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13-09 Ordinance
OfFice oP the City Manager 5200 Emerald Parkway • Dublin, OH 43017-1090 CITY OF DUBLIN Phone: 614-410-4400 • Fax: 614-410-4490 M e rn To: Members of City Council I+'rom: Terry Foegler, City Manager ~A(~ ~' ~ %F Date: Apri12, 2009 Initiated By: Steve Langworthy, Director of Land Use and Long Range Planning Re: Ordinance 13-09, Rezoning -National Church Residences at Avondale Woods (Case 09-0072) Summary This is a request for the approval of a rezoning/preliminary development plan Co permit a senior housing project on 19.62 acres, with 200 dwelling traits in two, three-story buildings and 30 singles story cottages, and a related 12,600-squarGfoot community center. The proposed rezoning is from R, Rural District to PUD, Planned Unit Development District. First Reading -City Council Comments This ordinance was introduced at the March 16, 2009 City Council meeting at which ume Council requested clarification regarding the National Chnrch Residences (NCR) development's compliance with the Community Plan. NCR's 20 acres were originally part of a 140-acre parcel owned by the Homewood Corporation. Following the review by the Planning and Zoning Commission aC their March 5th, 2009 meeting, Homewood raised concerns chat NCR's development would reduce the development potential for the remaining 120-acre tract. Homewood subsequently requested Chat the Community Plan's recommended maximum density of three dwelling units per acre be maintained for the balance of the site. The three units per acre density called for in the Community Plan, if applied over the entire 140 acres, would allow 420 dwelling units. If NCR's 20 acres are excluded from the total site, a maximum of 360 dwelling units would be pennitced on the residual portion of Che properly (three units per acre x 120 acres). Therefore, maintaining the Community Plan density over the remainder of the Homewood properly would result in a net increase of 60 dwelling units. Considering both Homewood's potential 360 units and the 200-unit NCR developmenC, the density for Che entire 140 acres rises Co four units per acre. L;ngineering has indicated that although existing utility capacities would support this density, q'affic studies may indicate that additional improvements to Avondale Boulevard and/or Avery Road may be necessary when the remainder of the Homewood CracC is developed (although Che need for these improvements is not being triggered by the additional 60 units). Planning supports Council's consideration of maintaining the Community Plan's maximum density designation of three dwelling units per acre for the residual portion of the Homewood parcel. However, because the residual CracL is not part of this or any other rezoning proposal, a fuCw'e Memo re. Ordinance 13-09 -National Church Residences at Avondale Woods Apri12, 2009 Page 2 of 3 project must be considered on its own merits, guided in part by the recommendations of the Community Plan. The action taken for the NCR development is specific to that site, and approval does not commit or limit a future City Council or Planning and Zoning Commission to a certain zoning action on any future proposal for the remainder of the area. While the NCR development would not separately comply with the density provisions of the Community Plan, it is Planning's opinion that the proposal has unique characteristics that justify a deviation. Specifically, the project meets the general intent of the Southwest Area Plan, which recommends higher-density residential development concentrated in the southeastern portion of the existing 140-acre tract. In addition, the Area Plan includes a General Note that indicates: "(E)ncourage additional senior housing options/alternatives in appropriate locations." This project is consistent with the Community Plan's objectives of expanding opportunities for high quality affordable senior housing, which will greatly benefit the City of Dublin. In addition, these types of senior housing developments generally generate significantly lower volumes of vehicular traffic than would traditional multi-family development. Additionally, the development will serve as a suitable land use buffer between future higher density residential development anticipated to the east, future commercial development to the east and south in Columbus, as well as the remaining lower density development anticipated on the balance of the Homewood site. Description The rezoning would permit the development of 200 senior housing units, and a 12,600-square-foot community center for resident and community activities and adult day care, constructed in two phases. The project includes two, three-story buildings in the center ofthe site, containing 100 units, with 30 single-story, cottage-style buildings housing the remaining 100 units located around the periphery. The cottage-style buildings, which contain three and four dwelling units, offer an alternative housing style and provide a transition to future development to the north and west. Access to the site is from Avery Road by a proposed public street, Avondale Boulevard. This roadway, a portion of which will be constructed with this development, will ultimately serve the remainder of the 140-acre parcel. The applicant has submitted a Traffic Impact Study (TIS) for review by both the City of Dublin and the City of Columbus (this portion of Avery Road is within Columbus' jurisdiction). Although the requirements have not been finalized, the study shows that traffic volumes generated by this site will require turn lane improvements on Avery Road at Avondale Boulevard in both northbound and southbound directions. These improvements are the responsibility of the developer and must be constructed in the first phase. For Avery Road, there are some differences between Dublin's Thoroughfare Plan, which calls for a four- to five-lane cross section, while the City of Columbus has indicated that they anticipate up to three lanes in each direction with additional turn lanes. However, Columbus has no improvement plan on the horizon for this portion of Avery Road. The required Avery Road right-of--way has been included in the NCR development plan. Ultimately, improvements to Avery Road