C U 6 Eo N 0 _ N G 0 � o N y> 0 0 0 � O Dublin. Southwest Area Plan Potential Future Roadway Capacity Deficiencies To avoid potential capacity deficiencies as the Southwest Area develops in the future, it is essential that all elements of the Thoroughfare Plan be constructed in a systematic, timely manner. If proposed arterials and collectors on new alignments are constructed but improvements to existing streets are not implemented as proposed, widespread traffic congestion may occur as illustrated in Figure 11: Potential Future Roadway Capacity Deficiencies. Only Houchard Road, Cosgray Road south of Rings Road, and portions of Wilcox Road (between Shier -Rings Road and Rings Road and from Tuttle Crossing Boulevard to Hayden Run Road) will be able to provide an adequate level of service without additional lanes. Table 6: Thoroughfare Capital Improvement Priorities indicates recommended improvements that will avoid the potential capacity deficiencies. Roadway Centerline Alignment Design Parameters Centerline alignment data for Tuttle Crossing Extension near Amlin, Cosgray Road near Amlin, Shier -Rings Extended, the new east -west collector north of Amlin, and Woerner- Temple Extended are available in the office of the Dublin City Engineer. The alignments have been developed using City and Ohio Department of Transportation (ODOT) standards. Design speeds of 45 miles per hour have been used for arterial streets and 35 mph for collector streets. Woerner-Temple Extended, Cosgray Road by-pass, and Tuttle Crossing Extended are arterials, while Shier -Rings Extended and the new east -west collector are collectors. Special Thoroughfare Concerns U.S. Route 33/State Route 161 and Avery Road Interchange As the Southwest Area develops and the Avery Road interchange area becomes more urbanized serving larger volumes, the existing interchange configuration should be studied for improvement. Based upon qualitative analyses of the area, the interchange should be diamond-shaped. A feasibility analysis and a traffic study are required to confirm this. On -ramps and off -ramps in a diamond-shaped interchange can be widened to more than one lane while loop ramps cannot. Loop ramps are part of the existing interchange configuration. A diamond-shaped configuration could allow more distance on Avery Road between the ramps south of U.S. 33/S.R. 161 and the Shier -Rings Road intersection. The existing 700 -foot spacing between these two intersections will become an ever-increasing problem as traffic volumes increase. The design of the improvement project should consist of two parts: a study of the traffic needs and the preparation of construction plans. Existing land uses in the southwest quadrant of the interchange will be a factor in determining the proper improvement. Cul-de-sac Streets Intersecting the Arterial/Collector System In general, cul-de-sac streets connecting directly to arterial streets should not be permitted. Left turns from cul-de-sac streets to the arterial street are typically difficult _) to make. They tend to produce either potentially unsafe maneuvers or circuitous traffic patterns as right turns are substituted and drivers find alternate routes. Non-residential cul-de-sacs should also not be permitted to/from collector streets. In general, non - j residential local streets should be designed with more than one access to the arterial/collector system in order to provide travel flexibility. Chapter Three - Thoroughfare - Page 69 T \ - 1lrw" ■►s.■ ORa:�r •a+ , r1.x, �� dr ., _ t • . e 2 IFUTURE .�. . • HFICIENCY rr _ w �Nbd. r � •e�arnunan� � ,�,y, � � ` SN i�, �a. , . �rw S �li°91Y•1►.1�,li 1■1"t�1[►CI �',' � �1 f �; �l, 'yam �• �� Rp w i i i e� :: vr� �rt-s � � �t 1!!�► , �v1..mu to _ �. mllfimm� VIP . - . • ■Ilul _ • �� C�� 111►11 t1 0 � � � M 34, 1 C �� v�� ►niitin ii, � �,� '_=" •.� spy ' � 1 _ • `_y� � c � /t11Mf N/1t Mie ' � w 3°, i _� �r t ,� � '": v.6• � • � F � j kliil� tn1l1lRR^ ,may tt:.r�K„=�s��na<> IV. 1 e t _ ....'Y .tet =� • -� � e: � " • �� ;\ � •t, ..-• t I ►►I nr}t IIIW � ..., �� I�,� ..� y �In1U/ rIi111I1111 nuuty IW►i -�•• � Wit" ji.ul�iii. ;*�• -• •• _ III nrlul •pl uuln: u►1 � �„ _ — � IIIIWIIIIv7w-, 1 tNN =: , „."x, w^ -''s ,,.=r ..�,. ►:1 : .il;_'G^" 7' , , ' �•' s -a:.. aEIljngll! ds � :�\IW►uuitin'=tumau,,;;,.ml lanwnnntttulnl ► � '•. :• �.. f �� `�� a -iju Villa" All ► - �m.l � ►niWnWllil ulnttW¢t1Wue ••••..--•. � �•�""" • wn � � - ��' ttw►�`T,.� ��'uuuttii •mwp,` n�i x �,, <imn► 01� uunwrn E .y - . • iii, i . ._ ',�� , � \ .rs'°"`:1-�. �� = - " Ig1►illlul = y �1 �� a . " t lu WIIIYI y1111 ., %'- '• ..,, �Ou� , � . • �in/t rWnriulWl Ip►IUIUYruul w41U►Idut11 1wwuNt+4nuu IUIr11UIQ101111. uOOq� '` U>� ,�r4b ' �, P � Dublin Southwest Area Plan Major Intersections Adjacent to Interchanges Major intersections that are located too close to interchanges can contribute to traffic congestion as traffic volumes increase. One example of this is the U.S. 33/S.R. 161 and Avery Road interchange as discussed previously. Another is the Eiterman Road and S.R. 161 intersection. This intersection is located approximately 600 feet from the eastbound S.R. 161 on-ramp to U.S. 33/S.R. 161. Traffic generated in the industrial area between S.R. 161 and Shier -Rings Road using Eiterman Road for access to U.S. 33/S.R. 161 will begin to experience operational problems due to the close spacing of the intersections. Although the Eiterman Road and S.R. 161 intersection cannot be relocated easily, efforts should be made to de-emphasize use of this intersection. One possibility would be to provide a connection between Eiterman Road and Cosgray Road. If properly configured, this could limit the traffic growth on Eiterman Road at S.R. 161 as the industrial area develops. Wilcox Road Wilcox Road is an existing north/south street with continuity throughout the study area from Hayden Run Road to Shier -Rings Road. Residents from the area near the Heather Glen subdivision have expressed their desire that Wilcox Road should be abandoned as planned between Enterprise Drive and Heather Glen Boulevard to prohibit through traffic and to provide adequate rear yards. Traffic would be diverted north/south on Coffman Road when it is extended from Shier -Rings Road to Britton Parkway and east/west on Tuttle Crossing Boulevard when it is extended to Avery Road in an effort to reduce the volume of traffic on Wilcox Road, Wilcox Road will remain as a collector street until Coffman Road and Tuttle Crossing Boulevard are so extended because of its existing function in providing north/south continuity. After these extensions are complete, Wilcox Road will be abandoned between Enterprise Drive and Heather Glen Boulevard, after final public hearing. Thoroughfare Capital Improvement Priorities The implementation of roadway projects to develop the overall arterial/collector street system for the area will involve. public and private expenditures. Privately -funded projects will be completed as development opportunities present themselves. Construction cost estimates have been provided to assist the City of Dublin in its five-year, citywide, capital improvement programming process. They were prepared to indicate priority on the various projects and improvements included within the Thoroughfare Plan. The projects should be developed to provide level -of -service "D" in the design year. Level -of -service "D" represents high-density, but stable traffic flow. (Refer to Table 6: Thoroughfare Capital Improvement Priorities.) Construction cost estimates based on 1993 construction costs have been prepared for each of 22 identified projects, 18 of which are within Dublin or part of the exclusive Dublin expansion area. The total roadway construction costs within the study area for the City of Dublin or the Dublin expansion area are projected to be at a minimum $54,416,000 (with four -lane Avery Road and Tuttle Crossing Boulevard options) and approximately $55,776,000 at a maximum (with six -lane options). The construction costs include structures, roadway, bike paths on one side, traffic control, and street lighting. The roadway costs assume curb and gutter design, enclosed drainage, sidewalks on one side, and flexible pavement design. Traffic control costs Chapter Three - Thoroughfare - Page 62 Dublin. Southwest Area Plan include signing, pavement marking, and signals. Land acquistion costs are not included in these C.) zn 4D estimates. Tuttle Crossing Boulevard - East of Wilcox Road Structure costs were based on the estimated square footage of structure and a cost per square foot derived from recent Ohio Department of Transportation (ODOT) unit costs. Roadway costs were based on linear costs per foot for two-, four-, and six -lane roadways. The cost per square foot was determined from recent ODOT unit costs applied to the typical sections outlined in Table 3: Basic Design Elements for Functional Street Classification. Sidewalks and bikepaths were included. Traffic control costs for signing and pavement marking were based on costs per linear foot from recent ODOT unit costs. Signal costs assumed mast arm designs and signal interconnects with signals at intersections in the arterial/collector system that have design year volumes high enough to warrant signalization. Additional signals were assumed at 2,000 foot spacing on high volume streets. Street lighting costs on collector and arterials streets were estimated on a linear basis for various street widths. Costs not included are right-of-way acquisition, utility extensions and relocation, design engineering, and construction inspection. Financing for the proposed capital improvement projects will vary depending upon funding sources available, whether the street qualifies for federal funding, and the opportunities to include street construction and/or improvements in privately developed projects. The arterial system and some elements of the collector system are typically eligible for inclusion in the federal -aid system and can benefit from resultant funding opportunities. Streets eligible for federal funding will receive 75 percent funding with the remaining 25 percent coming from local Chapter Three - Thoroughfare - Page 63 Dublin Southwest Area Plan sources. Ohio's State Issue 2 funds may be available to pay for some or all of the local 25 percent share, but, their use is not intended for construction of new facilities. Other funding could include private contributions, special assessments, and combinations of all aforementioned sources. The projects for Tuttle Crossing Boulevard Extended (priority #1) and Avery Road widening (priority #5) are recommended as six -lane roadways to adequately service future traffic volumes. Cost estimates have also been shown for four -lane installations as an interim improvement. If the interim four -lane improvements are selected, right-of-way for six -lanes should be obtained as part of the four -lane improvement. The design year traffic will require six -lanes, however, the design year may be more than 20 years in the future, depending upon how quickly the Southwest Area develops. Tuttle Crossing Extended and Avery Road will have unsatisfactory levels of service if six lanes are not included with the ultimate roadway design. This will cause traffic volumes to increase on collector streets such as Wilcox Road and could cause traffic diversions to local residential streets. Chapter Three - 77wroughfare - Page 64 Dublin Southwest Area Plan TABLE 6: THOROUGHFARE CAPITAL IMPROVEMENT PRIORITIES Priority Street Project Description 1993 Construction Cost Estimate Extend Tuttle Crossing Boulevard to Avery Road (Along 1 Tuttle Crossing Boulevard Dublin/Columbus border): Six lanes recommended $2,777,000 Four -lane option ** $2,305,000 2 Coffman Road Extend four -lane Coffman Road from north of Tuttle Crossing Boulevard to Shier -Rings Road (Within Dublin) $3,031,000 3 Avery Road/U.S. 33/S.R. Improve interchange of U.S. 33/S.R. 161 and Avery 161 Road; widen Avery Road to six lanes (Within Dublin) $4,544,000 Extend four -lane Coffman Road from Shier -Rings Road 4 Coffman Road to Post Road; Bridge over U.S. 33/S.R. 161 (Within $3,189,000 Dublin) Widen Avery Road from Tuttle Crossing Boulevard to 5 Avery Road U.S. 33/S.R. 161 (Within Dublin): Six lanes recommended $5,155,000 Four -lane option ** $4,267,000 Woerner-Temple Road/Rings Extend four -lane Woerner-Temple Road from Avery 6 Road connector Road to I-270. Widen bridge over I-270 (Within $3,759,000 Dublin) Construct four -lane Britton Parkway from Hayden Run 7 Britton Parkway Road to Tuttle Crossing Boulevard (Within $2,275,000 Columbus/Hilliard) O ager Three - Thoroughfare - Page 65 Dublin Southwest Area Plan Priority Street Project Description 1993 Construction Cost Estimate Widen Avery Road to four lanes from Hayden Run 8 Avery Road Road to Tuttle Crossing Boulevard (Within $3,053,000 Columbus/Hilliard) 9 Un -named, east/west Construct new two-lane collector from Avery Road to collector Britton Parkway (Within Columbus/Hilliard) $1,943,000 10 Shier -Rings Road Upgrade Shier -Rings Road (two lanes) to City standards from Avery Road to Coffman Road (Within Dublin) $1,443,000 Upgrade Wilcox Road (two lanes) to City standards 11 Wilcox Road from Heather Glen Boulevard to Hayden Run Road and from Enterprise Drive to Shier -Rings Road (Within $3,942,000 Dublin/Columbus) 12 Shier -Rings Road Widen Shier -Rings Road to four lanes from Cosgray Road to Avery Road (Within Dublin expansion area) $3,715,000 Upgrade Woerner-Temple Road (two lanes) to City 13 Woerner-Temple Road standards from Cosgray Road to Avery Road (Within $2,146,{}00 Dublin expansion area) Un -named north/south Construct new two-lane collector from Tuttle Crossing 14 collector Boulevard to Shier -Rings Road (Within Dublin $2,499,000 expansion area) 15 Tuttle Crossing Boulevard Extend four -lane Tuttle Crossing Boulevard from Avery Road to un -named north/south collector (Within Dublin) $1,581,000 Un -named east/west Construct new two-lane collector from Cosgray Road to 16 collector the un -named north/south collector (Within Dublin $1,087,000 expansion area) Oiapter Three - Thoroughfare - Page 66 Dublin Southwest Area Plan Priority Street Project Description 1993 Construction Cost Estimate Extend four -lane Tuttle Crossing Boulevard from the un- named north -south collector to Cosgray Road and $5,195,000 17 Tuttle Crossing Boulevard continue two-lane facility with median from Cosgray Road to Rings Road west of Amlin (Within Dublin/Columbus expansion areas) Relocate and upgrade Cosgray Road (two lanes) to City 18 Cosgray Road standards from Hayden Run Road to S.R. 161 (Within $6,262,000 Dublin/Columbus expansions areas) Extend two-lane Shier -Rings Road with median from 19 Shier -Rings Road Cosgray Road to Houchard Road (Within Dublin $1,458,000 expansion area) Upgrade Rings Road (two lanes) to City standards from 20 Rings Road the un -named north -south collector to Avery Road $1,115,000 (Within Dublin) Upgrade two-lane Houchard Road to City standards 21 Houchard Road from Rings Road to S.R. 161 (Within Dublin/Columbus $2,878,000 expansion areas) 22 Houchard Road Extend two-lane Houchard Road from Rings Road to Hayden Run Road (Within Columbus expansion area) $1,401,000 TOTAL (non-inclusive) construction cost estimates $63.1 to $64.4 million * Costs not included within estimate are right-of-way acquisition, utility extensions and relocation, design engineering, and construction inspection. ** A cost estimate for a four -lane widening project has been included in the event the City desires to install a four -lane pavement initially, widening to the recommended six -lanes as growth continues and conditions warrant the need. Oiapter Thme - ThorougVare - Page 67 Dublin Southwest Area Plan Bikeway System During the past two decades bicycles have gained in popularity as both a method of transportation and a means of recreation. The increased use of bicycles raises the level of interaction (and potential conflict) between motor vehicles and bicycles. Public agencies have become more involved in defining proper standards and configurations for the handling of bicycle traffic. In view of the young age of many bicycle riders, it is important to establish proper physical standards which promote safety and proper use of the various facilities. The Bicycle Transportation Administration of ODOT has moved forward to establish both standards and procedures related to the construction of facilities for bicycles. The "Policy and Procedure for Bicycle Projects" (Fourth Edition - January, 1988) publication presents a considerable amount of useful information in this area. Of equal importance with the bicycle facility standards is the development of a bicycle network. The network can include bicycle paths, bicycle lanes and bicycle routes which serve the region and the communities within it. MORK has established a Regional Bikeway Facilities network which identifies major bicycle corridors within the central Ohio area. Beyond this regional network many local communities have developed their own bicycle facilities plans within the MORK framework to serve the key component areas of their jurisdictions. This element of the Dublin Southwest Area Plan creates a framework for more localized bicycle transportation within the community, to provide a people -oriented, alternative transportation system. (Refer to Figure 12: Bikeway Plan.) Purpose and Function of a Bikeway System An effective bicycle system should provide for safe movement between residential areas and key community facilities such as schools, churches, parks, libraries, post offices and certain commercial areas featuring neighborhood services and gathering places. The bicycle facilities should also connect neighborhoods and minimize conflicts with automobile traffic. The bicycle network should incorporate the plans from surrounding jurisdictions including the MORK Regional Bikeway Facilities Plan, the Hilliard/Northwest Master Plan and the existing plan for the City of Dublin. The bicycle facilities plan should provide a closed network which is flexible in its operation and serves all key areas of the community. Bikeway Types and Standards Bikeways .include any roads or paths which are designated for bicycle travel. Some bikeways provide for exclusive use by bicyclists while others permit a combination of motor vehicle, bicycle, and pedestrian traffic. Bicycle paths provide for the highest quality of travel for bicyclists. These facilities are physically separated from motor vehicle traffic and are frequently designed specifically for bicycle use with gentle grades and absence of hazards such as inlets, curbs, etc. The bicycle path is designed to be a minimum of eight feet in width. Bicycle Facilities Network The Southwest Area of Dublin contains few scenic corridors and is characterized by comparatively narrow rural roadways. The introduction of substantial bicycle traffic volumes into the existing roadway network is inappropriate. Even light bicycle traffic will interfere with the performance of motor vehicle traffic flow and the safety of the it mer Three - Thoroughfare - Page 68 m rill ps Orwpter Three - Thoroughfare - Page 69 Dublin Southwest Area Plan bicyclists. The general absence of natural, scenic corridors and the existence of the regional bikeway network along the historic highway facilities suggests that future bikeways in the Southwest Area should properly follow the roadways identified in the Figure 9: Thoroughfare Plan. In view of the City's commitment to provide a high quality environment for bicyclists, and in appreciation of the future traffic volume levels, a network of bicycle paths along the various roadways in the Thoroughfare Plan will serve the community best. It is expected that most public facilities will be immediately adjacent to this roadway network. These proposed bicycle facilities will provide excellent access to schools, parks and similar community facilities. Since the bicycle path is a two-way facility on only one side of the street, care has been taken to select bicycle path locations which incorporate bicyclists' destinations and minimize conflicts with motorized traffic. NPIM y�> •moi+ • ~ "�.. Bikepath - West side of Heather Glen Boulevard within the Heather Glen Subdivision Figure 12: Bikeway Plan includes two elements of the MORPC Regional Bikeway System: Avery Road from north of U.S. 33/S.R. 161 to south of Hayden Run Road; and Hayden Run Road from Avery Road to east of I-270. Avery Road is shown as a phase I bikeway corridor and Hayden Run Road as a phase II corridor. Phase I corridors have a higher priority than phase II corridors and should be provided sooner. The Bikeway Plan also provides for an effective network of bicycle paths and a few j bicycle lanes which connect the regional system with the key community facilities. For a complete and effective bikeway system to be provided to the citizens of Dublin, it is Chapter Twee - Thoroughfare - Page 70 Dublin Southwest Area Plan important to recognize that the proposed network must contain logical connections to and through the various residential subdivisions. Such connections must be developed on a case-by-case basis with sensitivity to the configuration of each subdivision, its open space and community facility characteristics, and its orientation to the Southwest Area bicycle facilities network. Connections can be established on public streets, on separate bikeway rights-of-way, through parks or by a combination of different scenarios. Interaction with the various developers is very important to insure that the total transportation objectives of Dublin are met and that a proper level of safety and service is provided to motorists, bicyclists and pedestrians. (Refer to Figure 12: Bikeway Plan.) The only existing bikeway in the Southwest Area of Dublin is located within the Heather Glen subdivision along Heather Glen Boulevard. The extension of that bikeway is planned to continue on the east side of Heather Glen Boulevard and on the south side of Enterprise Drive. Bikeways are proposed throughout the study area along all major roadways. The Ohio Rails to Trails program involves the conversion of abandoned railroad rights- of-way for bike and walking trails, cross-country skiing, and other recreational uses. The abandoned ConRail railroad track along the southwestern portion of within the study area is part of the national railtrail network. The abandoned line connects Hilliard northwest to Urbana. Chapter Three - Thoroughfare - Page 71 Dublin Southwest Area Plan Chapter Four 5751 Cosgray Road - West side of Cosgray Road, south of Shier -Rings Road; Farm Dublin Southwest Area Plan Existing Zoning The relevant zoning within the Southwest Area is established by the responsible government body: Washington Township and Brown Township for the unincorporated property, and the Cities of Dublin, Hilliard, and Columbus for the land in their respective jurisdictions. The present zoning of most of the land within unincorporated Washington Township permits large -lot residential uses. Most of the land is undeveloped and is used for agricultural purposes with scattered single-family and other uses. The undeveloped area is predominantly zoned R -1B, Limited Suburban Residential District (Washington Township classification). (Refer to Table 7: Existing Zoning Classifications and Figure 13: Existing Zoning.) TABLE 7: EXISTING ZONING CLASSIFICATIONS Dublin Zoning Classifications R, Rural District R-2, Limited Suburban Residential District R-3, Suburban