will be coordinated between Dublin and Columbus. Memo re. Ordinance 13-09 -National Church Residences at Avondale Woods Apri12, 2009 Page 3 of 3 Parking requirements for the project have been met and include smaller clusters of resident/visitor spaces adjacent to the cottages and the outdoor recreation area. Usable open spaces and walkways are provided in appropriate locations throughout the site, and walking paths connect to the proposed bilepaths along Avery Road and Avondale Boulevard. The Planning and Zoning Commission highlighted this site as a gateway to Dublin and recommended that the applicant utilize high-quality building materials and distinctive architecture. The applicant revised the architectural concept based on the Commission's comments, and the proposed text specifies that high-quality building materials including brick, stone, and cementitious siding will be used. Architectural details such as brackets, lintels, and shutters provide a heightened sense of character. The applicant is also proposing three styles of cottage units to provide variety and a sense of distinctiveness. Each style complements the architectural character of the three-story buildings and community center. Recommendation of the Planning and Zoning Commission The Planning and Zoning Commission informally reviewed this proposal as a concept plan at its December 11, 2008 meeting. The Commission members supported the proposed use and the general layout of the site; however, the Commissioners expressed concerns with tree preservation and the proposed density. At their review of the rezoning/preliminary development plan on March 5, 2009, the Planning and Zoning Commission discussed the changes to site layout and circulation, open space, architecture, and the effects on the undeveloped portion of the 140-acre parcel. The Planning and Zoning Commission recommended approval of the rezoning/preliminary development plan to Council with five conditions: 1) That the traffic study be approved by the City of Dublin and the City of Columbus prior to approval of the final development plan; 2) That the bikepath and mounding be removed from the future Avery Road right-of--way; 3) That the group of five parking spaces south of the outdoor recreation area be removed; 4) That the applicant obtain an easement encroachment agreement for the walking path shown within the waterline easement along the southern property line; and 5) That the text be modified to require minimum 30-year dimensional shingles as roofing material. The applicant has addressed Condition #5 by modifying the proposed development text and it may, therefore, be excluded from Council's conditions. The applicant will be required to address all remaining conditions at either the final development plan or the building permitting stage. Recommendation Planning recommends Council approval of Ordinance 13-09 at the Apri16 Council meeting. RECORD OF ORDINANCES 13-09 Pussecl 20 ~N ORDINANCE REZONING APPROXIMATELY .9.62 ACRES LOCATED ON THE WEST SIDE OF AVERY ROAD APPROXIMATELY 4,000 FEET SOUTH OF RINGS ROAD FROM R, RURAL, TO PUD, ?LANNED UNIT DEVELOPMENT DISTRICT (NATIONAL CHURCH RESIDENCES AT AVONDALE WOODS, 5215 AVERY ROAD, CASE NO. 09-0072) NOW, THEREFORE, SE IT ORDAINED by the Council of the City of Dublin, State of Ohio, of the elected members concurring: Section 1. That the following described real estate (see attached map marked Exhibit "A") situated in the City of Dublin, State of Ohio, is hereby rezoned PUD, Planned Unit Development District and shall be subject to regulations and procedures contained in Ordinance No. 21-70 (Chapter 153 of the Codified Ordinances) of the City of Dublin Zoning Code and amendments thereto. Section 2. That application, Exhibit "B", including the list of contiguous and affected property owners, and the recommendations of the Planning and Zoning Commission, Exhibit "C", are all incorporated into and made an official part of this Ordinance and said real estate shall be developed and used in accordance therewith. Section 3. That this Ordinance shall take effect and be in force from and after the earliest period allowed by law. Passed this day of , 2009. Mayor -Presiding Officer Attest: Clerk of Council CITY OF DUBLIN.. Office of the City Manager 5200 Emerald Parkway • Dublin, OH 43017-1090 Phone: 614-410-4400 • Fax: 614-410-4490 Memo To: Members of Dublin City Council From: Terry Foegler, City Manager ~;,~a~ Date: March 12, 2009 Initiated By: Steve Langworthy, Director of Land Use and Long Range Planning Re: Ordinance 13-09, Rezoning -National Church Residences at Avondale Woods (Case 09-0072) Summary This is a request for the approval of a rezoning/preliminary development plan to rezone 19.62 acres from R, Rural District to PUD, Planned Unit Development District, for a senior housing project of 200 dwelling units in two, three-story buildings and 30 single-story cottages and a related 12,600-square- foot community center. Description The rezoning would permit the development of 200 senior housing units and a 12,600-square-foot community center for resident and community activities and adult day care to be constructed in two phases. The project includes two, three-story buildings in the center of the site, containing 100 units, and 30 single-story, cottage-style buildings comprising the remaining 100 units located around the periphery. The cottage-style buildings, which contain three and four dwelling units, offer an alternative housing style and provide a transition to future development to the north and west. Access to the site is from Avery Road by a proposed public street, Avondale Boulevard. This roadway, a portion of which will be constructed with this development, will ultimately serve the remainder of the 140-acre parcel. The applicant has submitted a Traffic Impact Study (TIS) for review by both the City of Dublin and the City of Columbus (This portion of Avery Road is within Columbus' jurisdiction). Although the requirements have not been finalized, the study shows that traffic volumes generated by this site will require turn lane improvements on Avery Road at Avondale Boulevard in both northbound and southbound directions. These improvements are the responsibility of the developer and must be constructed