Residential District R-12, Urban Residential District PLR, Planned Low Density Residential District PCD, Planned Commerce District PIP, Planned Industrial Park SO, Suburban Office and Institutional District CC, Community Commercial District RI, Restricted Industrial District LI, Limited Industrial District GI, General Industrial District Hilliard Zoning Classifications A-1, Agriculture District R-1, Suburban Residential District Brown Township Zoning Classifications Rural District LM, Light Manufacturing District Columbus Zoning Classifications R, Rural District L -AR -12, Limited-Apartmeni Residential -12 L -C-2, Limited Commercial District L -C-4, Limited Manufacturing PCD, Planned Commerce District L -M, Limited Manufacturing District Washington Township Zoning Classifications R-lA, Restricted Suburban Residential District R-113, Limited Suburban Residential District NC, Neighborhood Commercial District RI, Restricted Industrial District LI, Limited Industrial District PIP, Planned Industrial Park District EU, Exceptional Use District Non C, Non Conforming Use Chapter Four - Land Use - Page 73 D m MWAMMMWAWWWWWAM R:it Ali - R HAYDENcrca LN HAYDEN AD 41 IN o V a Jul 1- j,_ P II R Id 0 �,o 12 Chapter Four -Land Use -Page 74 0 , 4-4 -0 wo .P.q U A&* 0 Dublin Southwest Area Plan The City of Columbus has annexed property near the Tuttle Crossing interchange, and it is zoned for high-intensity uses. Columbus also has annexed a fairly narrow corridor westward from the interchange to Avery Road which is zoned R, Rural District in major part. The Hilliard area is zoned R-1, also for large -lot single-family development. Some of the areas within Dublin have been rezoned in recent years for industrial, office, multi -family, single- family, and other uses. Much of the Dublin area, however, still carries its Washington Township zoning, and R-lB is the predominant zone. The area within Brown Township is zoned for rural uses. Proposed Land Use The proposed land uses were identified and categorized into subareas according to existing physical features including road networks, established neighborhoods and businesses, and natural attributes. They were also identified based on projected utility capacity, infrastructure, compatibility with surrounding land, and overall character of the land. The subarea descriptions include land uses and densities, and they will serve as a guideline for future zoning, infrastructure and other decisions. The Land Use Plan is designed to provide land use recommendations for generalized areas and does not necessarily indicate precise boundaries. Table 8: Land Use Acreage includes the subareas described below and the number of acres and percentages of different land uses proposed. (Refer to Figure 14: Land Use Plan.) This document will not confirm a change in the zoning on any of the property within the Southwest Area. As development within the study area evolves, and as the Dublin Community Plan is updated in the future, the subareas may be modified in part or in total, to meet the current market requirements or needs of the municipality. As land is considered for development, it will be important to assemble parcels for large-scale, coordinated development. Planned districts will be encouraged to provide higher quality development. Those uses which will be developed outside of planned districts are strongly encouraged to employ compatible architecture with surrounding area, natural building materials, and creative site layout. Signage should be integrated with the architecture and meet the Dublin Planning and Zoning Code requirements. Chapter Four - Land Use - Page 75 `k a 15 ac cv X00 s.t. e I• R IONAL ' CO MERCIAL t1le Crossing) TW V / • 1 1: li Ir 1 1 :9 :i n FIGURE Chapter Four - Land Use - Page 76 14 Dublin Southwest Area Plan TABLE 8: LAND USE ACREAGE Subareas Use Acreage Percentage of Total Land Use Total+ Dublin* Total+ Dublin* 4,5,6,7,8,9,10, Residential 5,637 2,974 73% 62% 11,14,16**,17, 18 2,5,6,7,11 Office 444 334 6% 7% 3,7,16** Commercial*** 201 149 3% 3% 1,7,12,15 Industrial 1,374 1,239 17% 26% 13 Parkland" 100 100 1 % 2% Total 7,756 4,796 100% 100% + Potential neighborhood commercial areas are included in the Subareas 9, 10, 16, 17, 18 and are not included in the total acreage categories. * Dublin as used here includes all territory currently within the municipal boundaries. It also includes the unincorporated areas of Washington Township which are located within the Dublin exclusive expansion area as defined by the Dublin/Columbus Sewer and Water Contract Service Area. ** Acreage for Amlin is included within Subareas 9, 17 and 18. *** Neighborhood commercial uses within residential subareas were not included in this table. The residential subareas within Dublin will also include a parkland dedication requirement. It was not estimated for this study. Subarea descriptions The following narrative generally describes the type of development envisioned for each subarea. (Refer to Figure 14: Land 'Use Plan.) The boundaries that are described are general and somewhat flexible in nature. An area of residential or industrial development may be somewhat larger or smaller than the what is depicted. The intention is to establish general boundaries using existing roads, new roads, property lines, etc. for land use areas. It is understood that as road alignments become fixed and the area develops, some areas may expand and others may contract without violating the purpose or expectations of the Plan. Individual development within each 'subarea shall comply with each of the prescribed densities. The overall gross density of new development, in combination with existing development, shall comply with the densities within each subarea. * Subarea 1 - Industrial/Office Use - This area is approximately 250 acres located to the south and west of the I-270 interchange with U.S. 33/S.R. 161. It is currently developed with a number of industrial type uses including Hidaka, USA; Corporate Park of Dublin; Stanley Steemer; Roche Biomedical Laboratory; Columbus Southern Power substation; Chapter Four - Land Use - Page 77 Dublin Southwest Area Plan Perio Products; M & P Products; and BBC&M Engineering. Current access into this area is provided by Shier -Rings Road and Wilcox Road. Several single-family houses are located along Wilcox Road. Additional commercial development within the subarea will require improved road access. The majority of this subarea is undeveloped. This subarea has high visibility from U.S. 33/S. R. 161, I-270, and the proposed Coffman Road extension. This area offers potential for industrial/office type uses with buildings that reflect an appropriate scale with the surrounding area. The building to land area ratio for this subarea should be limited to a maximum of 10,000 square feet per acre, especially where the development abuts residential areas. A higher building to land area ratio may be appropriate along the freeway. Transitional land uses should be established between this subarea and the residential subarea to the south, and adequate buffers should be provided between different land uses. This subarea is located within the City of Dublin and Dublin City School District. x Subarea 2 - Freeway Office Use - This subarea is about 215 acres situated between I- 270 on the east and the proposed Coffman Road extension (Britton Parkway) on the west. This area includes the western half of the Tuttle Crossing interchange development area. It offers high visibility and adequate accessibility to support multi -story, corporate headquarters or signature -type office development: A small portion of the subarea, along the south side of Rings Road, is zoned SO, Suburban Office and Institutional District, and a new branch of the Dublin Post Office is proposed to be constructed there. Sterling Software Headquarters - 4600 Britton Parkway Chapter Four - Land Use - Page 78 Dublin Southwest Area Plan The southern half of this subarea is located within Columbus and includes several freeway -oriented facilities including the L.C.I. International (formerly known as Litel) and Sterling Software offices. The very southern end of this subarea is still undeveloped. Development of this prime freeway real estate should include multi -story offices. Ideally, new development should mirror the existing development patterns of the Metro Center office park and the Ashland Chemical complex located to the east of I-270. Access will be provided along the proposed Coffman Road extension and the proposed Woerner-Temple Road/Rings Road connector. The Coffman Road extension, also called Britton Parkway, is expected to be extended northward to Rings Road in conjunction with the new Dublin Post Office development. The Woerner-Temple Road/Rings Road connector will bisect the subarea through its northern third. Points of ingress/egress should be consolidated along the Woerner-Temple Road/Rings Road connector to preserve roadway capacity and promote safety. Building -to -land area ratio should be higher than virtually all other subareas, but limited to a maximum of 18,000 square feet per acre. This is similar to the Tuttle Crossing development located to the east of I-270 within Dublin. The northern half of the subarea has been annexed to Dublin and is located within the Dublin City School District; the southern half is within the City of Columbus and the Columbus Public School District. * Subarea 3 - Tuttle Crossing Special Corridor - This 84 -acre area is located on both sides of Tuttle Crossing Boulevard, between Wilcox Road on the west and I-270 on the east. The development near Wilcox Road was established approximately 30 years ago as a single-family neighborhood on large, rural, lots west of Britton Parkway. A Shell gasoline station and Nationwide Insurance automobile claims office are located near the interchange at the northwest corner of Tuttle Crossing Boulevard and Britton Parkway. The new I-270/Tuttle Crossing Boulevard interchange has changed traffic patterns and land use potential in this area. These new conditions make low-density residential use less desirable, and area residents have expressed interest in non-residential redevelopment of their properties. About 22 acres, including all four corners of the intersection of Tuttle Crossing Boulevard and Wilcox Road is zoned PCD, Planned Commerce District for neighborhood commercial uses within an architecturally controlled center. An overlay district with special development standards should be implemented within this subarea to guide the redevelopment of the residential sites with commercial or office uses and to enhance the character of the area. Tuttle Crossing Boulevard is to be extended through this subarea, from its present terminus at Wilcox Road, westward to Avery Road, and eventually much farther to the west. Wilcox Road Relocated is to extend to the northeast from its current location, north of the Village of Tuttle Crossing, and connect with Britton Parkway. The building -to -land area ratio for this subarea should be limited to 10,000 square feet per acre, consistent with a standard commercial office intensity. Subarea 3 is predominantly located within the Dublin City School District. A small area along the northeast portion of the subarea is located within the City of Columbus, and the Columbus Public School District. Chapter Four - load Use - Page 79 Dublin Southwest Area Plan * Subarea 4 - Residential/Transitional Use - Wilcox Road and Olde Dublin Woods Neighborhood - This subarea is approximately 740 acres bounded by Avery Road on the west; the Tuttle Crossing area on the north, and I-270 on the east. The area extends south to Hayden Run Road. Most of the area has been annexed to Columbus and Hilliard but a small section, to the west of Wilcox Road and to the east of Avery Road, remain in Washington Township. This subarea includes the Hilliard and Dublin City School Districts, and the Columbus Public School District. The area includes the large -lot, single-family Olde Dublin Woods subdivision (19 lots), located to the west of Hirth Road within Dublin. Large residential lots are located on the north side of Hayden Run Road. There are large tree masses between Avery and Wilcox Roads, midway between Tuttle Crossing Boulevard and Hayden Run Road. The Hayden Run stream extends across the south end of the subarea, just north of Hayden Run Road. This subarea includes a residence listed on the National Register of Historic Places at the northeast corner of Hayden Run and Wilcox Roads. White Acres Implement, Inc., a lawn and garden equipment company, is located at the northeast corner of Hayden Run Road and the active ConRail railroad tracks. Residential uses would seem most appropriate for future development in this area. The area closest to the Tuttle Crossing Boulevard/I-270 interchange, can support higher densities and non-residential uses including office and commerical. The density should decrease for areas that are farther away from the influence of the interchange and where access is less desirable, especially along the Hayden Run. The proposed uses within this subarea are predominantly residential with an overall gross density of five dwelling units per acre. The westward extension of Olde Dublin Woods Drive could provide an expansion to that neighborhood. Low-density residential uses are appropriate along the Hayden Run Road corridor. Neighborhood commercial uses on a small scale could be provided internal to this subarea if properly sited and justified by local residential development. * Subarea 5 - Residential/Transitional Use - Rings Road and - Wilcox Road Neighborhood This subarea is about 343 acres situated to the north of Subarea 3 and the Tuttle Crossing Corridor. It extends northward to the Woerner-Temple Road/Rings Road connector between Avery Road and the Coffman Road extension. This area is characterized by established large -lot, single-family homes along the west side of Wilcox Road and the south side of Rings Road, and newly constructed multi -family developments at southeast corner of the subarea. The subarea includes a house listed on the National Register of Historic Places. It is located on the south side of Rings Road to the west of Wilcox Road. The Brighton Park subdivision is currently under construction at the southeast corner of Rings and Wilcox Roads. Brighton Park includes 25 acres for -the development of 76 single-family lots (3.04 dwelling units per acre), with a 2.2 acre park along the south side of Rings Road. East of Brighton Park is a 7.2 acres future development known as Brighton Village. The development will include 47 two- and three-bedroom condominiums and a 1.8 -acre park with tennis courts. Chapter Four - Land Use - Page 80 Dublin Southwest Area Plan Parcels located between Rings Road and the Woerner-Temple Road/Rings Road connector should have predominantly residential uses. Some neighborhood commercial uses, appropriately sized for the emerging residential community and low-rise offices may be appropriate along the Avery Road and Woerner-Temple Road/Rings Road connector. The area abutting the existing single-family lots along Wilcox Road should respect the existing neighborhood character. There is a pending rezoning of the property at the northeast corner of Rings and Avery Roads (known as the Balgriffin subdivision) which includes single-family, multi -family, park, and light industrial uses. The 35 -acre site at the northeast corner of Rings and Wilcox Roads is zoned for 89 single-family lots known as the Trinity Park subdivision. It includes a 4.57 acre park along Rings Road. The density of Trinity Park is 2.57 dwelling units per acre. The Village at Tuttle Crossing condominium development includes 60 units which are located on the east side of Wilcox Road on approximately nine acres, midway between Rings Road and Tuttle Crossing Boulevard. The future Wilcox Road Relocated will be constructed between Brighton Park on the north and the Village at Tuttle Crossing and Britton Woods on the south. The Britton Woods apartments are located to the east of the Village at Tuttle Crossing. The Dublin/Columbus municipal boundary line bisects this project from north to south just west of Britton Parkway. The Dublin portion includes about 21 acres and 252 units, and there are about 10 acres within the Columbus portion with 100 units. To the southwest is an undeveloped, 7.5 -acre parcel zoned R-12, Urban Residential District. The City of Dublin purchased seven acres for a park on the west side of Wilcox Road, across from the Village at Tuttle Crossing. It abuts, and will be used in conjunction with, the Washington Township Community Center and Kaltenbach park which is located to the west. South of the future park is a 16 -acre tract which is zoned for multi -family use at a gross density of 12 units per acre. The area should provide for transitional densities of housing along the easternmost portion of this subarea, west of proposed Coffman Road extension. The residential density may be higher near the interchange or arterial system with decreasing density in less appropriate and accessible areas. Some non-residential use may be appropriate to serve the local area. The residential and non-residential buildings should be compatible with the surrounding area in terms of scale, buffers, architecture and building materials. The overall gross density of this subarea should not exceed five dwelling units per acre. This area is not appropriate for the extension of the single-family neighborhood. Almost all of the subarea is located within the Dublin City School District. Two small areas, at the northwest and southwest corners of the subarea, are part of the Hilliard City School District. A small area along the southeastern part of the subarea is located within the Columbus Public School District. * Subarea 6 - Residential/Office Use - Heather Glen Neighborhood - This 240 -acre area is located between Avery Road on the west and the proposed Coffman Road extension Chapter Four - Land Use - Page 81 Dublin. Southwest Area Plan along the east. The proposed Enterprise Drive extension is located on the north side of this subarea and the proposed Woerner-Temple Road/Rings Road connector is located at the southern end. This subarea includes the existing single-family subdivision of Heather Glen which is still under development. Heather Glen is about 100 acres and will include 312 homes at full development with a gross density of 3.1 dwelling units per acre. The neighborhood park within the Heather Glen subdivision is 18 acres that will include open fields for play and a large wooded area for passive recreation. Entry Feature for Heather Glen Subdivision - Southeast corner of Enterprise Drive and Heather Glen Boulevard A church is proposed on the northeast corner of the proposed Woerner-Temple /Rings Road connector and Wilcox Road. The undeveloped area between Heather Glen and Avery Road could provide an expansion of that residential neighborhood with similar lot sizes, street configuration, and density. A portion of the property to the north of Heather Glen, although currently zoned RI, Restricted Industrial District, should also develop with a use which is more compatible with the neighborhood. Ideally, it also could provide an extension of the single-family development pattern and then a transitional area farther north or some other type of transitional residential use. A portion of the property to the southwest of Heather Glen, to the west of Wilcox Road is under consideration for a pending rezoning (Balgriffin). The majority of this area, pending land use change, is located within Subarea 5. This area should also be Chapter Four - Land Use - Page 82 I' Dublin Southwest Area Plan developed with additional single-family development. To promote safety and maximize the .function of the roadway, no lots should front on or have direct access to the Woerner-Temple Road/Rings Road connector. New lots along Wilcox Road should have a minimum of 100 feet of frontage to foster compatiblity with the existing large lots. Roadway connections should be made between Heather Glen and additional single-family areas to interconnect and reinforce this area as a neighborhood. The area located to the east of Heather Glen has frontage along the Coffman Road extension. This area is not appropriate for the expansion of the single- family neighborhood. Development should include transitional residential use, such as low-density multi -family, with consolidated access points along the Coffman Road extension and Woerner-Temple Road/Rings Road connector. The buildings should complement the surrounding area in terms of scale, height, architectural coordination, and building materials. The overall gross density of this subarea should not exceed 4.3 dwelling units per acre which is the comparable average density of platted development within this subarea. Most of the subarea is located within the Dublin City School District, a small portion at the southwest corner of the subarea along Avery Road is part of the Hilliard City School District. Subarea 7 - Avery Road Special Corridor - This area is about 700 acres and is located on both sides of Avery Road, from U.S. 33/S.R. 161 to Hayden Run Road. It is currently characterized by many different types of uses. The area will be heavily influenced by Avery Road. Avery Road is listed as principal arterial in this Plan. It carries significant volumes currently and is expected to be substantially widened in the future. The current uses along this corridor include single-family dwellings, varied industrial uses, agriculture, commercial and office uses, churches and mobile home parks. The St. John's Lutheran church, located at the southeast corner of Rings and Avery Roads, is listed on the National Register of Historic Places. Most of this subarea is within the Hilliard City School District. At the northern end, between Shier -Rings Road and U.S. 33/S.R. 161 is an area located within the Dublin School District. The Northwest Corporate Center, located on the west side of Avery Road, is within part of the Dublin School District. The area at the southeast corner of Tuttle Crossing Extended and Avery Road is included within the Columbus Public School District. Given the large variety of different existing uses along Avery Road, an overlay zoning district with special development standards should be implemented within this subarea to provide for a mix of appropriate uses in a cohesive manner. Eventually 37,000 to 44,000 vehicles per day are expected to use Avery Road between Tuttle Crossing Extended and U.S. 33/S.R. 161. The development along this roadway will greatly influence the overall perception of the area, and both the type and quality of development in the broader area. This corridor is seen as playing a pivotal role in establishing the area character and development potential. The development and redevelopment of sites will very likely still accommodate a broad range of uses including residential, office, industrial, and commercial uses. It is not Chapter Four - Land Use - Page 83 Dublin Soitthtivest. Area Plan Ponderosa Estates Mobile Home Park - Along Cartwright Lane, east of Ponderosa Lane intended that the Avery Road Corridor become a continuous commercial strip. Again, it is a goal of this Plan to permit areas of retail activity based on neighborhood need. In places along the corridor, the proposed single-family neighborhoods to the east and west should extend to Avery Road to provide a residential image and presence along the road. This subarea was established because of the vast differences in development that exist along the road. Areas adjacent to Avery Road, where there is a high likelihood of incorporation into a development or redevelopment of a larger, consolidated residential use, were included within other subareas. Special standards should be implemented to create a sense of unity among the varied uses and to enhance the character of the area. These standards will address adequate building setbacks, compatible architecture, landscape enhancement and appropriate signage. Access points should be managed and consolidated along Avery Road to minimize conflict and congestion and to maximize the function of that roadway as a principal arterial. (Refer to the Chapter Nine, Implementation for more details.) * Subarea S - Residential Use - This triangular subarea is approximately 195 acres bounded by Avery Road on the east, the active ConRail railroad tracks on the west, and Tuttle Crossing Boulevard (extended) on the north. Almost half of the area is wooded. A new elevated water storage tank (two million gallons) will be needed within this subarea. The westward extension of Tuttle Crossing Boulevard is proposed along the Chapter Four - Land Use - Page 84 Dublin Southwest Area Plan northern portion of the site. This subarea is located within the Hilliard City School District. The majority of the subarea has been annexed to Dublin. This subarea should provide residential land uses with an overall gross density not to exceed 2.75 dwelling units per acre. This is consistent with the density of other recently developed neighborhoods in Dublin between Post Road and Brand Road. These neighborhoods offer a variety of housing choices in an attractive and successful environment. The proposed water storage tank should be situated along the wooded area to screen it from view as much as possible. If this area becomes a park in the future, several community uses can be accommodated simultaneously. * Subarea 9 - Residential Use - This 650 -acre subarea is located west of Avery Road and extends westward to Cosgray Road, between Woerner-Temple Road and Amlin. A portion of Subarea 16, Amlin Town Center, is included within this subarea. There are homes on scattered, large -lots along the south side of Woerner-Temple Road. The Dublin Clubhouse and Picnic grounds is located along the eastern portion of the subarea on the north side of Rings Road. A small wooded area is located on the south side of Woerner-Temple Road, midway between Cosgray and Avery Roads. A few tree rows are located within this subarea. The subarea is located within the Hilliard City School District. About half of the subarea has recently been annexed to Dublin. The entire subarea is within the Dublin exclusive service area, under the water and sewer contracts. Proposed residential uses within this subarea should not exceed 2.75 dwelling units per acre. This density should yield residential areas that are consistent with the neighborhood developed between Brand and Post Roads. Neighborhood commercial use may be planned and included as a component of this subarea. Other community uses such as school, park, church, library, or housing for seniors should be grouped together to establish a community core and focal point. The intent is for the commercial use to serve as an integral part of the residential community's core where the residential population justifies it and where it can be appropriately sited. Subarea 10 - Residential Use - This subarea includes about 385 acres located to the south of Shier -Rings Road between Avery Road and Cosgray Road. Woerner-Temple Road is the southern boundary. A small wooded area is located in the middle of the site. The Dan -Sherri subdivision is located along the east side of the subarea. This area should provide an excellent area for new residential development. The overall gross density proposed is 2.75 dwelling units per acre consistent with other residential areas in Dublin. The residential character of this area should reflect and expand upon the neighborhood community theme, with the possibility of locally serving commercial uses, as addressed in Subarea 9. The subarea is located within the Hilliard City School District. Most of the subarea is located within unincorporated Washington Township, but the eastern fourth has been annexed to Dublin. The entire subarea is located within the exclusive Dublin expansion area for water and sewer services. Chapter Four - Land Use - Page 85 Dublin Southwest Area Plan * Subarea 11 - Shier -Rings Road Special Corridor - This area is about 194 acres located along both sides of Shier -Rings Road, between Avery and Cosgray Roads. There are a few large -lot, single-family areas along the south side of Shier -Rings Road. Sixteen lots are located on two wooded cul-de-sac streets within the Oak -Shier Estates subdivision. A large, wooded area encompasses the _existing residential area. The site is within unincorporated Washington Township and the exclusive Dublin expansion area for utility services. It is part of the Hilliard City School District. Two properties within the subarea are recorded in the Ohio Historic Inventory, including the Shier Farm and Rings Farm on Shier -Rings Road. An overlay district with special development standards should be implemented within this area to provide an appropriate transition from the major industrial use area to the north and the new neighborhood to be established to the south. The Oak -Shier Estates neighborhood should be properly buffered from new, higher intensity uses. The transitional land uses could include residential, office, and industrial. Uses adjacent to the existing single-family neighborhood should be limited to those which are compatible in terms of use, scale, design, and intensity. Historically significant properties should be integrated into a preservation area within a development pian. Different uses, including multi -family development, should be substantially buffered from the existing neighborhood. Uses on the south side of Shier -Rings Road should be limited to two stories in height. * Subarea 12 - Industrial Use - This subarea includes about 630 acres located along the northwestern portion of the study area, just south of U.S. 33/S.R. 161 and Post Road. The U.S. 33/Post Road interchange is located within this subarea. There are a number of existing developments in the subarea including Adria Laboratory, Herbamont and Nestle Nanolab. Industrial and commercial uses include Sutphen Fire Engine, Soccer First, the Chiller practice ice rink, Shepherd Excavating, J.D. Farm Equipment Inc., Sisapa Record Company, RAL Group, Inc., and Foreign Classic Cars, Inc. Other businesses such as Remarks and Northwest Conduit are located north of the study area. This area has good access to the transportation network, and utilities are generally available. The area is appropriate and should be set aside for additional light manufacturing, assembly and similar uses. The freeway -oriented land would be best utilized for clean, high-profile types of buildings. This subarea is located within the Hilliard and Dublin City School Districts. Most of the subarea is located within the Dublin City limits. The southern part of the subarea is still within unincorporated Washington Township and is within Dublin's exclusive expansion area for water and sewer services. The property located at the southwest corner of Post and Cosgray Roads is listed on the National Register of Historic Places. * Subarea 13 - Parkland Use - This subarea is approximately 100 acres situated on the west side of Cosgray Road, across from the western terminus of Shier -Rings Road. The westward extension of Shier -Rings Road is proposed through the southern portion of this subarea. It is located within unincorporated Washington Township and is part of the exclusive Dublin expansion area for water and sewer services. This subarea is within the Hilliard City School District. The area contains a house recorded in the Ohio Chapter Four - Land Use - Page 86 Dublin Southwest Area Plan Historic Inventory located on the west side of Cosgray Road, about 2,000 feet north of Shier -Rings Road. The City of Dublin and Washington Township jointly own approximately 64 acres of land on the west side of Cosgray Road for park use. The park acreage has very limited road frontage. The area has a substantial number of trees. To create an adequate active park for the area, and a major gathering point for these new residential areas, expansion of the existing acreage is encouraged. The goal is to create a community park of about 100 overall acres. This will meet many of the active park needs for the general Southwest Area. Just as important, it will and provide a major recreational and identity focal point for the newly emerging residential areas to the south. * Subarea 14 - Residential Use - This triangular subarea is about 170 acres and is bounded by the active railroad tracks to the west. Cosgray Road is to the east and the proposed extension of Shier -Rings Road to the north. There is a small wooded area in the northwest portion, and two tree rows run east/west through the middle and southern portions of the site. This subarea is part of Dublin's exclusive expansion area for utilities. It is located within unincorporated Washington Township and is within the Hilliard City School District. The area is appropriate for development of a residential neighborhood. The proposed I overall residential density is 2.75 dwelling units per acre. This proposed density is consistent with established single-family development in the northwest portion of Dublin, between Post and Brand Roads. Given the extension of Shier -Rings Road north of this subarea, and the impact of the active railroad to the west, however, it may be difficult to design an appropriate single-family subdivision. The development in this subarea may be re-examined at a later date. Subarea 15 - Industrial Use - This area includes 330 acres located to the south of U.S. 33/S.R. 161 on the east side of the Franklin/Madison County line, from the Franklin/Union County line south to the active ConRail railroad tracks. Houchard Road runs north/south, through this subarea and bisects it from Post Road south to the railroad tracks. The electric transmission line and towers parallel Houchard Road along the east side of the subarea. Existing development in the area includes the Ellis Brothers Ready Mix Concrete plant. The proposed land use for this subarea is additional industrial/office uses that reflect the appropriate scale with the surrounding area. Transitional land uses should be established between this subarea and and the residential subarea to the south. The building -to -land area ratio should be limited to 10,000 square feet per acre. Adequate buffers should be provided between different land uses. The northern two-thirds of the subarea is located within the Jonathan Alder Local School District. The southern portion is part of the Hilliard City School District. The subarea is located within unincorporated Washington Township. Houchard Road forms the boundary between the Dublin and Columbus exclusive areas for utility services. To the Chapter Four - Land Use - Page 87 Dublin Southwest Area Plan east of Houchard Road is the exclusive Dublin expansion area for sewer and water services, and the Columbus exclusive expansion area is to the west. * Subarea 16 - Amlin Town Center - The existing unincorporated village of Amlin is located along both sides of Rings Road. This 140 -acre subarea expands the "Amlin area" from Avery Road to west of Cosgray Road. The active ConRail railroad tracks bisect this subarea in half. The village is a mixed use area with fairly compact development. The subarea is located within the Hilliard City School District. The eastern third is located within the City of Dublin. The subarea is part of the exclusive Dublin expansion area. Village of Amlin - Rings Road east of active ConRail railroad tracks The former Washington Township town voting hall and branch of the U.S. Post Office, listed in the Historic Inventory, are both located within this subarea. The new Amlin Grocery and Pizza Shop is located on the north side of Rings Road, east of the railroad tracks. The Hayden Heights mobile home park is located along the west side of Cosgray Road, north of Rings Road. The McCoy and Jude Nursery is located north of the mobile home park. An abandoned gasoline station is located at the northwest corner of Rings and Cosgray Roads which should be preserved as an historic structure at a gateway. This is intended to reinforce and enhance local identity through preservation. An overlay zoning district should be implemented in this area to expand upon the rural town center concept, accommodate the expansion of the village and promote the local heritage of the area. The village arrangement is usually based upon a comfortable Chapter Four - Laud Use - Page 88 �i a �� y�tMl: i�♦1 �� l F r ' 7 c� t i f•. F — i Village of Amlin - Rings Road east of active ConRail railroad tracks The former Washington Township town voting hall and branch of the U.S. Post Office, listed in the Historic Inventory, are both located within this subarea. The new Amlin Grocery and Pizza Shop is located on the north side of Rings Road, east of the railroad tracks. The Hayden Heights mobile home park is located along the west side of Cosgray Road, north of Rings Road. The McCoy and Jude Nursery is located north of the mobile home park. An abandoned gasoline station is located at the northwest corner of Rings and Cosgray Roads which should be preserved as an historic structure at a gateway. This is intended to reinforce and enhance local identity through preservation. An overlay zoning district should be implemented in this area to expand upon the rural town center concept, accommodate the expansion of the village and promote the local heritage of the area. The village arrangement is usually based upon a comfortable Chapter Four - Laud Use - Page 88 Dublin Southwest Area Plan walking distance, generally one-half mile in radius. Amlin could I be expanded as a mixed-use neighborhood of up to one square mile. It is anticipated that the proposed residential uses will develop within Subareas 9, 17, and 18 surrounding the rural town center. A small neighborhood commercial component may be appropriate in this subarea, reflecting the rural character of the area. There is an existing at -grade crossing where the railroad line intersects Rings Road. A bypass for Cosgray, Road is proposed to route heavy traffic to the west of the mobile home park within Subarea 17. Existing Cosgray Road will remain a local street. * Subarea 17 - Residential Use - This triangular subarea includes about 930 acres bounded by the active ConRail railroad tracks on the northeast, Rings Road on the south, and the Franklin/Madison County line on the west. This acreage includes a portion of the Amlin area. Electric transmission lines parallel Houchard Road on the east side of this subarea. Shell Oil Company owns a petroleum pipeline station on the west side of Houchard Road, midway between the active railroad tracks and Rings Road. A cemetery has been reported in the same general area, but it has not been located. Houchard Road bisects this site from the south to the north. It is located within the Hilliard City School District. Dublin's exclusive expansion area extends to Houchard Road. The area to the west of Houchard Road is located within the exclusive City of Columbus service area. The proposed land use is very low density, large -lot residential use of a more rural character with urban services. The overall gross density should not exceed one dwelling unit per acre. A small neighborhood commercial element may be appropriate along the southeast portion of the subarea, adjacent to the expanded Amlin town center which is compact with mixed uses. Agriculture uses are appropriate in this subarea. The development of small (less than five acre) parcels with private wells and independent sewer systems is strongly discouraged. * Subarea 18 - Residential - This area is approximately 1,600 acres, including the Amlin area. Rings Road is the northern boundary, the active ConRail railroad tracks are on the east, Hayden Run Road is the southern boundary, and the Franklin/Madison county line is on the west. The proposed extension of Tuttle Crossing Boulevard is located through the northern portion of this subarea. Houchard Road is to be extended from its current location north of Rings Road, through this area to Hayden Run Road. An ostrich/emu farm is located on the south side of Rings Road, about 1,000 feet west of Cosgray Road. Bud's Acre subdivision is located on the west side of Cosgray Road, 2,000 feet south of Rings Road. It includes three single-family residences on 14 acres. Riebel Park, within the City of Hilliard, is located north of Hayden Run Road, just west of Avery Road. The boundary of the Dublin/Columbus exclusive service areas is located along the proposed southern extension of Houchard Road, and most of this subarea is within the Columbus service area. The boundary extends south, midway between Rings and Chapter Four - Land Use - Page 89 Dublin Southwest Area Plan Hayden Run Roads. It continues east to the active railroad line. The area east and north of this line is part of the exclusive Dublin expansion area; to the west and south is the exclusive Columbus expansion area. The abandoned ConRail railroad tracks are located in the southwest corner of this area. The Columbus Southern Power substation is located along the north side of Hayden Run Road within the southern portion of this subarea. The electric transmission towers and transmission lines extend north through the subarea from the substation. There are scattered areas of large -lot, single-family development throughout the area. Several small, wooded areas are found in various locations. Reports have been made by area residents about deer and fox habitats in the wooded area south of Rings Road and west of the Houchard Road Extension. The Hayden Run begins along the south side of Rings Road and continues southeast through the subarea. The proposed land use is very low density, large -lot residential with urban services. The overall density should not exceed one dwelling unit per acre. Neighborhood commercial development may be appropriate in conjunction with the Amlin town center to the north. Agriculture use is appropriate in this subarea. The development of small (less than five acres) parcels with private wells and independent sewer systems is strongly discouraged. Projected Population There are approximately 1,800 people currently living within the study area. The population projections (or ultimate holding capacity) within the study area are based upon the estimated number of dwelling units per acre within each subarea. The projections for single-family areas assume an average of three persons per household. Multi -family projections assume an average of two persons per household. These figures are based on standards established by the Urban Land Institute (ULI). (Refer to Table 9: Projected Population.) The projected population of the Dublin/exclusive Dublin expansion area is approximately 30,000 persons. When the area has been entirely developed and if every parcel develops at the maximum density listed in the subareas, the projected population will be reached. It should be noted that typically, the actual population is usually lower than the projected population. The figures projected do not account for the land that may be utilized for uses which do not increase the population such as acquired (required) parkland, schools sites, some major roads, neighborhood commercial sites, or other non-residential uses which are included within most neighborhoods. These additional uses will reduce the resulting population. The projected population of the entire study area, with the proposed densities, is almost 47,000 persons. This includes portions already within Columbus and Hilliard and the exclusive Columbus expansion area. Chapter Four - Land Use - Page 90 Dublin. Southwest Area Plan TABLE 9: PROJECTED POPULATION Sub- Use Acreage DU/ Households Population* Total Dublin** Total _ Dublin Total Dublin area+ AC ** *a 4 (Wilcox Rd - Olde Dublin 740 62 5 3,700 310 11,100 930 Woods) Residential 5 (Rings Rd - Wilcox Rd) 343 343 5 1,715 1,715 5,145 5,145 Residential 6 (Heather Glen) 240 240 4.3 1,032 1,032 3,096 3,096 Residential 7 Avery Road 700 T 462 T 10 3,500 2,310 8,750 5,775 Corridor@ 350 R 231 R 8 Residential 195 195 2.75 536 536 1,608 1,608 9 Residential 650 650 2.75 1,788 1,788 5,364 5,364 10 Residential 385 385 2.75 1,059 1,059 3,177 3,177 11 Shier -Rings 194 T 194 T 5 485 485 1,213 1,213 Road Corridor 97 R 97 R 14 Residential 170 170 2.75 468 468 1,404 1,404 17 Residential 930 435 1 930 435 2,790 1 1,305 18 Residential 1,600 -229. -1- -1;600- -229- 4;800- -687- TOTAL 6,147# 3,365 T - 16,813 10,367 48,447 29,704 3,037 R + The table includes subareas with residential use. The figures are approximate projections which represent the area when entirely developed at the maximum density (ultimate holding capacity). The total figures include existing households and residents. Typically, the projected population is higher than actual development. * Figures are based on persons per household (PPH): 3 PPH (single-family within subareas 4, 6, 8, 9, 10, 14, 17, and 18); 2 PPH (multi -family within subarea 2); 2.5 PPH (average used for subareas 5, 7 and 11 where there is a mixture of different residential uses). ** Dublin as used here includes all territory currently within the municipal boundaries as well as the unincorporated areas of Washington Township which are included within the Dublin exclusive expansion area as defined by the sewer and water contracts. Units for An -Ain (subarea 16) are included within subareas 9, 17 and 18. Q Two-thirds of this area is located within Dublin/Dublin expansion area and is expected to develop with equal portions of residential and commercial/office use. T Total acreage within the subarea. R Residential acreage within the subarea. # The total acreage within the study area is 7,756. Chapter Four - Land Use - Page 91 Dublin Southwest Area Plan Chapter Five COMMUNITY FACILITIES .......... . . . . . . . . . . . . . . Washington Township Fire Station #91 - 6255 Shier -Rings Road Dublin Southwest Area Plan • Many different elements comprise the community facilities within the Southwest Area. These include active and passive parkland, schools, post office, community hall, fire station, churches, and maintenance facility. (Refer to Figure 15: Community Facilities Plan.) Parks and Recreational Facilities The existing park system within Dublin generally includes neighborhood parks and community parks. (Refer to Table 10: Parkland.) Additionally, parkland may be designated to create greenbelt linkages. Public school sites can augment the City's park system, when standards are met for pay lots and athletic facilities. Neighborhood Parks Parks serving a neighborhood are typically five to 15 acres in overall size. They service a one-quarter to one-half mile radius around the park, an area that is a five to 14 minute walk from home. These parks are easily accessible to neighborhood residents and may be adjacent to schools. Recreational uses within neighborhood parks are active, passive, or a combination of both. A variety of different activities are offered within these parks, and some area parks may be used for preservation of natural features. Typically, there is a high usage of these parks by entire families. Existing neighborhood parks within Dublin include Llewellyn Farms Park (nine acres located on the north side of Tuttle Road, between Frantz and Dublin Roads) and Stonefield Park (three acres located on the south side of Earlington Parkway, west of Coffman Road). Community Parks Community parks are larger than neighborhood parks and are generally 25 acres or more in area. Parks over 15 acres in total area are often also considered to be community parks. These parks function as athletic complexes, ecosystem reserves, and sites for cultural and community events. Community parks should be easily accessible, and the main entry should be from arterial or collector streets. Intensive recreational facilities, athletic complexes, and swimming facilities are associated with community parks. Avery Park, located at the southwest corner of Brand and Avery Roads, is an existing 73 -acre community park within Dublin. The typical facilities located within neighborhood and community parks include playgrounds, picnic facilities and tennis and basketball courts. Bikeways, walking trails and fitness courses are also included within park designs. Facilities for organized sports may include ball diamonds and football and soccer fields. Volleyball, shuffleboard, horseshoe and badminton courts, sledding and ice skating facilities, fishing pond, or other specialized recreational activities may be available. Most parks also provide off-street parking areas. ChapterFive - Community Facilities - Page 93 a I — ROAD JINDUS7RIAL INDUSTRIAL - GJ 1 j9 k co�imunity park E 64 ac +/- 100 ac.: r - --�� Park 51. WE= Church (ROAD; aSHIER-PINGS UUBppEA 1 - oaullo l'27 -M �... a l Park 1�J7a Set 0.1 REA 10 Park x,177 S • i_4 ! 