in the first phase of development. Parking requirements for the project have been met and include smaller clusters of residendvisitor spaces adjacent to the cottages and the outdoor recreation area. Usable open spaces and walkways are provided in appropriate locations throughout the site, such as a playground shown to the south of the community center and walking paths connecting each dwelling unit to the proposed bikepaths along Avery Road and Avondale Boulevard. During the concept plan review, the Planning and Zoning Commission recommended that the applicant utilize high-quality building materials and distinctive architecture for this gateway site. The applicant has revised the architectural concept based on the Commission's comments. The proposed text specifies that high-quality building materials, including brick, stone, and cementitious siding, will be used in Memo re: Ordinance 13-09, Rezoning -National Church Residences at Avondale Woods March 12, 2009 Page2of2 addition to architectural details such as brackets, lintels, and shutters that will provide a heightened sense of character. The applicant is also proposing three styles of cottage units to provide variety and to provide a sense of distinctiveness. Each style complements the architectural character of the three-story buildings and community center. The Community Plan Future Land Use classification for the entire 140-acre parcel recommends a gross density of 3.0 dwelling units per acre, which allows up to 420 dwelling units. The proposed density, 200 dwelling units on 17 acres (11.8 dwelling units per acre), is consistent with the Southwest Area Plan, which indicates higher densities concentrated in the southeast portion of the area plan. Development densities for the remainder of the 140-acre parcel must subtract the units proposed as part of this proposed rezoning from the total gross density calculations even if the existing parcel is split. This will ensure that the density of the original 140-acre parcel complies with the Community Plan. Recommendation of the Planning and Zoning Commission The Planning and Zoning Commission informally reviewed this proposal as a concept plan at its December I1, 2008 meeting. The Commission members supported the proposed use and the general layout of the site; however, the Commissioners expressed concerns with tree preservation and the proposed density. The Commissioners also encouraged the applicant to reconsider the architectural concept, recognizing that this site will function as a gateway into the southern portion of the City. At their review of the rezoning/preliminary development plan on March 5, 2009, the Planning and Zoning Commission discussed the changes to the proposal since the concept plan -- the site layout and circulation, the provision of open space, architecture, and how this development will impact the remaining undeveloped portion of the existing parcel. The Commissioners also requested that the applicant modify the development text to require minimum 30-year dimensional shingles as roofing materials. The Planning and Zoning Commission recommended approval of the rezoning/preliminary development plan to Council with five conditions: 1) That the traffic study be approved by the City of Dublin and the City of Columbus prior to approval of the final development plan; 2) That the bikepath and mounding be removed from the future Avery Road right-of--way; 3) That the group of five parking spaces south of the outdoor recreation area be removed; 4) That the applicant obtain an easement encroachment agreement for the walking path shown within the waterline easement along the southern property line; and 5) That the text be modified to require minimum 30-year dimensional shingles as roofing material. The applicant addressed Condition #5 by modifying the proposed development text and may be excluded from Council's conditions. Given the timing of this project, all remaining conditions will be addressed at either the final development plan or the building permitting stage. Recommendation Planning recommends Council approval of Ordinance 13-09 at the second reading/public hearing on April 6, 2009. Ct9-Ct07Z ~ City of Dublin Preliminary Development PIanlRezoning Land Use and National Church Residences a` Long Range Planning 5215 Avery Road 0 750 1,500 Feet PROPOSED PRELIMINARY DEVELOPMENT PLAN 1'-0"= 60'-0" north n ~ ~ a ~ x I , ~ : 1 e rand Uf• Ond long Ranpa Plannlnp 58005+:e1-Rings Road Dub' n, Ohio 13016-1236 Phone/ T[K): 6'. 4-410.4f00 Faz: 611-1 I0. A 747 Vfab Silc: wr. icdvt>'n.oh.w January 2007 EXHIBIT "B" REZONING APPLICATION (Code Section 153.234) TO EXPIRE ORDINANCE NUMBER CITY COUNCIL (FIRST READING} CITY COUNCIL (PUBLIC HEARING} CITY COUNCIL ACTION NOTE: All applications are reviewed by Land Use and Long Range Planning for completeness priorto being processed. Applications that are incomplete will not be accepted. Applicants are encouraged to contact Land Use and Long Range Planning for assistance and to discuss the rezoning process, and if needed, to make an appointment for apre-submittal review priorto submitting a formal application. I. PLEASE CHECK THE TYPE OF APPLICATION: ^ Preliminary Development Plan (Section 153.053) ^ Other (Please Describe) , _ _ _ _ _ __ _ _ _ _ _ FrDpartyAtldress: 5215 Avery Road, Dublin, Ohio 43002 Tax IDlParcel Number(s): 274-000137 I Parcel Sizo (Acres): Existing Land UsofDovolopotont: 505-Other R6SId81ntlal Proposed Land Uso/DOVOlopment: ~ - ~~~~~ -,F-~~{~~ Cit of Dub'I~' `'' Existing Yo D's rlct: y guest d Zoning District: Total Acres to he Rozonecl: ~ 9' • ~j Z ~~s~~ngton Twp - h>~illiarc~ L ' ~ _ ___ III. REZONING STATEMENT: Ploaso attach separate sheols (S.b X 11) to the back of this appticAUon vrith your responses to the following secllons. - - - -- - - - --- -- - --- l A. Please hrlefly explaM the proposed rezoning and development: See Attached Ei- Briefly state i+ow the proposed rezoning and development relates to the existing attd potential future land use character of C. Brletly state how Ule proposed rezoning anti development relates to the Uuhlin Community Piau And, If Ap{>ficAblo, how rezoning meets tha criteria for Planned Dislrlcls [Suction 153.052(8)]: See Attached D. Urlclly add)ess hour the proposed +ozunln11 fire Planning and toning Conunlssion as stale! See Attached /t): Pape t of 6 m 7~ Has a previous application to rezone the property been dented by Cily Counci) vAthht the last twelve months? ^ YE2S ~ NO If yrs, Ilst when and state the basis for recm+sidcratlon as noted by Scctlort 153.234(A)(3): IV. PLEASE SUBMIT THE FOLLOWING FOR INITIAL STAFF REVIEW: Pfeasesubmit largo (24X36) and small (ttX17) sets of plans Please make sure all plans are stapled and collated. large plans should also be folded Staff may later request plans That Incorporate review comrnenls. Fourteen (14) additional copies of revised submittals are required for the Planning and Zoning Commission hearing. ^ TWO (2) ORIGINAL SIGNEU AND NOTARIZED APPLICATIONS AND THIRTEEN (13) COPIES Please notarize agent auihorizalion, it necessary. ^ FOURTEEN (14) COPIES OF A LEGAL DESCRIPTION OF THE PROPERTY ^ FOURTEEN (14) COPIES OF A TAX PARCEL ID MAP indicating property ovrners and parcel nwnbers for all parcels erilhin 600 FEET of the Bile (PAaxinumi Size 11X17). Please contact t.ancf Use anrt long Range Planning if you need assistance. ^ FOURTEEN (14) COPIES OF A LIST OF CONTIGUOUS PROPERTY OWNERS WITHIN 300 FEET of Ole perimeter of the property based on lho CounlyAudilor's current lax list, including parcral numbr:r, o~~rner name (not \loilgage Company or lax Service), and address (Maximum Size 11X17). II is the policy of the Cily of Dublin to notify suuounding prepeity owners of pending apphcaPons under public revievr. Please contact Land Use and Long Range Planning if you need assi:;lanca ^ FOlRTEEN (14) COPIES OF THE THE PROPOSED DEVELOPfdENT TEXT [~ FOURTEEN (14) SMALL (11X17) and FOURTEEN (14) LARGE (24X30) COPIES OF SCALED SITE/STAKING PLANS SHOWING: a. North arrow and bar scale. b. Location, sizo and dimensions of all existing and proposed conditions and structures (significant natural features, landscaping, sir uclures, additions, decks, access ways. parking). c Proposal Uses (Regional transportation system, densities. number of dwellings, building/unit types, square footages, parking. open space, etc.). d. Size of the silo in acreslsyuare feet e. All property lines, setbacks, street cenlerlinos, rights-of-way, easements, and other infonualion related to the silo. f. Existing and proposed zoning district boundaries. y. lJse of land and location of shuclures on adjacent properties [] IF APPLICABLE, FOURTEEN (14) Sfl1ALl (11X17) and FOURTEEN (14) LARGE (24X36) COPIES OF THE FOLLOWING SCALE PLANS: a. Grading Plan. b. LancJscaping Plan. c Lighting Plan. d. lJlilily andlor Slormwaler Plan, e. free Survey, I ree Preservation and Tree Replacement Plans ^ IF APPLICAEiLE, FOURTEEN (14) SMAI.I. (11X17) and FOURTEEN (14) LARGE (24X3G) SCALED, ARCHpfEC7URAL ELEVATION with pwposc:d colors and materials Holed ^ IF APPLICABLE, FOURTEEN (14- SMALL (11X17) and FOURTEEN (14) LARGE (24X3G) COPIES OF SCALED DRAWING SNOWING: a Location of signs and sign type (wall. ground, pro{acting, or window). h Siyn dimensions, including letter sizes and proposed distance: from sign to grade. c. Copy layout and lettering styles (fonts} of signaye. d. A4alerials and manufacturer to be used in fabrication. e, Total area of sign face (including fra+ne) f. Type o(ihuminalion [] MATERIALICOLOR SAPAPLES (swatches, photos, plans, or protlucl specifications). Include manufacturer name and producE number. Page 2 of 5 '. CURRENT PROPERTY OWNER(S): This socUon must be completod. Please attach additional sheets If needed. Nan,epndlvldualororganlzauon): Homewood Corporation, Attn: Corey Chester ManingAddress: 2700 East Dublin Granville Road, Columbus, ON 43231 (Street, City, State, Ztp Code) oaytlmo Telephone: 614-898-7200 I Fax: 614-898-7210 Email or Alternato Contact Inlonnatlon: VI. APPLICANT: Pleaso complete If applicable. This is the person(s) who Is -equesUng the zone change if different than the property NaR7e~ Ceorge Berardi Or~anltatlon (Owner, Developer, Contrar.tor, ctc.): Berardi+Partners, I nC. Mailing Address: 369 East Livingston Avenue, Columbus Ohfo 43215 (Street, Clty, State, Zip Code) DaytimeTo-opltone: 614-221-1110 I Fax: 61$-221-0831 Email or Alternate contact lnrom,aaot,: c~' eorge@berardipartners. com OF OWNER/APPLICANT: Please complete If applicable. This Is the prhaary contact person who will Nan1e; Michelle Norris organizactot,: National Church Residences Melling Address: (Street, City,scato,zipCodo) 2335 North Bank Drive, Columbus, Ohio 43220 oaytimoTelephono: 614-451-2151 I Fax: 614-451-0351 EmallorA{ternatoContactlnformatlon: mnOYYIS@nCr.QYg mmclure@ncr.org Page 3 of 5 VIII. AUTHORIZATION FOR OWNER'S APPLICANTIREPRESENTATIVE(S): If the applicant is not the property owner, this section must be completed and notarized. I Homewood Corporation, by John Bain, it's CEO ,the owner, hereby authorize National Church Residences to act as my applicantlrepresentative(s) fn all matters pertaining to the processing and approval of this application, including modifying the project. 1 agree to be bound by all representations and agreements made by the designated representative. Signature of Current Property Owner. Subscribed and sworn to before me t,¢i"s ~ I ~ State of Ohio Franklin County of Notary !~G( l~ l~K!L , 20 1 ~~~~~~~~ MAITIIEW R McCLURE, ESQ. Attorney at Law Notary Public, State of Ohio Any Commissan iias No F~Iratioa Snnlq~n t4y,f~ R.C. IX. AUTHORIZATION TO VISIT THE PROPERTY: Site visits to the property by City representatives are essential to process this application. The Owner/Applicant, as Notarized below, hereby authorizes City representatives to visit, photograph and post a notice on the property described in this application. X. UTILITY DISCLAIMER: The City of The OwnerlApplicant acknowledges the approval of this request for rezoning by the Dublin Planning and Zoning Commission andlor Dublin City Council does not constitute a guarantee or binding commitment that the City of Dublin will be able to provide essential services such as water and sewer facilities when needed by said Owner/Applicant. XI. APPLICANT'S AFFIDAVIT: This section must be completed and notarized National Church Residences, by James E. Baugh, it's VP I ,the owner or authorized representative, have read and understand the contents of this application. The Information contained In this application, attached exhibits and other information submitted is complete and in all respects true and correct, to the best of my knowledge and belief. Signature of applicant or authorized Subscribed and sworn to before me this State of Ohio Franklin County of tative:~%~e-- ~ ~}c~ s 20th day of January 20 09 N ota ry y MATTHEW P. McCLURE, ESQ. Attorney at Law No~ry Public, State of Ohio iu9}i Commissbn Has No E~iratioh $actlnn 147,03 R.C. NOTE: THE OWNER, OR NOTED REPRESENTATIVE lF APPLICABLE, WILL RECEIVE A FACSIMILE CONFIRMING RECEIPT OF THIS APPLICATION FOR OFFICE U E ONLY Amount Received: 3l ~ Q Application No: d ~ „~22 P8Z Date(s): 3~~ ~ p ~vvv cam( w i ~-{,,, P&Z Action: ~L~11~`~ ~,~~ Receipt No: ~~~ ARSFL~'NO" ~ Date Received: 1/~//~q Received By: Type of Request: ~~~~~v ~ ' ' ' ~ ~i ~/~, N, S, E, !