33.3 ac �•• f ` Elemenlary Schools GENERAL NOTES: • Preservation of exisiting wood lots shall occur where feasible. • A park requirement is designated for each sub -area • Potentially, a portion of park requirements Gan be located outside the sub -area to contribute to the development of a larger community park for the southwest area. SOUTHWEST AREA PLAN PARK CALCULATIONS • SludyArea Population +/-48.447 • National Standards for Parks +/- 10.5 ac./ 1000 persons •Platted and Undeveloped Parks Exisiting in Southwest Area +/- 92 ac. • Additional Park Requirements in Study Area +/- 4 17 ac. r U.S.33/S.R.161 low A�N", r - -- --- INDUSTRIAL Ill Firestation i a Within S/W Area 5 0 0 0 o O O o le BIiREA 14_A P wauon 1,40p WOERNER-TEMPLE-•-rffMPLF ROAD o � t ¢ Cemetery •` Par 15.2 ac N < i Q SUBAREA -9 O-,fklation5 3g4F /_ Proposed, Park v e -32ac RESIDEN TIAL \ • • otentia E SUBAREA 5s ( SUBAREA 17f' ��, Library- Locate with Popnlan�n sus �x Pink SJ.O a- RD- - Population 2790 , 4t O#hgr Community Fa s e �' , Park 29.3 ac. p' \ - • ,'� oC f ; • • 1Z . 0 Existing Amlin Post Office Church ROAD _ RINGS-- 1 F �BAREA 18 - I' Population 48006 - Park 50.4 ac may• \ . ,_t - ¢ Preserve/Enhance Hayden -=�. ji Run drainage shed where. practical and feasible y t_ kESIDENTIAE- n Locate (3) I t —AbandonedRailroad Elementary ¢ 5 ac. Potential Bikeway Schools y ` j Within \. S/W Area t. Cemetery •• t I •• - - �-"• __J _j • lei l _ _1] ; ' HAYDEN . • Reibel Woods ; RUNjPark i, a ! t. Proposed . LL ; e. Chu Park o , Proposed' C E T 1 A L Dublin--- Bnq hton Post OfficA, Park Washington - �� l '' TownshipPark �� BLVD' 5 ac tptatte-:;<)SSING ♦ �� :1. c i ChapterFive -Community Facilities- Page 94 r � a - Cd A a l� 0 � m .I.j ca rr•,1 V FIGURE 15 Dublin Southwest Area Plan Existing Parkland The study area has about 107 acres of undeveloped parkland within four separate areas. (Refer to Table 10: Parkland.) The Heather Glen subdivision contains an 18 -acre neighborhood park on the east side of Heather Glen Boulevard. A 2.25 -acre neighborhood park (The Commons at Brighton Park) is nearing completion within Brighton Park by the developer, along the south side of Rings Road. The proposed Trinity Park subdivision includes a 4.57 -acre neighborhood park (The Commons at Trininty Park) on the north side of Rings Road. A two -acre park is proposed on the south side of Rings Road within the Brighton Village condominium development (The Commons at Brighton Village). Riebel Park is a four acre tract that is currently undeveloped within Hilliard on the north side of Hayden Run Road, just west of Avery Road. The City of Dublin and Washington Township jointly own 64 acres on the west side of Cosgray Road for future community park development. J� _ r®r M 1, r'• _ y fit ' �- _MMr•'rs'' . !.. �';•7�,'il + _`` ,+lal� ra. �„•,,,,� 7�� rri � a r, a itn+ ,� %rri � ,..,. Ted Kaltenbach Park - Adjacent to the Washington Township Community Center on Cara Road There are currently five acres of completely developed parkland within the Southwest Area. The Ted Kaltenbach Park was developed by Washington Township and is five acres located at the terminus of Cara Road adjacent to the Washington Township Community Center. Recreational facilities available include a children's playground, basketball and volleyball courts, running track, and shuffleboard courts. Coordination efforts need to be made between the cities of Dublin, Hilliard and Columbus, Washington and Brown Townships, and the affected school districts to provide joint recreational facilities. This will help provide maximum recreational facilities and opportunities, It ChapterFive - Community Facilities - Page 95 Dublin. Southwest Area Plan will also help to create a coordinated park system and provide links between neighborhoods. TABLE 10: PARKLAND Parks City of Dublin Acres - Type of Use - Status The Commons at Brighton Park 2.25 Mixed Use Scheduled to open 11/93 The Commons at Trinity Park 4.75 Passive Undeveloped The Commons at Brighton Village 1.6 Active Undeveloped Heather Glen 18 Mixed Use Undeveloped Kaltenbach 7.5 Active Undeveloped Cosgray Road* 64 Active Undeveloped Washington Township - - - Kaltenbach 5 Active Developed Cosgray Road* (see above) 64 Active Undeveloped City of Hilliard - - - Riebel Woods Total Developed Parkland 4 5 Passive Active Undeveloped - Total Undeveloped Parkland 102.1 - - Total Park Acreage 107.1 - - * Jointly owned by the City of Dublin and Washington Township. ChapterFive - Community Facilities - Page 96 Dublin Southwest Area Plan Park Standards The National Recreation and Parks Association suggests a standard for parkland acquisition between 5.5 and 10.5 acres per 1,000 population. The City of Dublin, on the average, strives to maintain a minimum ratio of 10.5 acres of developed parkland per 1,000 population. This standard represents the high end of the suggested parkland ratio and has been adopted by the City within the Community Plan. The ratio of parkland per population is constantly changing within Dublin, however, due to on increases in population and new parkland development. The current citywide ratio is 15.8 acres of developed parkland per 1,000 population. Schools The four school districts located within the study area are Dublin and Hilliard City School Districts, Columbus Public School District and Jonathan Alder Local School District. (Refer to Figure 3: Municipal and School District Boundaries.) The boundary between the Dublin and Hilliard City School Districts runs from I-270, north of Rings Road, west to approximately Wilcox Road. From there it extends along the east side of Avery road north to Shier -Rings Road. It runs northwest along the south side of U.S. 33/S.R. 161 to Post Road. The Dublin City School District is generally located to the east and north of this boundary, and the Hilliard City School District is located to the west. The boundary lines separating Dublin, Hilliard, and Columbus school districts are extremely irregular and do not correspond with any property lines or roadways. The Dublin City School District is approximately two square miles within the study area, and the Hilliard City School District makes up about nine square miles. The Jonathan Alder Local School District is located within the northwestern most corner of the study area, encompassing less than one square mile. The Columbus Public School District includes the southeast portion of the study area and is currently less than one square mile. As the City of Columbus annexes additional acreage, the land will become part of the Columbus Public School District under the Win/Win agreement. This is an agreement between the Columbus Public schools and 13 suburban school districts including Dublin, that allows students living within the jurisdictional boundaries of Columbus to attend local, suburban schools. The influence of the Columbus School District is expected to increase over time as additional acreage is annexed to the City of Columbus. The influence of the Hilliard School District, the largest within the study area, will be the most significant in the future. The current enrollment is 268 students in the area, 55 of which are in the Dublin School District and 213 attend the Hilliard City Schools. The projected number of new students in the study area is approximately 12,325. This is based on the proposed households within the subareas of the Land Use Plan (refer to Figure 14) and the estimated number of students per household. The Dublin City School District will include approximately 2,750 additional students. The Hilliard City School District will include about 8,930 additional students. The Columbus Public School District will include approximately additional 570 students and the Jonathan Alder Local School District will include about 75 additional students. j The projected number of elementary school students in the area is 5,916. The projected number of middle school students is 2,095 and the projected number of high school students is also ChapterFive -Community Facilities - Page 97 1 Dublin Southwest Area Plan 2,095. The standard equation based on the experience of the Dublin City Schools to date, to determine the number of students, is 0.48 children per household for elementary schools, 0.17 children per household for middle schools, and 0.17 children per household for high schools. Staff met with officials from both the Dublin and Hilliard City School Districts. Hilliard has no current plans for the addition of new schools in the northern portion of the school district. As the student population grows within the Southwest Area, these plans will need to be updated. Dublin City Schools will be able to provide service to the portion of the study area within its boundaries by existing schools outside the area. The schools should serve as neighborhood focal identification points for the area. Efforts to encourage a collection of greenspace should be encouraged at school sites. Schools need to be recognized as a central component of the area's community facilities. One of the objectives within the community facilities section is to assess the need to adjust existing school district boundaries. The participants in the public meetings expressed concern about changingschool districts. Most residents identify more strongly with the school district than with the municipality in which they live. The need for future discussions between the Dublin and Hilliard City School Districts and the respective City Councils is apparent. All land transfers between school districts are subject to the final decision of the State Board of Education. Safety Services Police Protection The Franklin County Sheriff's office handles all requests for law enforcement within the unincorporated portions of the study area (Washington Township and Brown Township). As area is annexed from the unincorporated township into a municipality, that city becomes responsible for police protection and other services. Police protection is provided by the Dublin Division of Police for all areas located within Dublin's corporate limits. Hilliard's Police Department responds to all calls within the City of Hilliard boundaries. The small section of Columbus,- within the study area, is protected by the Columbus Police Department. A mutual aid agreement with all four entities is in effect, permitting one police department to request emergency aid from another department. (Refer to Figure 3: Municipal and School District Boundaries.) Fire Protection The study area is serviced primarily by the Washington Township Fire Department (WTFD). Station #91 is located at 6255 Shier -Rings Road, about midway between Avery and Wilcox Roads. WTFD covers all of Dublin and the unincorporated township areas. This station includes one medic (providing advanced life support designed to handle life threatening situations), aerial ladder truck, fire engine, and a rescue hazardous materials response truck. WTFD Station #93, located north of the study area on Brand Road, is fully equipped with an emergency medical service (EMS) unit. ChapterFive - Community Facilities - Page 98 f`7 J " .i *.I r : •r ...•J'•j` ya,' -' Y"� ? low, ~I�f,,,«ir,wY Dublin Southwest Area Plan NAVA1010.1 J Dublin's sanitary sewer and water service are provided under agreement with the City of Columbus. The terms of agreement provide for the discharge of sewage, industrial wastes, water, or other liquid wastes from Dublin, into the sewerage system of Columbus. This contract was recently approved by both Dublin and Columbus and designates future growth areas for each city. The Plan assumes that the area will ultimately have sewer service available and will develop for urban purposes. (Refer to Figure 16: Dublin/Columbus Sewer and Water Contract Service Area.) Within the exclusive Dublin expansion area, Dublin has the right to provide sewer service to land which has been annexed to Dublin. The agreement does not reflect the intent of the City of Dublin to annex all of the area. The sewer agreement with Columbus is a 50 -year contract, through 2043. Sanitary Sewer System Availability of sanitary sewer service is an important element in the development of the Southwest Area since it enables a wide variety of land uses. If only on-site sanitary disposal is available, land use becomes extremely limited, particularly with the hydric soils common in this area. Typical residential development without sanitary sewers may not be viable for parcels of less than two acres, and the land may not be developable for commercial or industrial uses without public sewers. The cost of design, construction, operation, use, and maintenance of all sanitary sewers in Dublin is funded entirely by Dublin or private development activity. This includes all connections with the sewer system of Columbus. The City of Columbus maintains the right to connect any sewer to the sewer system of Dublin, provided such connections do not serve areas outside the tributary design areas of the Dublin sewer system. Sub -Trunk Sewers Topography in the study area is such that sanitary service must come from trunk sewers along the Scioto River. Six sub -trunk sewers extend westward from these sanitary mains to the study area. (Refer to Figure 17: Sanitary Sewer Plan.) Discharges from the City of Dublin (and portions of the City of Columbus) are currently limited by the capacity of the pump station north of Karrer Place along the Scioto River. Discharges are also limited by the capacity of the sanitary trunk carrying the effluent into Columbus for treatment. Plans for construction of the Upper Scioto West Branch sewer from Columbus will alleviate this capacity constraint, and allow additional development throughout the City of Dublin. It is anticipated that construction of the Upper Scioto West Branch sewer will begin by 1995 and will be completed by late 1996. Chapter Six - Sewer Systems - Page 102 Chapter Six - Sewer Systems - Page 103 �4 U.�). SS/S.K. 161 NOTE; SERVICE AREA BOUNDARIES ARE BASED ON PROPSED LAID USES AND INCLUDE ESTIMATED ACRES TO BE SERVED. TRIBUTARY BOUNDARIES ARE THE MAXIMUM AREA WHICH COULD BE SERVED INDEPENDENT OF LAND USE AND PIPE SIZE. I � ' A!L- f fl f Chapter Six - Sewer Systems - Page 104 Dublin Southxwst Area Plan For the interim period, the City of Dublin is under an Ohio Environmental Protection Agency (EPA) order that limits the number of new sanitary service taps. For each sewer tap added to the system, the City must reduce the inflow/infiltration of stormwater into the existing sanitary system by three times the expected flow of the added tap. Initially, repairs to reduce inflow/infiltration were effective as large sources were identified and eliminated. As repairs have been made, however, reductions in inflow/infiltration have not been as significant. With the strong demand for new taps throughout Dublin, development in the Southwest Area may be limited until the Upper Scioto. West Branch sewer is in place. Each of the six sub -trunk sewers was examined to determine the capability of providing sanitary service to the Southwest Area. The populations and land uses set forth in the Southwest Area Plan were used in the calculations to determine sanitary service capability. Several assumptions were made in this analysis as follows: 1) That sanitary facilities downstream from the Southwest Area have adequate capacity to fully utilize the existing sanitary pipes already constructed; 2) That all sanitary effluent will be discharged by gravity, i.e. no force mains will be considered; 3) That volumes of effluent discharged will be based on 130 gallons of effluent per day per person with a peak factor of 3.5, including infiltration of groundwater into the system. This design criteria is based on experience within the City of Dublin and may not be consistent with the design procedure used by the City of Columbus; and 4) That, as an additional safety factor, sewers are designed to be flowing 75 percent full. Capacity of a sanitary sewer is limited by its size, depth, and grade. Therefore, the sanitary sewers already in place downstream will limit the area that can be served in the future. Generally, the computer model used to calculate service area capacity suggests that care was taken in the past to allow for future development. The original design was based on assumed population of ten people per acre of upstream development. This equates to a residential area with a density of 3.6 dwelling units per acre (assuming 2.8 people per dwelling unit), well above typical densities in the City of Dublin. Because of this conservative approach, the sewers previously constructed have significant remaining capacity. The current and planned land use in the Southwest Area generates effluent well above the original sanitary sewer design in the areas adjacent to I-270 and along the Avery Road corridor. Apartments, in particular, generate significant flows per acre. Subarea densities of five dwelling units per acre are already in place in some areas. These higher densities will limit the total area that can be served. Chapter Six - Sewer Systems - Page 105 Dublin Southwest Area Plan The original tributary boundary for the sub -trunk sewers north of Tuttle Crossing Boulevard is the active ConRail railroad tracks. Depth of the sanitary sewers is sufficient to serve these areas. However, based on planned land uses, capacity is not adequate to service all of the tributary area. This is shown in Figure 17: Sanitary Sewer Plan. Historically, the City of Dublin has not developed to planned densities. Therefore, it is likely that adequate capacity will be available as development in the Southwest Area unfolds. Grades and pipes sizes will be maintained to allow for flexibility in future development. The trunk sewers south of the proposed extension of Tuttle Crossing Boulevard provide service to the land west of the active railroad tracks and have adequate capacity and depth. A proposed 30 -inch main along Hayden Run Road is the only line that does not yet extend into the Southwest Area. The line into which it will be connected currently terminates about 2,000 feet east of I-270 along Hayden Run Road. Sanitary sewer j service cannot be provided through gravity sewers to the area west of the abandoned ConRail railroad tracks. Extensions of sanitary sewer mains are largely development driven. The cost for extensions is usually paid for by the developer. Some oversizing costs have customarily been absorbed by the City. There are no apparent conditions in the Southwest Area to resolve which would require major sewer improvements to be constructed by the City of Dublin. Stormwater Drainage System The purpose of this section is to examine some of the drainage issues in the Southwest Area and to recommend design policies and a master layout for major storm sewer improvements. (Refer to Figures 18 and 19: Existing Stormwater Drainage Areas and Stormwater Drainage Plan.) The Southwest Area stormwater element represents the City of Dublin's first effort in creating a stormwater master plan. To date, the City of Dublin has relied largely on the requirements of the Stormwater Design Manual from the Mid -Ohio Regional Planning Commission (MORPC). The criteria of the Manual along with interpretation by the City Engineer have provided guidance in developing the City's current stormwater management policy. Two attributes of this process may have led to inadequate results in some areas of the City. First, the MORK Stormwater Design Manual allows the design engineer great latitude in selecting the criteria used to calculate stormwater runoff flows. Frequently, this latitude permits assumptions, all of which are within the guidelines of the Design Manual, which may vary along contiguous sections of the same drainage course. For example, a 72 -inch diameter storm sewer crossing Britton Parkway north of Tuttle Crossing Boulevard has far more capacity and is less likely to flood than the small ditch immediately upstream. In light of these variations in design, the City Engineer sometimes may be forced to re-examine the detailed stormwater design and to require new "assumptions" to be incorporated into the design. The City is not well served by this process as serious flooding situations can be created under these conditions. Chapter Six - Sewer Systems - Page 106 M M HA t= LEGEND _,°nco°*'�' '� : z> 4.• -',; ,_....4 ,ROAi� EXISTING WOODS FrPN�im cn',r v � o r ' �� - a r, J �f� - I EXISTING WATER COURSE t a I� U Cy� S/��'��€ J— s:�:i^i G—IV �� awy� 5 �SS%�j`U��r t °� ✓ < TRIBUTARY BOUNDARY / I — ° as _ Vim,,, —_� .:1C' w. ? n�• �� ° ��"-� o f1�� p \ �� "~� � ',,"" � °� ` . �`,`i`.��=�:.` nt` '� /�J�`�G-,•�\t '''�•,�9 5 �&gam �� ;;,� `.,•�� rU533/SRi61� U.S. 33/S.R. _1IcIf 61 °ze' CJ J �• '� ° t/'w t tial r- ,. ,�:; r } �� i J .. ,; 0 ' � S � -RINGS _ , �,1. , • � „�.- � ,�, , , J� ,'� ,, ,2.f `, n Ai CC' _ � Cir NtER IJ _._ o'-�, -\ �� ,_.., _ � � ,. .z" � � �� h ;-y < �—f' n Jf •% �i 7,., .tel 1 _ ( N� � 5�' / r � ''o Ira ' �� j -✓ �y� ! � . WOERNER-TEMPLE. - .�, ,,, r N � it ''�`� ✓ � � J� - 1 t <�w I Q t �„w._' .J w.'� `'�,` , �i� ._ �, 1 '�."mt'' • '6.. Jr'� \ u. o a_ `� ?? ',� I _ O° o �� 4 T IM -- --• � n V' �.�'•�3 _ \` GS 11.IG0>„�. i 3, Ro ❑ i. = ROADI'° '�� I� 7 oa °r � �.1 �a� �\\ `` O o _-i i _ , �� O' _ �:�” "`;"s, °a •^ •BIN R _ -, J f 3�<� ,j,�. , � � � � �� _.._---'.:" iI„max, q � ' t�m,� f .:,:, ° .. - '-' � � J ` Q ? - ..� a ,• � ��., _ a i,, n p� Ir✓ r ;' ” TUTTLE 3 4,h immunmmm+ri� aw en ' 1 ! . a. -p, a . ,,. G .s,t+t' )r' \ '• . fit, i I 1� 1 a / j > x �,. Y J�'i'lJ� L'S..y�y^.. "xx'xix !'\`�'' v �.� _ IC1L "'Y `. _ �r'oy• E rt _ �'�_O. ;v� ,I. -,..f /t J ,7';� J�' \ m` I ---. -_cq -.4 W° y�.� WW' Y ' 4 O ` _-.. •Py.'•, ,,\ - , ` -, i —. - ,/ l� -:•..� 1°n Twp q �.;nTwp 1€ / `.,--''V \f.'\ yu`�i6°w,`�ic e;m�^=°'°"'°" � �• 4�' ,1 ❑ �o,1KHAYDEN'" OI ° ❑ �' b rb 'd I ° ° A ❑ c Chapter Six - Sewer Systems - Page 107 o ° ° aHay • �n NOTE: REFER TO TABLE 11 IN SOUTHWEST AREA PLAN FOR STORMWATER DRAINAGE DATA IS Chapter Six - Sewer Systems - Page 108 Dublin Southwest Area Plan Second, general guidelines in the MORK Design Manual may not be in the best interests of the City. MORK guidelines do not answer some questions such as: Under what circumstances can a drainage course be relocated? What should be the capacity of a drainage channel? Answers to these questions are not found in the MORK Design Manual. Some of the recent drainage construction performed in the City in connection with subdivision development suggests that additional policies regarding stormwater should be developed. Existing Characteristics In general, the Southwest Area is very flat with existing ground sloping from the west towards the Scioto River at approximately two percent. The western boundary of the stormwater tributary for the Southwest Area is located slightly west of the Franklin/Madison County line. Therefore, only a small area outside the study limits contributes stormwater runoff to the flows through the Southwest Area. Stormwater is generally carried by natural drainage courses which are characterized as shallow and subject to frequent flooding. A significant portion of the soils are hydric in nature, contributing to the poor drainage of the area. There are seven water courses in the Southwest Area which channel the runoff to the east. These courses were examined in this section and are shown in Figure 18: Existing Stormwater Drainage. Areas. The following information was determined for each drainage course: 1) The contributing tributary area; 2) The pre -development runoff flows at various points along the water course; 3) The post -development runoff flows based on the proposed land use plan; and 4) Detention volume requirements based on land uses. In addition, wooded banks along each water course were identified for preservation. Potential locations for centralized stormwater detention facilities were identified. Stormwater Drainage Recommendations Recommendations for design and implementation based upon this analysis fall into three categories including detailed design criteria, general policy and policy recommendations. Detailed Design Criteria Design runoff flow rates are very sensitive to assumptions regarding runoff rate (runoff curve number) and time of concentration. To reduce inconsistencies in detailed design, the pre -development runoff curve number should be set at a value of 78 for the entire Southwest Area. This number represents fairly low pre -development stormwater runoff from the area, which can be typified as existing farmland. The initial time of concentration (time for sheet flow) should be set at ten minutes for both pre- and post - development stormwater runoff calculations. Finally, the length of shallow concentrated flow should be limited to 500 feet. These measures will serve to provide some consistency in the detailed design. Chapter Six - Sewer Systems - Page 109 Dublin Southwest Area Plan Cosgray Ditch - West of Wilcox Road, south of Shier -Rings Road General Policy Storm sewers should be designed for flowing -full conditions for a five-year frequency storm. Currently, the MORPC Design Manual requires that the five-year frequency storm hydraulic gradeline be held below the elevation of the tops of storm inlets and manholes. This policy revision would provide additional capacity within the storm sewer system and therefore reduce street flooding. The maximum diameter of storm sewer pipes should be limited to 60 inches. Stormwater runoff flows requiring pipe diameters larger than 60 inches should be carried in a channel or a combination of channel and storm sewer to achieve balances between cost, maintenance and right-of-way acquisition. Open watercourses should be expected, at a minimum, to provide a full flowing capacity for a ten-year frequency storm. The ditch/stream section should be shaped where necessary to provide for this capacity. However, exceptions may be granted to protect scenic areas. The wooded areas along the banks of the drainage courses in the study area should be considered as candidates for this exception. (Refer to Figure 19: Stormwater Drainage Plan.) Where an exception is granted, a complementary storm sewer system may alleviate capacity constraints for a channel. Chapter Ar - Sewer Systems - Page 110 Dublin Southwest Area Plan Drainage Ditch at Brighton Park Subdivision - South side of Rings Road, east of Wilcox Road Policy Recommendations Stormwater management is a mechanism by which the impacts of development on a watercourse and the downstream areas are reduced. Stormwater runoff is collected in a basin and is released at a rate equal to or less than the pre -developed rate of release. A continuation of the policy to require stormwater collection and management in the Southwest Area with some additional constraints and clarifications is recommended. First, to assure continuity in the design of stormwater collection facilities, collection volume requirements should be set by the City based on land use. Suggested collection volumes were calculated using the U.S. Department of Agriculture Soil Conservation Service Technical Release Bulletin Number 55 (TR -55). (Refer to Tables 11 and 12: Stormwater Collection Volume Requirements and Stormwater Drainage Plan Data.) Use of centralized stormwater collection facilities should be considered as an option to required individual site storage. A properly located and designed centralized collection facility (also known as a pond or manmade lake) can also serve as an amenity to an area and additionally, would tend to reduce overall maintenance costs. Potential locations for centralized stormwater collection facilities are shown in Figure 19: Stormwater Drainage Plan. Chapter S& - Sewer Systems - Page 111 Z,Ad'� T Drainage Ditch at Brighton Park Subdivision - South side of Rings Road, east of Wilcox Road Policy Recommendations Stormwater management is a mechanism by which the impacts of development on a watercourse and the downstream areas are reduced. Stormwater runoff is collected in a basin and is released at a rate equal to or less than the pre -developed rate of release. A continuation of the policy to require stormwater collection and management in the Southwest Area with some additional constraints and clarifications is recommended. First, to assure continuity in the design of stormwater collection facilities, collection volume requirements should be set by the City based on land use. Suggested collection volumes were calculated using the U.S. Department of Agriculture Soil Conservation Service Technical Release Bulletin Number 55 (TR -55). (Refer to Tables 11 and 12: Stormwater Collection Volume Requirements and Stormwater Drainage Plan Data.) Use of centralized stormwater collection facilities should be considered as an option to required individual site storage. A properly located and designed centralized collection facility (also known as a pond or manmade lake) can also serve as an amenity to an area and additionally, would tend to reduce overall maintenance costs. Potential locations for centralized stormwater collection facilities are shown in Figure 19: Stormwater Drainage Plan. Chapter S& - Sewer Systems - Page 111 Dublin. Southwest. Area Plan TABLE 11: STORMWATER COLLECTION VOLUME REQUIREMENTS Land Use Single-family (1 to 2 dwelling units per acre) Minimum Required Storage Volume (cubic feet per acre) 2,150 Single-family (2 to 3 dwelling units per acre) 2,350 Multi -family 2,800 Commercial/Industrial 3,200 Ponding Area on Farmland - East of Avery Road, south of Woerner-Temple Road The City should take the lead in promoting and implementing centralized -stormwater collection facilities. Developers in the associated tributary areas should be encouraged to use centralized facilities by sharing proportionately in the land acquisition and in construction costs. Developers realize an advantage with a more efficient use of a site, and the City benefits through having better control of stormwater runoff release rates and potentially larger amenities to the community. Chapter Six - Sefver Systems - Page 112 Dublin Southwest Area Plan TABLE 12: STORMWATER DRAINAGE PLAN DATA * Reter to Figure 19: Stormwater Drainage Plan for the location of these drainageways and subareas. Chapter Six - Se►ver Systems - Page 113 Five -Year Area Cumulative Storm Runoff Detention Tributary Stream* (acres) Area Volume Volume (acres) (cubic feet (acre-feet) per second) South Fork of Indian Run Subarea A 381 381 280 28.0 Subarea B 139 520 305 38.2 Subarea C 739 1,259 384 54.3 Cosgray Ditch Subarea A 545 545 213 26.9 Subarea B 213 758 246 38.3 Subarea --C 106 864 316 43.6 Subarea D 331 1,195 365 61.7 Subarea E 362 1,557 451 88.3 Subarea F 144 1,701 478 98.9 Subarea G 291 1,992 567 120.3 Stream "A" Subarea A 154 154 96 9.4 Subarea B 139 293 136 18.0 Subarea C 213 506 207 30.9 Cramer Ditch Subarea A 704 704 196 34.7 Subarea B 162 866 237 43.1 Subarea C 149 1,015 295 52.6 Stream "B" Subarea A 202 202 ill 10.4 Subarea B 134 336 145 18.2 Subarea C 187 523 227 30.6 North Fork of Hayden Run (Stream "C") 379 379 129 18.9 Subarea A 251 630 192 32.4 Subarea B 517 1,147 292 61.3 Subarea C Hayden Run S ubarea A 1,606 1,606 426 46.0 Subarea B 1,550 3,156 486 147.0 Subarea C 241 3,397 522 161.0 Subarea D 1,356 4,753 715 187.0 * Reter to Figure 19: Stormwater Drainage Plan for the location of these drainageways and subareas. Chapter Six - Se►ver Systems - Page 113 Dublin Southwest Area Plan Chapter Seven WATER SYSTEM Elevated Water Storage Tank (Two million gallons) - South of Post Road, west of Eiterman Road Dublin Southwest Area Plan Existing Water Distribution System Water service is supplied to the City of Dublin by the Columbus water distribution system. Gahanna, Reynoldsburg, and Hilliard originally developed their own water treatment, conveyance, and storage systems. These private systems have all been abandoned and are now linked with the Columbus system. The service contract between the Dublin and Columbus provides Dublin with the right to connect its waterlines to any water mains installed by Columbus within the corporation limits of Dublin or within the service area. It is a 50 -year contract through year 2043. (Refer to Figure 16: Dublin/Columbus Sewer and Water Contract Services Area.) Extensions to the system are completed as private development or capital improvement projects. The Columbus water distribution system contains different pressure zones. The Dublin high pressure zone is located outside I-270 and covers the study area. The Dublin low pressure zone includes the area inside the I-270 outerbelt. The Columbus system is also divided into different j districts. The Southwest Area is part of the Post District which extends from Hayden Run Road, around I-270, to Smokey Row Road. The study area is presently serviced by three water transmission lines which are linked with the City of Columbus water system. (Refer to Figure 20: Water Plan.) There are 16 -inch water - lines on Cosgray, Eiterman, and Avery Roads. The lines at Cosgray and Eiterman Roads are not presently interconnected with the rest of the area system and serve only the adjacent and immediate areas in which they are located. The Avery Road waterline serves the majority of the study area. This line is reduced to a 12 -inch line on Shier -Rings Road where it continues south on the east side of Wilcox Road. It increases in size to 16 inches at the Heather Glen subdivision. The 16 -inch line continues south on Wilcox Road and reduces to a 12 -inch line serving the Village at Tuttle Crossing development. Two 12 -inch waterlines from the City of Hilliard serve the area south of Hayden Run Road. Elevated water storage is provided by an existing one million gallon tank located on the south side of Post Road, west of Eiterman Road, next to the Adria Laboratories site. The area is also temporarily served by a two million gallon tank located about 1.5 miles to the north in Avery Park near Brand Road. A 20 -inch transmission line is being designed along the south side of Rings Road, from Blazer Parkway (east of I-270) to Wilcox Road. The expected completion date is fall of 1994. Transmission lines are primarily used to transport water between districts or subdistricts. Water lines or mains generally deliver water to taps or individual users. A new two million gallon elevated storage tank and water booster station is under design for the southeast corner of Rings Road and Blazer Parkway and scheduled to be operating by late 1994. Chapter Seven • Water System - Page 115 Elevated d Water Avery/7000' to Tank Existing 1.0 M.G. I POST ROAD Elevated Water Tank • 1! s ti UF0`INU TRIAL 1 , 0 LEGEND amm sal EXISTING WATERLINE PROPOSED WATERLINE p _ PROPOSED ELEVATED WATER TANK ELEVATED WATER E]PROPOSED TANK PRACTICAL SITING BOUNDARY NOTE: LOCATIONS ARE w APPROXIMATE I y- r..... .......... .. 4r.S 33/S.R. 761 — - i _6 G `; TANK 2SWa I COMMUNITY � � •�` �� • € .k ROA i Prop* osed.I f R t A L Elevated SHIER -RINGS € �y ter Tan TANK 2 SW RES. f G k I WOERNE ma.— TEMPLE r ESI E N T I A TANK,RR2 Planned Future V -- Elevated Water 11 TANK RR ! } } Tanks & Water t-Rul `: Y,: Booster Station = ea AMLIN �'' jive • - 1j J ROAD d N",S 1_ TT CROSSING BLVD...,,' IC 1� ow TANK AN 1SWa- I I 1 0 EPropose l� :...:.:...:... Elevate Waterksf M A R I®ENTIA T. Is •a r: e w 01 A Chapter Seven - Water S stent - Pae 116 FIGURE 20, p _ .0 pa y � w � o N 8 S S o cj N N �. C 0 Z FIGURE 20, Dublin Southwest Area Plan Existing Water Pressures The Washington Township Fire Department routinely tests fire hydrants throughout the area to ensure adequate pressure and volume for fire protection. The existing distribution system was tested between September 16, 1992 and January 16, 1993. (Refer to Table 13: Existing Hydrant Tests.) The results from the hydrant tests show deficient fire flow pressures. TABLE 13: EXISTING HYDRANT TESTS mst - mean sea ievei; F- psi - pounas per square men; ... gpm - gauons per minute; T ntri, - nyarauuc graaenne; + - notes a current deficiency in fire flow pressure Chapter Seven - Water System - Page 117 Hydrant Static Residual Flow @ Test Test Static Flow Location Elevation Pressure Pressure 20 psi No. Date HGLt HGLt (msl)* (psi)** (psi) (gpm)*** Wilcox Road 1 9/16/92 south of 910 74 42 2080 1081 1007 Rings Road Wilcox Road 2 10/1/92 south of 912 66 32 1710+ 1064 986 Rings Road Village at 3 10/1/92 Tuttle 912 66 28 1400+ 1064 977 Crossing 4 10/1/92 Britton 908 72 22 1290+ 1074 959 Woods 5 1/13/93 Shamrock 900 76 48 2073 1076 1011 Court Shier -Rings 6 1/13/93 Road west of 925 64 52 2039 1073 1045 Avery Road Wilcox Road 7 1/16/93 south of 915 70 30 1522+ 1076 984 Heather Glen Blazer Pkwy. 8 1/16/93 north of 883 50 30 1565+ 999 952 Rings Road Park Center 9 1/16/93 Drive east of 870 60 50 1577+ 1009 986 Bradenton Avenue Cosgray 10 1/16/93 Road north 944 50 30 1858+ 1059 1013 of Shier - Rings Road Post Road 11 1/16/93 west of 923 60 50 2130 1062 1039 LL Avery Road mst - mean sea ievei; F- psi - pounas per square men; ... gpm - gauons per minute; T ntri, - nyarauuc graaenne; + - notes a current deficiency in fire flow pressure Chapter Seven - Water System - Page 117 Dublin Southwest Area Plan A number of the fire flow pressures are below the 2,000 gallons per minute (gpm) requirement for multi -family use as established by the Fire Department. The construction of a new elevated tank at Blazer Parkway and Rings Road will alleviate existing deficiencies, - however, new development will have to be closely coordinated with expansion of the water distribution system. Future Water Demand The demand for water involves estimating residential and commercial water demands and fire demand, and determining what waterlines and elevated storage tanks are necessary for water supply. Proposed User Estimates The residential and commercial water demands have been estimated based on the proposed land use plan. Average daily demand is generally used to establish storage capacities. Peak demand, or peak hourly demand, is used along with fire demand to establish waterline sizes. Maximum daily demand is used to establish treatment capacities or, in this case, the capacity Columbus will have to make available to the study area. (Refer to Table 14: Projected Water Demand.) One residential unit (single-family or multi -family) is estimated to use 265 gallons per day (gpd). Industrial areas are assigned the equivalent usage of 530 gpd per acre, and commercial areas are estimated as 0.2 gpd per square foot, based on a recommendation of the Ohio Environmental Protection Agency (OEPA). Peak estimated flows, presented in column six of Table 14, are derived by multiplying the average flows (column five) by a peak factor of 3.4. The peak factor is the ratio of peak demand to average demand, in this case 3.4 times the average demand. Figures for the Dublin area from a 1991 study by Pitometer Associates, on behalf of the City of Columbus, indicate that residential customers average about 263 gpd per household. A peak factor of 3.4 for completely developed areas is appropriate for Columbus. During development, the peak factor can be as high as eight or 10 due to extensive watering to establish new lawns and other construction uses. The total average water demand is estimated for the study area at approximately seven million gallons per day (mgd). This equates to approximately 12 million gallons per day maximum daily flow. From past records, the Columbus study proposes using the following peak factor ratios for the total system area: maximum day to average day - 1.49; and maximum hour to maximum day - 1.41. Peak factors for the Post District are maximum day to average day - 1.65 ; and peak hour to average day - 3.4. The peak factors for the Post District are larger than the overall Columbus factors (1.65 versus 1.49). Assuming the subareas west of the active ConRail railroad tracks (Subareas 17 and 18) are restricted to agricultural use for an initial time period, the average daily demand for the study area will be approximately 6.5 mgd. The peak hourly demand will be approximately 22 mgd, and the maximum daily demand will be approximately 11 million gallons of water. Chapter Seven - Water System - Page 118 Dublin Sotuhwest Area Plan TABLE 14: PROJECTED WATER DEMAND Subarea* No. 1 Acres 250 Subarea Use Description Industrial Units 500 Average MGD 0.133 Peak MGD 0.452 2 215 Freeway office (18,000 Square feet/acre) 3,870,000 0.774 2.632 3 84 Commercial (10,000 Square feet/acre) 840,000 0.168 0.571 4 740 Single-family residential (5.0 du/ac) 3,700 0.981 3.334 5 343 Single-family residential (5.0 du/ac) 1,715 0.454 1.545 6 240 Single-family residential (4.3 du/ac) 1,032 0.273 0.930 7 700 Multi -family residential (350 ac); Office (350 ac) 3,500 3,500,000 1.628 5.535 8 195 Single-family residential (2.75 du/ac) 536 0.153 0.520 9 650 Single-family residential (2.75 du/ac) 1,788 0.474 1.611 10 385 Single-family residential (2.75 du/ac) 1,059 0.281 0.954 11 194 Multi -family residential (94 ac); Office (100 ac) 485 1,000,000 0.325 1.105 12 630 Industrial (20,000 Square feet/acre) 1,260 0.334 1.135 13 100 Park 4 0.040 0.136 14 170 Single-family residential (2.75 du/ac) 468 0.124 0.421 15 330 Industrial (20,000 Square feet/acre) 660 0.175 0.595 16 N.A.** Amlin (commercial area only) 5 0.050 0.170 17 930 Single-family residential (1.0 du/ac) 930 0.246 0.838 18 Total 1,600 7,771 Single-family Residential (1.0 du/ac) Not Applicable 1,600 N.A.** 0.424 7.037 1.442 23.926 * The following figures are based on maximum estimated use. ** N.A. - Not applicable Chapter Seven -`Vater System - Page 119 Dublin Southwest Area Plan Proposed Fire Flows The Insurance Services Office (ISO), which sets insurance rates for the fire industry by district, has established a Class 3 rating for the Columbus area.. This means that the system must be able to supply a fire flow of 3,500 gallons per minute, or 5 million gallons per day, for three and one-half hours with adequate hydrant spacing. Standard engineering practice is to design for the greater of either the maximum day plus the fire demand or the maximum hourly demand. The Columbus system therefore uses the maximum hourly demand for the system as a whole and the maximum day plus fire flow for the individual water service districts. ISO guidelines deal primarily with commercial and industrial areas. Residential area fire flows are governed by the Washington Township Fire Department requirements. A recent update was issued December 15, 1992. Those requirements for residential fire flow include the following: * Single-family residential - 1000 gpm plus maximum day * Two- and three-family residential - 1500 gpm plus maximum day * Multi -family residential - 2000 gpm plus maximum day The total maximum water demand for the proposed land use of all subareas combined is 11.6 mgd. (Refer to Table 14: Projected Water Demand.) In all cases except Subarea 4, the maximum day plus required fire flow is larger than the peak flow. Therefore, the maximum day plus fire flow is used in the design of the subarea waterlines. Columbus Criteria for Water Demand Columbus criteria for future water supply to all areas within the distribution system is summarized in the Pitometer Associates report. The westerly limits of the Post District water study area extend west to the Avery Road. The consultant had no specific data beyond that point to project water demand, and the study ended with year 2003. The "Water Beyond 2000" report, which addresses long range procurement of raw water for the Columbus system, was not completed at the time of the Pitometer Associates report. The Hilliard area to the south is, and will remain, on a different (lower) pressure system than the Dublin system. Therefore, all future water supply to the study area will need to be supplied from the east through the 20 -inch transmission line along Rings Road. Interconnections of the systems will allow flow to the south, but not flow from the south, during emergencies through pressure reducing valves. Extensive pumping and distribution line construction to reach the northwest Columbus area, including the Post District, will be required to serve the study area. Planning for the projected increases in population in the study area has not yet been performed by the City of Columbus. According to the Pitometer Associates study, the projected population used for the entire Post District, is 29,170 persons for year 2003. The water demand for the Post District projected within that study is 13.5 mgd (peak hour). This differs significantly from the projected demand estimated in Table 14 of approximately 24 mgd. Chapter Seven - Water System - Page 120 Dublin. Southwest Area Plan Proposed Elevated Storage and Pumping The Pitometer Associates report recommends the addition of a two million gallon elevated storage tank along the west side of Avery Road near Rings Road. The study recommends that the tank be constructed between 1994 and 1998. In addition to the tank under construction, a second two million gallon tank is recommended at the southeast corner of Rings Road and Blazer Parkway which should be built between 1999 and 2003, according to the study. Storage capacity for the elevated tanks