~( ircle) Side of: Nearest Intersection: ~ Distance from Nearest Intersection: ~ , age 4 of 5 17.000 ACRES Situated in the State of Ohio, County of Franklin, City of Dublin, located in Virginia Military Survey Numbers 3453 and 3012 being out of the remainder of that 137.274 acre tract conveyed to Homewood Corporation Parcel 1 by deed of record in Official Record 23250A17 (all references refer to the records of the Recorder's Office, Franklin County, Ohio) and being described as follows: Beginning, for reference, at 3/4" iron pipe found marking a southeasterly comer of said 137.274 acre tract, a northeasterly comer of that 5.298 acre tract conveyed to Heath ~'V. Elliot and Stacy E. Elliot by decd of record in Instrument Number 199812290335107; thence South 83° 28' O1" West, with the line common to said 137.274 and 5.298 acre tract, a distance of 50.00 feel to the TRUE POINT OF BEGINNING; thence South 83° 28' Ol" West, continuing with said common line, a distance of 733.73 feet to a point; thence across said 137.274 acre tract, the following courses and distances: North Oti° 09' 16" West, a distance of 972.44 feet to a point; North 87° 42' 16" East, a distance of 293.34 feet to a point of curvature to the right; With the arc of said curve, having a central angle of 25° O1' 43", a radius of 470.00 feet, an arc length of 205.31 feet, a chord bearing and distance of South 79° 46' S2" East, 203.68 feet to a point of reverse curvature; With the arc of said curve, having a central angle of 11° 54' 09", a radius of 530.00 feet, an arc length of 1 l 0.10 feet, a chord bearing and distance of South 73° 13' OS" East, 109.90 feet to a point; South 79° l0' 10" East, a distance of 333. l9 feet to a point of curvature to the right; With the arc of said curve having a central angle of 90° 00' 00", a radius of 25.0o feet, an arc length of 39.27 feet and a chord bearing and distance of South 34° l0' l0" East, 35.36 feet to a point of tangency; South 10° 49' S0" West, a distance of 649.37 feet to a point; and South OS° 28' 08" East, a distance of 98.02 feet to the TRUE POINT OF BEGINNING, and containing 17.000 acres of land, more or less. This description was prepared from record information only and should be used for zoning purposes only. EVANS, MECHWART, HAMBLETON, & TILTON, INC. HLK~tbUanuary 20, 2009 17 000 ac 821 IG 1.494 ACRES Situated in the State of Ohio, County of Franklin, City of Dublin, located in Virginia Military Survey Numbers 3453 and 3012 being out of the remainder of that 137.274 acre tract conveyed to Homewood Corporation Parcel 1 by deed of record in Official Record 23250A17 (all references refer to the records of the Recorder's Office, Franklin County, Ohio) and being described as follows: Beginning, for reference, at 3;4" iron pipe found marking a southeasterly comer of said 137.274 acre tract, a northeasterly comer of that 5.298 acre tract conveyed to Heath W. Elliot and Stacy E. Elliot by decd of record in Instrument Number 199812290335107; thence South 83° 28' O1" West, with the line common to said 137.274 and 5.298 acre tract, a distance of 50.00 feet to a point; thence across said 137.274 acre tract, the following courses and distances: North OS° 28' 08" West, a distance of 98.02 feet to a point; North 10° 49' S0" East, a distance of 649.37 feet to a point of curvature to the left, being the TRUE POII\"I' OF BEGINNING; tWith the azc of said curve having a central angle of 90° 00' 00", a radius of 25.00 feet, an arc length of 39.27 feet and a chord bearing and distance of North 34° 10' 10" West, 35.36 feet to a point of tangency; North 79° ] 0' 10" West, a distance of 333.19 feet to a point of curvature to the right; With the arc of said curve, baving a central angle of 11° 54' 09", a radius of 530.00 feet, an azc length of 110.10 feet, a chord bearing and distance of North 73° 13' OS" West, 109.90 feet to a point of reverse curvature; With the arc of said curve, having a central angle of 25° Ol' 43", a radius of 470.00 feet, an arc length of 205.31 feet, a chord bearing and distance of North 79° 46' S2" West, 203.68 feet to a point of tangency; South 87° 42' 16" West, a distance of 293.34 feet to a point; North 06° 09' 16" West, a distance of 60.14 feet to a point; Notth 87° 42' 16" Fast, a di stance of 333.26 feet to a point of curvature to the right; With the arc of said curve, having a central angle of 24° 33' 25", a radius of 516.00 feet, an arc length of 221.16 feet, a chord bearing and distance of South 80° 01' 02" East, 219.47 feet to a point of reverse curvature; With the arc of said curve, having a central angle of 11° 25' S1", a radius of 456.00 feet, an zrc length of 90.98 feet, a chord bearing and distance of South 73° 2T 15" East, 90.82 feet to a point of tangency; South 79° ] 0' 10" East, a distance of 315.05 feet to a point of curvature to the left; ~'~'ith the arc of said curve, having a central angle of 90° 00' 00", radius of 25.00 feet, an arc length of 39.27 feet and a chord bearing and distance of North 55° 49' S0" Ea_st, 35.36 feet to a point, South ] 0° 49' S0" West, a distance of 120.00 feet to the TRUE POINT OF BEGINNNG, and containing 1.494 acres of land, more or less. 