within the northwest Columbus area, including the Post District, is established by the Pitometer Associates study. Fire reserve requires a one-half tank capacity. Average sustainable flow rate requires one and one-half times the tank capacity. Storage for the Southwest Area will require a total of about eight million gallons. The average sustainable flow rate (11.6 mgd) is divided by one and one- half times of the tank capacity, or 7.7 million gallons. This will require the construction of a second two million gallon tank at each of the Avery Road/Rings Road and Shier - Rings Road/Cosgray Road sites. A pump station upgrade will probably be required depending upon computer modeling. This should be performed by Columbus to correlate this study area with the entire distribution system. The proposed locations for storage tanks are included within general siting boundaries. The locations are approximate and should be considerate of surrounding development and environmental resources. The locations include the Avery g Road/Rin s Road area and the Shier -Rings Road/Cosgray Road area. The new water tanks are proposed to be located near wooded sites to shield them from view to the extent possible. (Refer to Figure 20: Water Plan.) Proposed Waterlines The most critical waterline extension required is the 20 -inch transmission line. It is being designed at the present time and will be located along Rings Road from the proposed elevated tank at Blazer Parkway and Rings Road. The extension of the 20 -inch water-l-ine-fr-om—W-ilc-ox Road -to -the proposed tank site at Avery Road is also required. A 16 -inch and a 20 -inch waterline should be extended to connect the proposed waterline at Avery and Rings Roads to the existing waterline at Rings and Shier -Rings Roads. The location of the waterline will be determined when development occurs, and the design should incorporate existing conditions, including the existing development in place. When a second tank is constructed near Shier -Rings and Cosgray Roads, an additional 20 -inch waterline connecting the two tanks will be required. Table 15: Projected Water Pressures, shows the projected water pressure average for each subarea. The pressures shown in column 6 are those assumed under the worst conditions. The worse case assumptions within this table are: that the tank water level is elevation 1072, which is 10 feet below the maximum level; fire flows at 3500 gpm; no looping; no flow from the north; pump not operating at the Rings Road pump station; and no second tank constructed at the Cosgray Road site. Chapter Seven - Water System - Page 121 a Dublin Southwest Area Plan TABLE 15: PROJECTED WATER PRESSURES Sub- area No. 1 Elevation (msl)* 905 Subarea Use Description Industrial Total Flow (gpm)** 3678 Static HGL*** 1072 Flow (psi)+ 45 2 900 Freeway office 4201 1072 50 3 905 Commercial 3692 1072 55 4 900 Residential (5.0 du/ac) 2101 1072 65 5 915 Residential (5.0 du/ac) 1440 1072 65 6 915 Residential (4.3 du/ac) 1312 1072 65 7 930 Mixed uses 4700 1072 55 8 935 Residential (2.75 du/ac) 1116 1072 65 9 940 Residential (2.75 du/ac) 1640 1072 65 10 940 Residential (2.75 du/ac) 1310 1072 60 11 940 Mixed uses 3618 1072 50 12 940 Industrial 3729 1072 55 13 945 Park 2012 1072 55 14 945 Residential (2.75 du/ac) 1119 1072 60 15 945 Industrial 3688 1072 55 16 945 Amlin - Commercial 3558 1072 60 — 17 950 Residential (1.0-du/ac) 1257 1072 - 50 18 945 Residential (1.0 du/ac) 1444 1072 50 * msl - mean sea level; ** gpm - gallons per minute; *** HGL - hydraulic gradeline; + psi - pounds per square inch Water System: Capital Improvement Priorities The total projected cost estimates for the proposed improvements to the water distribution system equal $18,050,000. The elevated water storage tanks are estimated to cost $2,750,000 each, and five tanks are. proposed to service the study area ($13,750,000). The proposed 20 -inch waterlines total $2,800,000, and the pump station is estimated at $1,500,000. (Refer to Table 16: Water System: Capital Improvement Priorities.) Chapter Seven - Water System - Page 122 Dublin Southwest Area Plan The tank at Avery Road (priority #1 - tank lsw) and the 20 -inch waterline (priority #2) are recommended to be completed between 1994 and 1998. The 20 -inch waterline currently under design along Rings Road, between Dublin Road and Wilcox Road, is expected to be in place by fall of 1994. The second tank at the Rings Road/Blazer Parkway location (tank RR2) will be necessary by 2001. All other improvements will become necessary as the area develops. TABLE 16: WATER SYSTEM: CAPITAL IMPROVEMENT PRIORITIES Priority Project Description 1993 Anticipated Cost Development Estimate Year* 1 Tank lsw - Two million gallon elevated water tank $2,750,000 1994/1994-98 to be located near Avery Road south of Rings Road, approximately 147 feet from grade to overflow (1082 msl) (Within Dublin/Columbus or expansion areas) 2 20 -inch waterline - 8,800 lineal feet from $1,375,000 1994/N.A.* intersection of Rings and Wilcox Roads west to Avery Road and south to tank lsw and 3,300 lineal feet of 16 -inch waterline along Avery Road from Rings Road to Shier -Rings Road (Within Dublin) 3 Tank 2sw - Two million gallon elevated water tank $2,750,000 N.A.* at Cosgray Road near Woerner-Temple Road, approximately 137 feet from grade to overflow (1082 msl) (Within Dublin expansion area) 4 20 -inch waterline - From tank lsw to tank 2sw $1,425,000 N.A.* along Woerner-Temple Road Extended 11,400 lineal feet (Within Dublin/Dublin expansion area) 5 Tank RR2 - Two million gallon elevated water $2,750,000 2001/2001 tank located at Rings Road and Blazer Parkway (second tank) (Within Dublin) 6 Tank lswa - Two million gallon elevated water $2,750,000 N.A.* tank located at Rings Road near Avery Road (second tank) (Within Dublin/Columbus or expansion areas) 7 Pump Station - Upgrade or new pump station $1,500,000 N.A.* located at Rings Road and Blazer Parkway (dependent on City of Columbus study) (Within Dublin) 8 Tank 2swa - Two million gallon elevated water $2,750,000 N.A.* tank at Cosgray Road site (second tank) (Within Dublin/Dublin expansion area) Total Cost Estimate $18,050,000 - tvot appucame; Year aepenaent on rate or area aevetopment. i ne ury or t-otumous nas not stuuteu me area west of Avery Road. Chapter Seven - Water System - Page 123 Dublin Southwest Area Plan Water System Recommendations Considering the relatively large service area under study, increased fire flow requirements and the continuous upward ground profile as development proceeds to the west and northwest, the majority of main trunk or primary lines should be 16 -inches in diameter. The present Dublin policy is for the City to pay the increase in size costs of waterlines over 12 -inches in diameter. The recommendation is that this policy be changed so that the increase in size costs applies to lines over 16 -inches in diameter. Current fire flows are severely reduced to the southern portions of the study area with only the two connections from the north. The elevated tank and booster station designed and under construction at the southeast corner of Rings Road and Blazer Parkway will increase the flows, both fire and domestic, considerably. The trailer pump installed for interim flows must be replaced by another elevated tank (tank lsw) before too much development takes place within the study area. Tank lsw and the corresponding 20 -inch transmission line from Wilcox Road to the tank will be required whether or not any more development takes place. Acquisition of the necessary land and design for Tank lsw, in connection with the 20 -inch water line,. should begin immediately. This design should include a 16 -inch and 20 -inch waterline from Rings and Avery Roads, along Avery Road to the existing 16 -inch line at Avery and Shier -Rings Roads. The earliest date this tank could be operational is 1995, assuming it is started immediately. The study area will be adequately served by the elevated water storage and distribution system outlined within this chapter, with more than adequate static and domestic residual pressures. In addition, fire flows will exceed the Washington Township Fire Department requirements for single-family residential and multi -family areas, and ISO requirements for Class 3 for commercial and industrial areas. Based on proposed acreage and density figures from Table 14: Projected Water Demand, it appears that future Columbus development will account for about 32.4 percent (approximately 2.3 mgd) of the total average water demand (7 mgd) within the Southwest Area. Future Columbus development based on acreage alone is 38.1 percent average water demand. Peak hourly rates anticipated by this study for the Southwest Area exceed the figures used by Columbus for the total Post District by nearly 10.5 mgd (about 24 mgd minus 13.5 mgd equals about 10.5 mgd). Based on the proposed land uses within this Plan, the number of residential dwelling units that can be served by each two million gallon elevated tank is 3,049. This is based on the following information: * Tank volume: 2,000,000 gallons * Fire flow reserve factor: 1.5 * Maximum daily factor: 1.65 * Gallons per day per residential unit: 265 Chapter Seven - Water System - Page 124 Dublin Southwest Area Plan The 3,049 units is derived by dividing two million gallons (tank size) by 1.5 million gallons (fire factor), by 1.65 (maximum daily factor), by 265 (GPD per unit); or 2,000,000 (1.5)(1.65)(265) This Plan should be submitted to the City of Columbus, Water Division, for incorporation into the overall planning data for the Columbus water distribution system. Columbus must begin planning immediately for the infrastructure improvements to supply the much larger volumes of water to the Post District that will be needed within this study area. Until the necessary water improvements are in place, development within the study area will be limited to the areas where urban water service is available. 1 1 V � k �1� 7r .nj; r .'7 Fire Hydrant Within Heather Glen Subdivision West side of Heather Glen Boulevard Chapter Seven - Water System - Page 125 J':K^�• i C''�.'a < f 1 ice....^J� +'` _':l' •STM i1�1. :. ). Dublin Southwest Area Plan Natural and Built Characteristics Preserving the quality of the scenic Hayden Run corridor, saving the existing wooded areas and tree rows, and maintaining, to the extent possible, elements of rural character in the study area are central to the environment and appearance, and ultimately to the success of the Southwest Area. Successful and identifiable Dublin/Washington Township elements, such as dry laid stonewalls, entry plantings, street trees, daylily plantings, open space and historic and archaeological resources should be reflected in the study area to enhance the area's character. L �j ' 4 � i .. Tree Row - North of Rings Road, west of Avery Road The visual appearance of the study area is different from the other sections of Dublin. Due to its proximity to the edge of the Darby Plains, it is extremely flat and open. Its historic structures are constructed of brick or wood rather than stone. The land use within the study area is largely agricultural. With very little grade change across the study area, there are long views across the entire southwest. The freeway interchanges provide excellent "windows" into the area to capture the long views. Chapter Eight - Environment and Appmm me -Page 127 Dublin Southwest Area Plan Environment and appearance not only relate to what exists on the land, but what happens in the built environment. The built components which affect the environment include the obvious streetscape and parks, but they also include the less obvious transportation system, land uses, infrastructure, and community facilities. Environment The Southwest Area is located within the glaciated till plain of Central Ohio and along the fringe of the Darby Plains. The Darby Plains are located immediately west of the study area. It is an area characterized with nearly level terrain, wet soils, open grasslands and prairie. In the early 1800's, the Darby Plains grasslands contrasted sharply with the forests that covered most of Ohio. The openness is still evident within the Southwest Area. The topography of the study area is generally flat, sloping slightly to the east towards the Scioto River. Hayden Run is the major waterway in the area located at the very southern perimeter of the study area. Other waterways within the study area include the South Fork of Indian Run, Cosgray Ditch, and Cramer Ditch. These drainageways run generally east-southeast through the area to the river. There is some rolling terrain adjacent to the Hayden Run. Trees occur along Hayden Run, and in fence rows and several significant masses scattered throughout the area. Due to the level plain of the area, each tree mass becomes a major focal point within the landscape. Woods provide habitat for wildlife and fence rows provide corridors for wildlife movement. Development Potential and Suitability Aspects of the environment may place constraints on the development potential of the land. Natural features which impact development potential include soils, geology, slopes, hydrology, and vegetation. These features pose restrictions on development for two reasons: 1) Costs - Developing those areas which exhibit less desirable characteristics to support development involves increased costs. The costs are higher not only during initial construction, but also in the long-term maintenance costs incurred when attempting to counteract natural processes. 2) Environmental Quality - Development in certain critical areas can cause problems that impact human safety, water quality, and wildlife habitats due to increased velocity of runoff and erosion, siltation, and flooding. Two natural features which pose limitations on development within the study area are flood prone areas and soils. Hayden Run has a significant floodplain, especially between Houchard Road and Cosgray Road. The floodplain of a. waterway accommodates the movement of the excessive flow of water when it exceeds the capacity of the stream channel. Development in the floodplain can result in periodic displacement of residents and result in huge economic costs. Channelization, dams, and levees are artificial means used to reduce the potential danger of flooding, but they may result in harm to the ecology of the surrounding area, and are costly to construct and maintain. Chapter Eight - Environment and Appearance -Page 128 Dublin Southwest Area Plan Poorly drained soils can add to construction and maintenance costs. The major limiting factors of any soil type on development are due to the characteristics of slope, drainage, structural stability and/or depth to bedrock. Each soil type has a bearing capacity which relates to foundation and road construction costs. A building or road can be located on almost any site, but it can involve increased cost depending upon the soil characteristics. The major limitations of the soils in the study area relate to their wetness and slow -to - moderate permeability. Appearance The visible landscape of the study area can be divided into two subareas: the area between the I-270 freeway and the Avery Road corridor, and the area to the west of Avery Road. Avery Road and area to the east has experienced more growth and is now less agricultural than the area to the west. The amount of open space, and the length of views and the scale are limited. The area to the west consists of farmsteads, large open expanses, and long views which extend to the horizon, sometimes in all directions. Many elements define and shape the visual quality of the area: * Views - Views shape our perception of the landscape. Views can contain attractive or unattractive features. Views can be short and detailed, or long and less distinct. Views in the Southwest Area are generally long and extend as far as the horizon. Views east of Avery Road are shorter and more defined. Information is detailed and closer to the viewer because of development in the area. * Gateways - Gateways are points of entry. The gateways should be developed to create a positive image for the Southwest Area. As traffic increases due to development, the gateway characteristics will gain in impact and importance. Gateway enhancement should reflect the individual character of each gateway while tying together elements which shape the character and visual quality of the area. (See Image Builders on page 104.) Existing gateways, U.S. 33/S.R. 161 at Post Road, Hayden Run Road at Avery Road, Avery Road and U.S. 33/S.R. 161 have not been developed to create a sense of entry. The Tuttle Crossing Boulevard/I-270 interchange has been developed to create a sense of entry for the development adjacent to I-270. * Landmarks - Landmarks are elements of recognition within the study area. Such elements in the study include the Village of Amlin and an abandoned service station at the northwest corner of Rings Road and Cosgray Road. * Corridors - Corridors include both natural and cultural lineal elements. Natural corridors include waterways and fence rows. Cultural corridors include roads, transmission lines, and railroads. Corridors are used for transportation, by humans and/or wildlife. They also impact the appearance of the landscape. The natural corridors in the Southwest Area include Hayden Run, the South Fork of Indian Run, Cramer Ditch, Cosgray Ditch and the numerous fence rows which separate and delineate farm fields. Cultural corridors include Avery Road, U.S. Chapter Eight - Environment and Appeamwe-Page 129 Dublin Southwest Area Plan 33/S.R. 161, Cosgray Road, Rings Road, the ConRail tracks, and the Columbus Southern Power transmission line. * Image Builders - Image builders are features which as a group or composite of images help to shape the character and visual quality of the area. They include historic brick houses, Hayden Run corridor, long views to farmsteads, fence rows, existing woodlots, cultivated crops and wildflowers along road corridors. * Open Space - Open space can be defined as areas that are undeveloped. Open space can be visually accessible or physically accessible. Visually accessible open space includes those areas that are viewed by the public but not directly used by the public for recreation. An example of visual open space is a cultivated farm field or cemetery. Physical open space includes parks, school sites, and other public grounds: places that are accessible and used for active or passive recreation. The scale of open space ranges from small-scale with short views, detailed materials, and well-defined limits to large-scale spaces with long views, larger textures and patterns with less distinct limits. Historic Resources A number of historic resources have been identified by the Ohio Historic Preservation Office (OHPO) of the Ohio Historical Society within the study area. The Ohio Historic Inventory (OHI) is an ongoing, statewide survey of buildings, sites, structure and objects of historical and architectural significance. The survey is used to record basic information on'historic resources in the State of Ohio. It is not intended to provide complete information on a property; it is brief and condensed. The National Register of Historic Places (NRHP) is the official list of historic properties recognized by the federal government as worthy of preservation for their local, state, or national significance. The quality .of significance in American history, architecture, archaeology, engineering, or culture is present in districts, sites, buildings, structures, and objects. These properties must also possess integrity of location, design, setting, materials, workmanship, feeling, and association. Additionally, they must meet one of the four following criteria: 1) They are associated with events that have made a significant contribution to the broad patterns of our history; or 2) They are associated with the lives of persons significant in our past; or 3) They embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or 4) They yielded, or may be likely to yield, information important in prehistory or history. Listing on the NRHP provides a measure of protection from demolition or other negative impacts by federally funded or licensed projects. It also qualifies property owners to apply for federal grants for historic preservation, when funds are available. National Register listing does (Impter Fight - Environment and Appwmme--Page 130 Dublin Southwest Area Plan I not prevent the owner of the listed property from remodeling, repairing, altering, selling, or even demolishing the designated property as long as federal funding is not used for that purpose. Having a registered property does not obligate an owner to make any repairs or improvements to the property, nor does it guarantee funding for same. In Ohio, anyone may nominate a property to the National Register. A completed application must be approved by a review board which is appointed by the governor. The review board makes a recommendation which is then forwarded to the U.S. Department of the Interior National Park Service, which oversees the program and makes a final decision. There are eleven structures within the study area which are recorded on the Historic Inventory. All were constructed between the middle nineteenth and early twentieth centuries. Six of the structures are listed on the National Register, and most have been listed with the Dublin Historical Society. (Refer to Figure 5: Area Analysis.) The structures are listed as follows with a brief description: 1) 7455 Cosgray Road - This site is located at the southwest corner of Post and Cosgray Roads, within unincorporated Washington Township. The house was built as part of a larger farm that was later subdivided into lots. It dates back to 1900. The house has wood frame with weatherboard siding and shingle gable roof. It has an interesting L-shaped front porch with elaborately carved woodwork. The house is recorded on the OHI and listed in the NHRP. 2) 6273 Cosgray Road - This one-story house is located on the west side of Cosgray Road, approximately 2,000 feet north of Shier -Rings Road. It is brick with a gable roof made of sheet metal. The building was originally used as a school house and dates back to 1860-1870. It is presently used as a residence. It is recorded on the OHI and located within unincorporated Washington Township. 3) 7026 Shier -Rings Road - This farm complex is located on the north side of Shier -Rings Road, about 750 feet east of Cosgray Road. The property includes a two-story farmhouse, outhouse, chicken house, and three barns. The farm is still in operation. The house was originally built with one and one-half stories and a later addition was made. It is a wood frame house with lap siding and slate gable roof. It has been in the same family (Carl H. Shier) for almost 100 years and dates back to 1900. The house, chicken house and barns are recorded on the OHI. The property is located within unincorporated Washington Township. 4) 5530 Houchard Road - This two-story brick house is located on the east side of Houchard Road, approximately 1,350 feet north of Rings Road. The house is currently vacant and dates back to 1860. The bricks used are said to have been made on site. The tri -color hip roof is made of patterned slate. This house is recorded in the OHI and located within unincorporated Washington Township. 