'T'his description was prepared from record information only and should be used for zoning purposes only. EVANS, MECHWART, RAMBLE"I'ON, & "fILTON, INC. HLKablJanuary 2Q 2009 1494 ac R2ll 6 ZONING E~iH1B1T 1.13 ACRES Situated in the State of Ohio, County of Franklin, Cily of Dublin, located in Virginia Military Survey Numbers 3453 and 3012 being out of the remainder of that 137?74 acre tract conveyed to Homewood Corporation Parcel 1 by deed of record in Otticial Record 23250A 17 (all references refer to the records of the Recorder's Office, Franklin County; Ohio} and being described as follows: BFGINNINU at 3/4" iron pipe found marking a southeasterly corner of said 137.274 acre tract, a northeasterly corner of that 5.298 acre tract conveyed to Heath W. F,lliot and Stacy E. Elliot by deed of record in Instnrmcnt Number 199812290335107; thence South 83° 28' O1" West, with the line common to said 137.274 and 5.298 acre tracts, a distance of 50.00 feet to a point; thence across said 137.274 acre tract, the fol lowing courses and distances: North OS° 28' 08" West, a distance of 98 02 feet to a point; North 10° 49' S0" East, a distance of 890.53 feet to a point on the southerly line of Lot 1 of that subd'.vision entitled "Avery Parcels" of record in Plat Book 6l, Page 94; thence North 87° 2T 47" East, being partly with said southerly line and with a northerly line of said 137.274 acre tract, a distance of 51.39 feet to a northeasterly corner of said Lot !. being on the tivesterly right-of--way line of Avery Road; thence ~a~ith said westerly right-of--way line, the following courses and distances: South 10° 49' S0" West, a distance of 895.25 feet to a point; South OS° 28' 08" East, a distance of 89,93 feet to the PORv"t OF BF.GINN[NG and containing 1.13 acres of land, more or less. "this description was prepared from record information only and should be used for zoning purposes only. F.VANS, M1rCIIWAR"[~, HAMI3LE~IY~\, &'fILTON, INC. HLK mr / Feb 9, 20U9 1 13 ac xn 821 IG.doc Ord. 13-09 09-0072 Michelle Norris National Church Residences at Avondale Woods National Church Residences 5215 Avery Road 2335 North Bank Drive Dublin, OH 43016 Columbus, OH 43220-5499 Avery Place LLC Geoffrey Heller & 7570 Fishel Drive South Deborah Muntzing Dublin, OH 43016 5223 Avery Road Columbus, OH 43016 Gregory & Cheryl Jordan Correena Cox 5231 Avery Road 6250 Cartwright Lane N. Columbus, OH 43016 Dublin, OH 43016 Daniel & Susan Myher Matthew Reed 5235 Avery Road 5219 Avery Road Columbus, OH 43016 Columbus, OH 43016 Mohamad & Roya Daneshmand Dominion Homes, Inc. 6879 Roundwood Court 5000 Tuttle Crossing Blvd. Dublin, OH 43016 Columbus, OH 43017 Joel G & Carol Gaertner White Family Farm Ltd. 5055 Avery Road 5730 Hayden Run Road Columbus, OH 43016 Hilliard, OH 43026 Berardi Partners, Inc. c/o George Berardi 389 E. Livingston Avenue Columbus, OH 43215 Homewood Corp. 2700 E. Dublin Granville Rd Columbus, OH 43231 Norman cei Mary Mullins 5227 Avery Road Columbus, OH 43016 Jim cei. Janet Sylvester 5163 Avery Oak Drive Columbus, OH 43016 Heath cez. Stacy Elliott 5067 Avery Road Columbus, OH 43016 PROPOSED DEVELOPMENT TEST With Modifications Requested by the Planning & Zoning Commission 3/5/09 NATIONAL CHURCH RESIDENCES AT AVONDALE WOODS PLANNED DEVELOPMENT DISTRICT (PUD) Developer/Owner: National Church Residences Land Planning and Architecture: B erardi + Partners Architects Engineering: EMH&T Approval Dates: City Council: Planning and Zoning Commission: Authorized Signature: Date: Director of Land Use and Long Range Planning: Date: Page 1 of 10 PROPOSED DEVELOPMENT TEST With Modifications Requested by the Planning & Zoning Commission 3/5/09 Site Description and Project Summary This development by the National Church Residences includes 200 senior housing units to be constructed in two distinct phases consisting of 100 dwelling units each through funding sources to be obtained through the State of Ohio. The proposed site is located on the west side of Avery Road, approximately 4,000 feet south of Rings Road, and consists of approximately 17 acres. The requested zoning, PUD, Planned Unit Development District, is intended to permit the development of independent housing for elderly individuals with moderate incomes. The property is bounded on the east by Avery Road and by undeveloped land within the City of Columbus across Avery Road. To the north and south are rural residential lots within Washington Township. The City of Columbus plans to construct a roadway to connect Britton Parkway to the east with Cosgray Road to the west. This planned roadway is projected to pass immediately south of the site. To the west and northwest of the site is undeveloped land within the City of Dublin. The 2007 Dublin Community Plan recommends a mix of lower and medium density housing for this portion of the city. The Community Plan designates this site as Mixed Residential Low Density, which is intended to provide a mix of housing options and to provide a transition from existing single-family neighborhoods. This development meets the intent of the 2007 Dublin Community Plan through the provision of moderate income senior housing. While the proposed density is slightly higher than the density recommended by the Future Land Use map, the Southwest Area Plan, in which this site is located, shows an area of higher density residential development located on this site. A three-story residential building and community and activity center is proposed in the center of the site with single-story "cottage" style dwelling units around the perimeter to function as a buffer for future and surrounding development. Special care has been taken in designing the planning and architectural concepts to consider vehicular traffic along Avery Road, including setbacks in excess of 100 feet along the eastern boundary of the site, which will serve as landscaping buffers and design features and may include dry creek bed stormwater detention areas, mounding, walking trails, and special plantings. Additionally, careful planning of the west property line has included setbacks with mounding and walking trails. Residents of this type of community typically own cars at ratios less than one car per dwelling unit, and the National Church Residences will have a van intended for transporting residents to special events, shopping within the community, as well as transport for religious services, medical appointments, and other places that become a requirement of the elderly community as it ages in place. The following development standards are submitted in accordance with the requirements of Section153.050 of the Dublin City Code. Page 2 of 10 PROPOSED DEVELOPMENT TEST With Modifications Requested by the Planning & Zoning Commission 3/5/09 Overview and Site Description A. Location and Size The site is located within the City of Dublin in Franklin County on the west side of Avery Road. The City of Dublin corporation limits run along the eastern and southern boundaries of the site, with undeveloped land within the City of Columbus across Avery Road to the east and parcels within Washington Township to the south. Rings Road is approximately 4,000 feet north of the site, and Hayden Run Road is approximately 2,000 feet south of the site. The development site was part of an approximately 140-acre parcel, and approximately 17 acres will be split from the 140-acre parcel to create the project site. The 17-acre site has approximately 800 feet of frontage on Avery Road and approximately 1,000 feet of frontage on the connector roadway ("Avondale Boulevard") that will be constructed with this project along the northern boundary of the site. B. Existing and Surrounding Land Uses The site is currently undeveloped and is zoned R, Rural District. Surrounding land uses include undeveloped land and a CSX railroad track to the north and west of the site, existing homes within Washington Township to the north and south, and undeveloped land to the east across Avery Road. C. Existing Conditions and Character The site is generally flat with a tree row along the southern site boundary and a tree mass along a portion of the northern boundary. An existing barn built around 1900 is located in the northern portion of the site. Although the barn is listed on the Ohio Historic Inventory, the structure is in poor condition and will be demolished with construction of this development. D. Proposed Land Use The applicant proposes to construct a total of 200 multi-family dwelling units intended for seniors with modest incomes. Athree-story independent living building will contain 100 dwelling units, and an additional 100 dwelling units will be located in approximately 30 single-story buildings consisting of three to four dwelling units each. A community center is also proposed in the center of the site and will include meeting rooms, exercise facilities, adult day care, and space far community activities. The applicant is seeking to rezone the 17-acre site from R, Rural District, to PUD, Planned Unit Development District, to permit residential uses with a density of 11.8 dwelling units per acre and the community center, Development Standards A. Permitted Uses Multi-Family Residential Page 3 of 10 PROPOSED DEVELOPMENT TEST With Modifications Requested by the Planning & Zoning Commission 3/5/09 This development shall include up to 200 multi-family dwelling units with a maximum density of 11.8 dwelling units per acre. Community Center This development may have a maximum 13,000-square-foot community center that will include meeting rooms, exercise facilities, adult day care, social services spaces, and flexible spaces far community activities. The community center will be connected to the sidewalk and bikepath network on the site and maybe utilized by the public. Adult Day Care The adult day care may comprise up to 5,000 square feet of the community center. Parks and Open Space i. General: A system of walking paths throughout the development will provide the residents of this community the opportunity to exercise and socialize with neighbors. Amenities including benches, bike racks, and outdoor activities will be provided within the open spaces along the walking paths for use by residents and the public. Outdoor activities may include a meditation garden, a perennial garden, walking paths with stretching stations, gazebos, outdoor picnic courts with shelter and grilling areas, outdoor game courts with game tables, and bocce courts and horseshoe areas. ii. Avery Road Frontage: An open space along Avery Road will provide passive and active outdoor recreation space for residents as well as a public bike path along the Avery Road right-of--way. A community gazebo may be provided in this area to serve as a focal point and a gathering place for residents to enjoy the open space. Mounding, intermittent dry-laid stone walls, and a dry creek bed detention area along the Avery Road frontage space will be provided to add visual interest and to serve as a functional portion of the onsite stormwater detention. B. Arrangement of Use Areas i. All buildings shall be located in such a manner that adequate access is provided for fire equipment. ii. The three-story buildings and the community center are located in the center of the development sa that they will not adversely impact surrounding properties. Because this portion of the development is expected to experience the most intense use and contains the tallest buildings on the site, the single-story buildings around the perimeter of the development will function as a buffer to any future surrounding development, which is expected to develop as primarily low- to medium-density residential. iii. The existing tree mass north of the proposed site has been preserved with the exception of approximately two trees through the design of the connector roadway ("Avondale Boulevard"). Page 4 of 10 PROPOSED DEVELOPMENT TEST With Modifications Requested by the Planning & Zoning Commission 3/5/09 C. Setback and Lot Coverage Requirements i. Building setbacks from dedicated road rights-of-way: Avery Road: 100' Avondale Boulevard: 30' ii. Building setbacks from property lines: South: West: iii. Pavement setbacks from property lines: North: South: East: West: 40' 15' 30' (excluding public bikepath) 25' 100' (excluding public bikepath and walking paths) 15' iv. Minimum distance between structures: 10' v. Encroachments: Stoops, steps, window wells, and architectural features shall be permitted to encroach up to five feet into building setbacks. All other encroachments into setbacks shall be permitted in accordance with the City of Dublin Zoning Code and applicable Building Code requirements. D. Landscaping, Screening, and Buffering i. General Standards: Except