5) 7590 Rings Road - This house is located at the northeast corner of Rings and Houchard Roads. It was originally built by Jacob Wilcox, a pioneer and farmer in the area, for one of his sons. The brick house has a Victorian Italianate style Oiager Eight - Environment and Appearance -Page 131 Dublin Southwest Area Plan � r ' 4 `Pr�ar`' �. . ✓„c +`c.4� �Y ."� '.� y 'x�-i i.t- � � i, I `a',`"�u 9 { i 7026 Shier -Rings Road - North side of Shier -Rings Road, east of Cosgray Road; house, chicken house, and barns are recorded on the Ohio Historic Inventory and dates back to 1875. It has two -stories and a slate hip roof. There is a well - kept barn with outbuildings on the property. The house is recorded on the OHI and located within unincorporated Washington Township. 6) 7495 Rings Road - This building is located on the south side of Rings Road, midway between Houchard and Cosgray Roads, within unincorporated Washington Township. This two-story, brick house was built in 1870 by Jacob Wilcox for one of his sons. It has been part of the Wuertz farm since 1913. The building has a Victorian Italianate-style with a slate hip roof and an impressive Eastlake -style front porch. It is recorded on the OHI. 7) 6940 Rings Road - This building is located on the north side of Rings Road, approximately 1,700 feet east of Cosgray Road, within Amlin (unincorporated Washington Township). It dates back to the late 1850's. It was originally used as a general store and later turned into the Washington Township voting hall. It also was used as a pool hall at one time. The building is currently used as a residence. The building has wood frame construction with shiplap siding and a shed -type metal roof. A high, plain wood parapet currently obscures the shed roof. An open bell tower was installed at the west end of the building in the late nineteenth century. The building is recorded on the OHI. Oiapter Fight - Environment and Appearance -Page 132 Dublin Southtivest Area Plan 7590 Rings Road - Northeast corner of Rings and Houchard Roads; house recorded on Ohio Historic Inventory 8) 6665 Shier -Rings Road - This site is located on the south side of Shier -Rings Road, approximately 3,300 feet west of Avery Road, within unincorporated Washington Township. The farm includes a residence, barn and milk house/wash house. The house dates back to 1860 and is a two-story brick structure with a hip slate roof. The bricks were made on site. All of the buildings on this site were constructed by Louis Rings. The milk house/wash house is one-story with wood frame and metal gable roof, currently used for storage. The north side of the structure has an extended gable which overhangs the entry. The wood frame barn dates back to the 1880s and has two and one-half stories with a metal gable roof. All of the buildings are recorded on the OHI, and the residence and barn are listed in the NRHP. 9) 6135 Rings Road - This church building is located at the southeast corner of Rings and Avery Roads and was built in 1860. It currently houses St. John's Lutheran parish. The one-story building is brick with asphalt shingle roof and has an addition on the east end. There is a circular window above the main entrance, and the side windows are stained glass. A cemetery is located on the west side of the church. The building is recorded on the OHI and listed in the NRHP. It is located within Dublin. Chapter Fight - Environment and Appeamee-Page 133 Dublin Southwest Area Plan ` r in MARI J'. r _ t n r :rl 7495 Rings Road - South side of Rings Road, east of Houchard Road; house is recorded on the Ohio Historic Inventory 10) 5927 Rings Road - This building is located on the south side of Rings Road, approximately 500 feet to the west of Wilcox Road. The brick house has two stories with a sheet metal gable roof. It dates back to 1850-1860. A one and one-half story brick and frame wing was added to the rear (south) of the house, and a porch was added to the front of the house. It is recorded on the OHI and listed in the NRNP. It is located within Dublin. 11) 5350 Hayden Run Road - This cottage is located on the north side of Hayden Run Road, east of Wilcox Road. It is located on the south bank of the Hayden Run. The structure dates back to 1870 and was originally built as a residence. The structure is a one and one-half story frame house with decorative clapboard siding and asphalt shingle gable roof. The front gable is very fancy and includes decorative bargeboards. The house is recorded on the OHI and listed on the NRHP. It is located in Hilliard. Oiapter Eight - Environment and Appearance -Page 134 Dublin. Southwest Area Plan K yJwl�+j1A� yd.rq �. « a W t ' •' I ' ,rry4y' r +w�,., :il» ~ • � h Y '7,y1 �~ »t"4-• :o a��y..,,�fi�,yr,`.-,, � •t , a. 6135 Rings Road - Southeast corner of Rings and Avery Roads; St. John's Lutheran Church is recorded on the Ohio Historic Inventory and listed in the National Register of Historic Places Archaeological Resources The Ohio Historic Preservation Office, Office of Archaeology maintains records of sites known to contain any _human _physical remains._ The Ohio Archaeological Inventory__(OAI), similar to the Ohio Historic Inventory, is an inventory of known sites without reference to their significance. The same criteria are used to determine significance of an archaeological site. These are outlined in the National Register criteria on page 101. Archaeologically sensitive areas have been identified within the study area along the west side of I-270, between Tuttle Crossing Boulevard and Hayden Run Road. These sites have not been researched in much detail, but resources were uncovered while the interchange was under construction and utilities were being installed. The specific- -prehistoric cultural material I collected include I remains of unknown temporal and cultural affiliation, characteristic of the time when • stones were used as tools. The artifacts discovered include flakes and fragments. A number of areas have been disturbed by agricultural plowing. Projects which may impact archaeologically sensitive sites are reviewed by the State of Ohio Office of Archaeology. The areas identified as archaeologically significant are located within Columbus and Hilliard. (Refer to Figure 5: Area Analysis.) Chapter Eight - Envbvnment and Appearance -Page 135 Dublin. Southwest Area Plan Environment Recommendations The following are some of the ways in which the environment can be improved: * Minimize site disturbances and cut and fill. Save existing trees and other significant vegetation masses. * Maintain and enhance visually attractive and high quality elements of the area landscape. Rehabilitate, modify, or enhance unattractive areas. * Preserve stream boundaries and alignments in a natural, undisturbed state whenever possible. Maintain vegetation adjacent to waterways. * Integrate development with the natural topography of the site. * Orient structures to accent and preserve existing landforms, natural features, and vegetation so that total land disturbance is minimized and natural features are enhanced. Appearance Recommendations The ways in which the appearance of the area may be enhanced are described below. Many of these recommendations may be implemented through the development process with creative design and zoning regulations. * Views - Long views should be maintained, to the extent possible, to farmsteads which help to provide elements of the rural character of the Southwest Area. Retaining views of, or creating views of open space at "T" intersections provide a sense of openness. The scenic views of natural features such as Hayden Run and woodlots should be maintained. Unattractive views of industrial uses and open storage should be screened. A diversity of long and short views should be maintained as well as views of historic and unique structures within the area. * Gateways - The gateways need to be enhanced to create a positive image for the Southwest Area. Care should be taken to identify the unique characteristics of each gateway and to incorporate them into the design. The gateway should, at the same time, incorporate the image -builders which help to provide visual unity for the Southwest Area and the entire City. * Corridors - Transportation corridors that could benefit from special enhancement include U.S. 33/S.R. 161, Avery Road, Shier -Rings Road, and Tuttle Crossing Boulevard. Enhancement will require attention to views, setbacks, architectural development and landscape treatments. Efforts should be made to extend to landscaping treatment along U.S. 33/S.R. 161 between Frantz Road and I-270 out to the existing Post Road interchange. The natural corridors within the area should be preserved. They not only enhance the appearance of the Southwest Area, but they also provide wildlife habitats and corridors for wildlife movement. * Open Space - "T" intersections should be utilized to create a sense of open space for the entire community. Variety of scale of open spaces should be preserved by maintaining short and long views, if possible. Long views, in particular are difficult to maintain with new development and with landscaping requirements between different uses. Designs for new development should encourage long views. Chapter Fight - Envunnment and Appearance -Page 136 Dublin Southwest Area Plan * Historic Structures - Historic structures should be maintained and sensitively incorporated into plans for new development in the Southwest Area. Efforts should be made to ensure adequate setbacks to the historic structures. Views to the structures should be maintained. Chapter ,Sight - Environment and Appemwrce-Page 137 Dublin Southwest Area Plan Chapter bine Dublin Southwest Area Plan A necessary continuing step in the planning process is the implementation of the different elements of the Plan. Implementation means using the Plan to help guide development, by both the private and public sectors with the assistance of land use regulations. Some of the ways through which the Plan is expected to be implemented include adopting amendments to the existing zoning regulations and subdivision regulations; designing and adopting special corridor overlay districts; programming capital improvements; incorporating this new information/data into the updated Community Plan; establishing zoning on annexed territory; and providing landscaping as a buffer on Wilcox Road adjacent to .Heather Glen. These procedures are discussed below. Zoning Regulations Zoning regulations provide part of the regulatory framework for managing development. Land is classified into various zoning districts on the basis. of land use, and within the districts, various other components of development are regulated. Building height, bulk and location, required areas, parking, buffers, and landscaping are included. Zoning is used to promote the health, safety, morals and general welfare of the public through use of these standards. Such regulations may also be used to protect public facilities, historical resources, and natural features. It is recognized that various blocks of property in the Plan are appropriate for industrial use. It must be noted, however, that Dublin's current Planning and Zoning Code regulating industrial development is inadequate to produce desirable results. It is recommended that more effective regulations be enacted prior to undertaking any large industrial zoning changes. Special Corridor Overlay Districts Overlay zoning may be applied, in addition to the district regulations mentioned above, for a variety of objectives. As mentioned variously throughout this Plan, it is important to ensure that existing and anticipated development and traffic improvements be undertaken in a manner consistent with the safety and welfare of the residents of Dublin. An overlay district incorporating these considerations would be most meaningful for specific arterial corridors, where land use development standards and traffic considerations merge and affect the long term potential of the area. Additionally, an overlay district can be designed to maintain and enhance a positive image in the area. Specific overlay districts with specially designed development standards which can be applied to all affected corridor properties need to be developed as an outgrowth of the Plan. These corridors include Avery Road, Tuttle Crossing Boulevard, and Shier -Rings Road as discussed below: Avery Road Corridor - Avery Road is listed as a principal arterial in the Thoroughfare Plan and will carry increasing traffic volumes over time. The Chapter Nine - Implementation - Page 139 Dublin Southwest Area Plan existing uses on the road range from single-family to industrial to agriculture. Most of the structures and buildings which have frontage on Avery Road were built quite close to the road. The character of the could be substantially enhanced with controlled architecture, signage, and landscape treatment. Retail uses should be limited along this corridor to reduce traffic hazards, protect roadway capacities, and ensure compatibility of adjacent land uses. Due to the importance of Avery Road in the movement of traffic through the area, access should be controlled. Consolidation of driveway access points, and appropriate spacing and placement will be critical elements in the efficient movement of traffic. When Avery Road is widened to accommodate additional traffic, a streetscape plan incorporating open space into the roadway should be implemented. Street trees and uniform street lights should be provided. Incentives for consolidation of parcels and redevelopment of land are recommended. * Tuttle Crossing Boulevard Corridor - Tuttle Crossing Boulevard is a principal arterial in the Thoroughfare Plan. There is a single-family neighborhood along this roadway, near Wilcox Road, that was established on large, rural lots. Many area residents have expressed interest in redevelopment of their properties for non-residential use. The possible re -use of existing structures, the redevelopment of individual or consolidated lots, and control of signage and access need to be explored within a Tuttle Crossing overlay district. Incentives for appropriate redevelopment of the properties and combination of lots should be considered. A streetscape plan for the area should be developed to integrate open space along the roadway and enhance the characteristics of the area. Street trees and street lights should be provided. Preparation of these overlay development standards was begun prior to this Southwest Area Plan and should resume upon its adoption. * Shier -Rings Road Corridor - This corridor is considered to be important due to its location between extensive areas for industrial development to the north of Shier -Rings Road and large residential areas to the south. An appropriate transitional zone, which might be developed with a range of uses, should provide the buffer between the generally incompatible blocks of land use to the north and south. Proper protection of neighborhoods will be essential to development of a high-quality residential environment. Most of this area is undeveloped, and there is a small, single-family subdivision on the south side of Shier -Rings Road, east of Cosgray Road (Oak -Shier Estates). Shier -Rings Road is an existing collector road. The north side of Shier -Rings Road may develop with light industrial uses, similar to the uses farther north, but stepping down in intensity to provide a good transition. The area south of Shier - Rings Road could develop with a mixture of residential uses and densities, as an Chapter Nine - Implementation - Page 140 Dublin Southwest Area Plan expansion of the established neighborhood, office, and perhaps even limited industrial uses. The scale and architectural compatibility of the uses should be controlled within an overlay district for this area. Adequate buffers should be maintained between non -compatible land uses. The provision of street trees and street lights is recommended. Planned zoning districts may also benefit these areas and be used to accomplish the same goals. Planned districts are established to integrate mixed -density development with varied and modified lot sizes, setback lines, yard areas and architectural and signage types. They provide for imaginative and creative site layout and architectural design, and maintain proper relationships between buildings and land. Armin Town Center - The Village of Amlin is characterized as a principally residential community with residential and business uses. The area has provided the focal point for Washington Township for several generations. The residents within Amlin and the Trustees of Washington Township have emphasized the desire to protect the village and expand upon its development concept. The rural town center of the area should be emphasized with an overlay zoning district. The Amlin Branch of the U.S. Post Office is the most significant feature of Amlin. The Post Office is scheduled for expansion within 1993. It is listed, along with the former Washington Township voting hall (now a residence), in the Ohio Historic Inventory. The single-family lots along Rings Road have very limited frontage (±55 feet), and detached garages are located to the rear along adjacent alleys. The area also includes a non -conforming mobile home park (Hayden Heights) and an abandoned gasoline service station of historic character. The village should be expanded to accommodate a mixture of different land uses including residential, office and commercial to promote the local heritage of the area. Amlin could be expanded as a mixed-use neighborhood within a one square mile radius, providing a comfortable walking distance to the town center. A farm market or some other small, neighborhood commercial component could, along with the Post Office, provide the focus for the town center. Although uses could be similar to those found in Old Dublin, Amlin's character is unique and should be treated as such. The Thoroughfare Plan accommodates the expansion of Amlin with proposed roads which bypass the area and the maintenance of local roads through the area. A bypass for the proposed westward extension of Tuttle Crossing Boulevard is located to the south of Amlin. Where the railroad intersects Rings Road, there is an at -grade crossing. A second bypass is proposed for Cosgray Road west of the mobile home park. Existing Cosgray and Rings Roads will remain as local streets. Neo -traditional planning principles should be applied to this area based on historical Amlin development patterns. This includes maintaining similar lot size, Chapter Nine - Implementation - Page 141 Dublin Southwest Area Plan frontage, setbacks, architectural design and building materials. A bikeway is proposed on -street through Amlin to provide non -vehicular access to the area. The provision of street trees is recommended. The redevelopment of individual or consolidated lots and controlled signage should be explored within development standards for Amlin. Subdivision Regulations The purpose of subdivision regulation is to guide and regulate the planning, subdivision, and development of land in accordance with the Community Plan and zoning ordinances. Subdivision regulations ensure adequate vehicular and pedestrian circulation, fire and police services, and public space for schools and parks. The Planning and Zoning Commission is charged with the administration of subdivision regulations. Neo -Traditional Planning Principles The character of the Southwest Area is different from the rest of Dublin. The area is generally flat, without a river identity, and is bounded to the north and east by freeways. The Southwest Area does have a rich agricultural heritage, however, and a well established grid system of roadways provides a framework for the area. Although it would be easy to repeat the same suburban growth pattern being developed within the rest of Dublin, a more traditional approach may be appropriate with the framework in place in the Southwest Area. A resurgence of traditional planning principles has emerged over the past ten years and is now known as the neo -traditional movement. The basic elements of neo -traditional planning provide communities with tree -lined streets, clearly defined grid street patterns, pedestrian -oriented village centers, and housing alternatives that provide options beyond the standard tract development. Neo -traditional planning principles also provide elements that give character to a community. Civic landmarks and town centers are located within a ten-minute walk to neighborhoods and accessible via pedestrian paths. Facilities such as parks, libraries, and other public buildings help shape the town center and provide a focal point for the community. There are historic examples of towns or developments constructed in the early 1900s that are based on traditional planning principles. Examples include Mariemont, Ohio, Windsor Farms in Richmond, Virginia, and Kingsport, Tennessee. Comparisons can be made between these traditional developments and the neo -traditional developments of the 1980s and 1990s. Designs of streets, locations of town centers and public community areas, and the orientation of residential areas are consistent throughout the developments. (Refer to Exhibits 8, 9, and 10 within Chapter Ten, Appendix, for these examples.) Neo -traditional planning techniques may be applied to the area west of Avery Road to provide well-planned neighborhoods with the necessary local services. The Thoroughfare Plan outlines a road system which will provide logical and identifiable boundaries for the development of new single-family neighborhoods. A town center concept might also be implemented within the larger residential areas west of Avery Road to establish a solid sense of community for the emerging neighborhoods. Chapter Nine - Implementation - Page 142 Dublin Southwest Area Plan New regulations may be needed to provide for a mix of housing types with appropriately sited land for recreation and community facilities, and to provide a sense of identity. A grid street pattern may be used, similar to older, more established communities such as portions of Upper Arlington and Clintonville. Subareas 9 and 10 will become large neighborhoods, large enough to support internal community service areas with public facilities including schools, library, and parks. Neighborhood retail use would be possible in the central region of the grid system after the residential area becomes established. The area along Tuttle Crossing Boulevard is a corridor which would have more of an office/commercial character. Areas of neighborhood commercial uses in architecturally coordinated development will anchor the western end. Uses are expected to become more institutional and less retail in orientation at the eastern perimeter. Amlin would be maintained with a rural village character. The establishment of a seasonal farm market in the area could provide a community focal point and help to reinforce the rural character. Expansion of a pedestrian -oriented village development would include a mixture of uses in an appropriate scale. However, the smaller lots and mixed-use characteristics of most successful villages are not easily accommodated by existing regulations. Capital Improvement Programming A capital improvement program identifies citywide public improvement priorities, and establishes the schedule for addressing priorities on the basis of the City's ability to finance and complete improvements. This type of programming generally involves a complete review of the City's needs as well as budgetary procedures, accounting system, current indebtedness, sources of revenue, expenditures, and other factors which may have an effect on future fiscal considerations. A capital improvement program is re-evaluated annually, and projects are re - prioritized as the needs of the community and ability for financing evolve and change over time. The appropriate sources of funds are recommended to finance each project. This Plan identifies a number of infrastructure improvements including road widening, extensions, new road construction, waterline installations, and elevated water storage tank construction. The total estimated improvement costs, excluding right-of-way and property acquisition, utility relocation and extension, design engineering and construction inspection is between $81,105,000 and $82,350,000. This figure includes the entire study area which includes Columbus and Hilliard. Dublin Community Plan Update The 1988 Dublin Community Plan will be updated over the next few years. That update will include citywide priorities and examination. This area plan may be re-examined in light of economic development strategies that are included in the Community Plan. A component of the Community Plan update will be a complete economic development analysis for the municipality. It will provide information on the costs of servicing all types of uses as well as their revenue producing characteristics. It is generally acknowledged that the Southwest Area Plan sets forth a plan for development which requires enormous public investment for the requisite infrastructure. This Plan ranks the major improvement needs of the area against one another, but they are not ranked against those of the City as a whole. The goals and policies which are Chapter Nine - Implementation - Page 143 Dublin Southwest Area Plan formed through the Community Plan update will need to be applied to the Southwest Area. The Southwest Area Plan may need to be modified, perhaps radically, in light of that overall process. The City of Dublin, as a matter of policy, will not permit the extension of utilities until other necessary improvements are in place. Areas of new development will be limited to those where all urban public services can be provided. This includes adequate water, sewer, stormwater management, and roadway infrastructure. Additional policy statements regarding growth control and limitations will be provided within the context of the Community Plan update. Dublin Thoroughfare Plan Update The Thoroughfare Plan is an element of the 1988 Community Plan which establishes appropriate rights-of-way and general alignments for the future roads of the community. The 1988 Plan had several predecessors, and a Dublin Thoroughfare Plan of some sort has been in force nearly 20 years. The citywide plan should be updated immediately upon adoption of the Southwest Area Plan to include the roadways proposed in the Southwest Area. This is a relatively easy plan update to accomplish, and it should not be deferred until the Community Plan is updated. Development activity in the area demands an update of the citywide Thoroughfare Plan as soon as possible. Dublin Open Space Plan Update The 1988 Community Plan also includes the Open Space Plan element which recognizes and designates the critical visual quality, open space elements, and aesthetic characteristics of the community. The Southwest Area Plan identifies recommendations to improve the environment and enhance the appearance of the area. These recommendations should be incorporated into the citywide Open Space Plan to preserve the significant natural and built characteristics of the area. Establishing Dublin Zoning on Annexed Territory The Planning and Zoning Code permits annexed land to be regulated in accordance with the zoning that was in place just prior to annexation. This is true until the Planning and Zoning Commission initiates action to reclassify the land into a Dublin zoning classification. Vast tracts still carry Washington Township zoning even though they are now within Dublin. To administer the regulations, and establish a consistent character, a reclassification of land is recommended at the earliest possible time. As new or improved zoning districts are adopted by the municipality, these should be implemented by reclassification of land as well. Landscaping on Wilcox Road It is clear from the concern raised in the Heather Glen neighborhood that the residents' expectations have not been met regarding the circulation pattern of the Wilcox Road area. It is also clear from the traffic analysis that has been performed as part of this study that Wilcox Road should remain open at least for the time being. The requisite street improvements (Tuttle Crossing Boulevard extended west to Avery Road and construction of Coffman Road from Shier - Rings Road to Britton Parkway) will not be complete for at least several years, and perhaps longer. In the meanwhile, the City should take steps to mitigate the impact of Wilcox Road on the residents who abut it. The City should undertake an appropriate landscape or buffer treatment which will enhance the residential environment of the Wilcox Road neighbors affected within Heather Glen. Chapter Nine - Implementation - Page 144 Dublin Southwest Area Plan Dublin Southwest Area Plan I 13 1 11,0161 ce M M-3 W of: Anderson, Kurt, "Old Fangled New Towns", Time, May 20, 1991, p. 52-55. Boothe, F. Dan, Report on Water System for Southwest Area Plan, Columbus, Ohio, 1993. Carter, Virginia, U.S. Geological Survey; Lewis M. Cowardin, U.S. Fish and Wildlife Service; Francis C. Golet, Department of Forest and Wildlife Management; and Edward T. LaRoe, U.S. National Oceanic and Atmospheric Administration, Classification of Wetlands and Deepwater Habitats of the United States, Washington, DC, December 1979. City of Columbus, Columbus Comprehensive Plan (Draft), Columbus, Ohio, 1992. City of Dublin, Codified Ordinances of Dublin, Part Eleven - Planning and Zoning Code, Dublin, Ohio. City of Dublin, Community Plan, Dublin, Ohio, 1988. City of Hilliard, Master Plan, Year 2000, Hilliard, Ohio, 1987. Duany, Andres, Alex Krieger, and Elizabeth Plater-Zybek, Towns and Town -Making Principles, Cambridge, Massachusetts, Harvard University Graduate School of Design, 1991. Gurwitt, Rob, "Village on the Freeway", Governing, November, 1992, pp. 36-41. Institute of Transportation Engineers, Trip Generation Manual, Fifth Edition. King, Charles C., Prairies of the Darby Plains, selected reprints, Columbus, Ohio, no date. Kitchen, Judith, Old Building Owner's Manual, Ohio Historic Preservation Office, Ohio Historical Society 1983. Land Development, Zoning for Traditional Neighborhoods, Fall, 1992, p. 20-26. ms consultants, inc., Thoroughfare Plan Study for Southwest Area, Columbus, Ohio, 1993. Mahney, David and Keller Easterling, Seaside: Making a Town in America, 1991. Mid -Ohio Regional Planning Commission, Stormwater Design Manual, Columbus, Ohio, 1986. Chapter Ten - Appendix - Page 146 Dublin Southwest Area Plan Mid -Ohio Regional Planning Commission, Washington Township Land Use Plan, Columbus, Ohio, 1993. National Recreation and Park Association, Recreation, Park and Open Space Standards and Guidelines, 1983. Northern Kentucky Area Planning Commission, An Update: 1985-2005, Northern Kentucky' Future: A Comprehensive Plan for Development, Fort Mitchell, Kentucky, 1986. Ohio Environmental Protection Agency, Ohio EPA Fact Sheet: Wetlands, Division of Water Quality Planning and Assessment, Columbus, Ohio. Ohio Rails -to -Trails Conservancy, Rails to Trails: Greenways to Discover Columbus (A assessment of abandoned rail corridors in greater -Columbus), Columbus, Ohio, 1992. Pitometer Associates, Report Pitometer Engineering Study, Water Distribution System, Columbus, Ohio, Volume 1, Chicago, Illinois, 1991. Soil Conservation Service, U.S. Department of Agriculture, Soil Survey of Franklin County, Ohio, Columbus, Ohio, 1977. Soil Conservation Service/U.S. Department of Agriculture, Technical Release 55, Urban Hydrology for Small Watersheds, 1986 . United States Environmental Protection Agency, Office of Wetlands Protection, Office of Water, America's Wetlands: Our Vital Link Between Land and Water, Washington DC, February 1988. United States Soil Conservation Service, 1987. Washington Quarterly, Reviving the Small Town, Winter, 1992, p. 33. Chapter Ten - Appendix - Page 147 Dublin Southwest Area Plan Aquifer - An underground bed or stratum of earth, gravel, or porous stone that contains water. Active park - A highly developed park facility with an athletic, aquatic, or playground orientation. Annexation - The incorporation of a territory within the domain of a state or municipality. Archaeology - The scientific study of material remains of past human life and activities. Average daily traffic (ADT) - The estimated daily average number of vehicles using a section of street. Bikelane - A portion of a roadway which has been designated for the preferential or exclusive use of bicyclists. Bikepath - Separate, off-street path for the use of bicyclists, with a minimum width of eight feet. Bargeboard - An often ornamented board that conceals roof timbers projecting over gables. Batten or board - Vertical siding consisting of flat members with narrow projecting strips to cover the joints. Booster station - The physical plant consisting of electrical pumps, valves and controls to raise pressures and transport water volumes from one zone to another within a water system. Channel flow - Flow in a channel. For example, flow in a roadside ditch. Collector street - A street which collects traffic from local streets and delivers it to the arterial system. Community park - Generally, a 15 -acre or larger park which serves an entire community. This type of park provides athletic/aquatic complexes, ecosystem reserves, and sites for cultural functions. Cul-de-sac - A short, local residential street having only one end open for motor traffic, the other end terminated by a vehicular turnaround. Darby Plains - An area characterized with nearly level terrain, wet soils, open grasslands, and prairie. Density - The quantity per unit volume, unit area, or unit length. The average number of individuals or units per space unit (i.e. a population density of 500 persons per square mile or a housing density of 10 homes per acre). Drainage, surface - Rainfall or stormwater runoff, or surface flow of water, from an area. Effluent - Sanitary waste material carried by sanitary sewers. Elevated water storage tank - The "legged" or fluted column steel tank, often referred to as a water tower, which provides pressure, stabilization, fire reserve, and economies in pumping for a water system. Facade - The front or "face" of a building. Fire flow - The volume of water required to fight a fire as established by the Fire Department and varying in different areas according to the type of structure, usually expressed in gallons per minute. Chapter Ten - Appendix - Page 148 Dublin Southwest Area Plan Five-year frequency storm - A storm with a rainfall which has a 20 percent potential of occurring in any given year. Flood - The temporary inundation of any land not normally covered by water, due to heavy rainfall or runoff or due to a temporary rise in the level of rivers, streams, watercourses or lakes. Floodplain - The channel and relatively flat area adjoining the channel of a natural stream or river which has been or may be covered by floodwater. Floodway - The channel of a natural stream or river and portions of the floodplain adjoining the channel, which are reasonably required to carry and discharge the floodwater or flood flow of any natural stream or river. Freeway - A high-volume, high speed, limited access road serving long distance travel between population centers. Gable - The triangular part of an end wall under a pitched roof. Gable roof - A single -pitched roof having a gable at each end. Genessee silt loam (Gn) soil - A soil suitable for crops such as corn and soybean, and trees and other vegetation grown as habitat for wildlife. Ground water - Water filling all the unblocked pores of underlying material below the water table. Hipped roof - A roof having a slope on all four sides; a hip is the line of meeting of two of these slopes. Hydraulic grade line (HGL) - The pressures of a water system related to the elevated storage tank overflow elevations which are the limiting parameters of a water system. Hydric soils - Soils that are saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part. These soils usually support the growth of hydrophytes. Hydrophytic vegetation - Plants growing in water or a substrate that is at least periodically deficient in oxygen during a growing season as a result of excessive water content. Inflow/ infiltration - Sanitary sewers are intended to carry only sanitary effluent. Inflow/Infiltration represents a leakage of clean stormwater into the sanitary pipe system. Insurance Services Office (ISO) - An independent association established by insurance companies to rate municipalities' water and fire systems for fire insurance rates. Kokomo silty clay loam (Ko) soil - A hydric soil characterized by high moisture content and found in wetland areas. Level -of -service (LOS) - A transportation engineering term describing operational conditions within a traffic stream, and the related perception of motorists and/or passengers. Limited Suburban Residential District (R-111) - A Washington Township zoning classification for single-family dwelling units with lots not less than 30,000 square feet in area. Local residential street - A street providing direct access to abutting residential properties while limiting passage of through traffic. Mean sea level (msl) - A reference elevation used in determining relative differences in the height of features such as elevated water storage tanks, sewers, roads, etc. Mid -Ohio Regional Planning Commission (MORPC) - A regional council of local governments in Central Ohio assisting with planning and implementation of programs in affordable housing, energy conservation, infrastructure, transportation, land use and environmental protection. Million gallons per day (mgd) - A term as used in water and sewer calculations. Chapter Ten - Appendix - Page 149 Dublin Southwest Area Plan Minor arterial street - A street which primarily emphasizes the movement of through traffic although minor arterials provide somewhat greater land access than principal arterials. Mixed-use park - A park that contains some combination of both ' active and passive characteristics. National Register of Historic Places - The official list of historic properties recognized by the federal government as worthy of preservation for their local, state, or national significance in American history, architecture, archaeology, engineering, or culture. Neighborhood park - Generally, a park with five to 15 acres serving the surrounding neighborhood. This type of park provides active, passive, or mixed recreation opportunities for the entire family. Non -urban service area - Area where public sewer and water service cannot be extended and where residential densities should be limited to an extremely low, rural nature with a minimum of three to five acre lot sizes. Ohio Historic Inventory (OHI) - An ongoing, statewide survey of buildings, sites, structures, and objects of historical and architectural significance. Passive park - A park with natural or ornamental character which may include woods, waterways, ravines, meadows, or landscape gardens. Peak demand - The instantaneous maximum volume which must be supplied to an area, usually referred to an hourly rate and used to establish size (diameter) of waterlines required to an area. It also refers to the highest hour(s) of traffic volume (rush hours). Permeability - The quality of the soil that enables water to move downward through the soil. Itis measured as the number of inches per hour that water moves downward through saturated soil. Pitometer Associates - The Chicago -based engineering firm commissioned by the City of Columbus to study distribution and storage needs throughout the Columbus water system. Planned Unit Development District (PUD) - A zoning classification or a development which is planned to integrate residential use with collateral uses, and in which lot size, set -back lines, yard areas and dwelling types may be varied and modified to achieve particular design objectives, and which make provisions for open spaces, common areas, utilities, public improvements and collateral nonresidential uses. Pounds per square inch (psi) - A ratio used to measure water pressure. Pressure contours - Lines on a map which represent equal pressure distribution along those lines, used in planning for water facilities. Principal arterial street - A street carrying large volumes of traffic over moderately long distances. Access to adjacent uses is highly controlled. Pump station - Sometimes used interchangeably with booster station, but most appropriately used in wastewater. Other local street - A street which functions similar to a local residential street except that it serves non-residential land uses abutting the street anal limits passage of through traffic. Restricted Suburban Residential District (R -1A) - A Washington Township zoning classification for single-family dwellings with not less than 40,000 square feet in area. Right-of-way (ROW) - The strip of land located between property lines of a street, parkway, alley or easement dedicated or otherwise acquired for use by the public. Runoff curve number - An index factor used in calculating runoff volumes relating to the amount of stormwater runoff from an area, accounting for soil type, vegetative cover, and treatment of the land. Rural - Open land, of or relating to the country, country people or life, or agriculture. Chapter Ten - Appendix - Page 150 Dublin Southwest Area Plan Rural character - The set of distinguishing features or attributes related to open land, the undeveloped landscape, or agriculture or agrarian pursuits. Rush - Any of the various tufted marsh plants with cylindrical and often hollow stems. Sanitary sewer - An underground conduit, usually constructed of clay, concrete, PVC (plastic), or ductile iron, used for the conveyance of wastewater to wastewater treatment facilities. Sedge - Any of a family of usual tufted marsh plants differing from the related grasses in having solid stems. Shallow concentrated now - Stormwater flow in transition between sheet flow and channel flow. Stormwater flowing in the slight swale between residences is an example of shallow concentrated flow. Sheet now - Stormwater flow over a plane surface. For example, flow from a point in a residential front yard to the street curb. Shoals silt loam (Sh) soil - A somewhat poorly drained soil with a high potential use for crops and as a source of topsoil. Sloan silt loam (So) soil - A hydric soil frequently flooded and poorly drained. Slope - The inclination of the land surface from the horizontal. Percentage of slope is the vertical distance divided by horizontal distance, then multiplied by 100. A slope of 20 percent, for example, is a drop of 20 feet in 100 feet of horizontal distance. Storm sewer - An underground conduit typically constructed of concrete, PVC (plastic), or metal, used for the conveyance of stormwater runoff. Subdivision - For the purpose here, the division of any parcel of land into two or more parcels, sites or lots, any one of which is less than five acres. Ten-year frequency storm - A storm with a rainfall which has a 10 percent chance of occurring in any given year. Topography - The representation of the physical features of a region in a map format. Tributary - A stream which flows into a larger stream or body of water. Trip assignment - The process of determining routes of travel between traffic subareas and other subareas or gateways. Trip distribution - A process of proportioning generated trips between subareas and gateways or entry points. Trip generation - A process of determining the amount of traffic generated by or attracted to a particular land use based upon studies of other uses of a similar type and size. Urban - Characteristic of or constituting a city. Urban service area - Area planned to be served by public, centralized sewer and water systems with sufficient capacity to meet the needs of modern urban development. Urban services include public sewer, water, police, fire, street maintenance, recreation, solid waste management, etc. Wetland - Land or areas containing much soil moisture, usually used in plural form. Wetland hydrology - Permanent or periodic inundation, or soil saturation to the surface, at least seasonally, are the driving forces behind wetland formation. Zoning - The regulations and limitations, by districts, of the height, bulk and location, including percentage of lot occupancy, building set -back lines, and area and dimensions of yards, courts and other open spaces, and the uses of buildings and other structures and of the premises in such districts. Chapter Ten - Appendix - Page 151 Dublin Southwest Area Plan EXHIBIT 1: LOCAL RESIDENTIAL STREETS AND OTHER LOCAL STREETS 1, 1.5' CURB & GUTTER WIDTH 1. 4' 9.5' 28' 9.5' 4' S W 7' MIN. 7' MIN. S I TYPICAL R.O.W. WIDTH = 60' PAVEMENT WIDTH = 31' (BACI{ - BACK) NO PARKING PERMITTED ON OTHER LOCAL STREETS Ten - Appendix - Page 152 Dublin Southwest Area Plan EXHIBIT 2: RESIDENTIAL COLLECTORS 2 S' MIRR Rc GUTTER WIDTH 1 1 PAVEMENT WIDTH = 36' (BACK - BACK) Chapter Ten - Appendix - Page 153 Dublin Southwest Area Plan EXHIBIT 3: RESIDENTIAL COLLECTORS WITH EIGHT -FOOT BIKEWAY 1' 1801114 m 2.5' CURB & GUTTER WIDTH 10.5' LANE I, 10' LANE 1,10.5' LANE TYPICAL R.O.W. WIDTH = 65' PAVEMENT WIDTH = 36' (BACK - BACK) Chapter Ten - Appendix - Page 154 Dublin Southwest Area Plan EXHIBIT 4: NON-RESIDENTIAL COLLECTORS 2.5' CURB & GUTTER WIDTH m PAVEMENT WIDTH = 41' (BACK - BACK) Chapter Ten - Appendix - Page 155 Dublin Southwest Area Plan EXHIBIT 5: FOUR -LANE, NON-RESIDENTIAL COLLECTORS, MINOR ARTERIALS AND PRINCIPAL ARTERIALS WITH GRASSED MEDIANS *GRASSED MEDIAN BETWEEN INTERSECTIONS 4—LANE PAVEMENT WIDTH = 65' (BACK — BACK) Chapter Ten - Appendix - Page 156 Dublin Southwest Area Plan EXHIBIT b: FOUR -LANE, NON-RESIDENTIAL COLLECTORS, MINOR ARTERIALS, AND PRINCIPAL ARTERIALS WITH CONTINOUS BI-DIRECTIONAL TURN LANE *CONTINUOUS BIDIRECTIONAL TURN LANE 4—LANE PAVEMENT WIDTH = 65'± (BACK — BACK) Chapter Ten - Appendix - Page 157 Dublin Southwest Area Plan EXHIBIT 7: SIX -LANE PRINCIPAL ARTERIALS *GRASSED MEDIAN BETWEEN INTERSECTIONS 6-1ANE PAVEMENT WIDTH = 09' (BACK — BACK) Chapter Ten - Appendix - Page 158 Dublin Southwest Area Plan EXHIBIT 8: NEO -TRADITIONAL PLANNING PRINCIPLES - NIARIEMONT, OHIO Chapter Ten - Appendix - Page 159 Enlarged plan of Mariemont's Town Center Dublin Southwest Area Plan EXHIBIT 9: NEO -TRADITIONAL PLANNING PRINCIPLES - WINDSOR FARMS - RICHMOND, VIRGINIA 71 + ~'l•.i: �T�.wd :•� 16* .-� ��,.t• 0,\\\ •a, « Iit ll.vss -aa ?+ `r + • _ i i . t `'3, a :: `: \ • ' ' 1 Nil .t. 'W Y. .r. .• l f: �J •l .• ' ' - � � y,- . ti— `� l '- ,` 11 • •. � . • :,� � ggC,oO�,,� .a.r •r l —arrA� C.. i IHOaoRr' ►. ,U•• Na M tM• • / y c -u rfa arv; u -x Plan of Windsor Farms Chapter Ten - Appendix - Page 160 Dublin Southwest Area Plan EXIT BIT 10: NEO -TRADITIONAL PLANNING PRINICPLES - VARIOUS AIYIERICAN CITIES .1�r New Orleans, Louisiana 1800 Venice, Florida 1926 St. Augustine, Florida 1770 Kingsport, Tennessee 1915-1919 Chapter Ten - Appendix - Page 161