as otherwise stated herein, landscaping shall conform to the Dublin Landscape Code, Section 153.130 et seq. ii. Landscaping Plan: A landscaping plan for this development shall be submitted to the Planning and Zoning Commission as a part of the final development plan. Landscaping shall be in accordance with that which is approved as a part of the final development plan. iii. Single-Story Unit Landscaping: The front of each single-story dwelling unit may include a stoop or small patio space in accordance with that which is approved as apart of the final development plan. Landscaping shall include a variety of small shrubs and plantings in accordance with that which is approved as a part of the final development plan. iv. The applicant will utilize the existing tree row and landscape material to meet the intent of the property perimeter landscaping requirements along the southern property line, The applicant will coordinate with Planning at the final development plan to supplement the existing vegetation where necessary to meet the intent of the Code far required screening. Page 5 of 10 PROPOSED DEVELOPMENT TEST With Modifications Requested by the Planning & Zoning Commission 3/5/09 v. It is the intent of the applicant to provide an aesthetic landscape treatment along the Avery Road frontage. The landscape treatment will consist of a dry creek bed detention basin, mounding, intermittent dry-laid stone walls and plantings consisting of mixed perennials, grasses, and deciduous trees in accordance with that which is approved as part of the final development plan. vi. Rain gardens may be used to supplement stormwater management for this site. Should rain gardens be utilized, landscape inspections shall be obtained by the property manager if requested by Planning, which will be furnished to Planning for evaluation, The management will continue to provide landscape inspections every three years thereafter if requested by Planning. E. Open Space i. Open space shall be provided in this development in accordance with the approved preliminary development plan. The open space dedication may include rain gardens, a meditation garden, a perennial garden, a playground, walking paths with stretching stations, outdoor picnic courts with shelters and grilling areas, outdoor game courts and fifty percent (50%} of the total acreage within required setbacks. ii. Open Space Amenities: The developer may install a gazebo within the open space along the Avery Road frontage to provide a gathering place for residents. The design of the gazebo will coordinate with the design of the three-story buildings and community center and will be in accordance with the approved final development plan. Other open space amenities may include benches, bike racks, walking paths, outdoor activities, and community garden spaces placed throughout the development for use by residents of the community and the public. F. Access and Circulation i. Vehicular Access: Vehicular access to the site from Avery Road shall be provided through a connector roadway ("Avondale Boulevard") that will be constructed along the northern boundary of the site to the western terminus of the development. Two vehicular access points into the site will be provided off of the connector roadway in the approximate locations shown on the preliminary development plan. The final access points will be based on the findings of the finalized traffic study and will be in accordance with that shown on the final development plan. Necessary traffic improvements to the surrounding street system will be determined based on the findings of the traffic impact study for the project. ii. Private Access Drives: Private vehicular access drives for this site are intended to provide sufficient fire access and circulation throughout the site. The private access drives shall be provided in the locations shown on the final development Page 6 of 10 PROPOSED DEVELOPMENT TEST With Modifications Requested by the Planning & Zoning Commission 3/5/09 plan and shall be installed in accordance with the specifications of the City of Dublin Zoning Code. iii. Pedestrian Access: Bikepaths shall be provided along the northern boundary of the site on the south side of the connector roadway and along the west side of Avery Road that will provide this site with pedestrian access to future development in this area. The bikepaths will be stubbed at the western, northern, and southern termini until future connections can be made. iv. Pedestrian Circulation Systems: Sidewalks shall be provided throughout the site in accordance with the specifications of the City of Dublin Zoning Code in the locations determined at the time of the final development plan. G. Street Design All public and private streets will be designed and constructed to meet the standards of the Dublin City Code regarding pavement thickness, strength, and durability. i. Connector Roadway ("Avondale Boulevard"): Right of Way Width: Tapers from 70' to 60' from east to west Pavement Width: Tapers from 42' with a 4' median to 28', back to back of curb ii. Private Streets: Pavement width: 24', back to back of curb; 26' on the north and south sides of the three-story buildings, back to back of curb. iii. Public Right-of--Way: Dedication of right-of--way for Avery Road and Avondale Boulevard must be dedicated either by plat or general warranty deed within 30 days after Final Engineering approval. H. Parking Standards The proposed parking plan has been designed to accommodate applicable City requirements and the programmatic needs of the residents and facilities. Except as otherwise stated herein, all parking shall conform to the City of Dublin Code. The following standards shall apply to the proposed development: i. Multi-Family Residential: 1 space per dwelling unit ii. Community Center: 5,500 sq ft; 1 space per 250 square feet iii. Elderly Day Care: 1 space per employee; plus 1 space for every 5 day care clients I. Architecture i. Three-Story Residential Buildings a. Design: The architectural concept for this project is intended to be traditional in style, combining steeply pitched roofs with a variety of materials including brick, stone, and hardi-plank siding. Additionally, a number of traditional Page 7 of 10 PROPOSED DEVELOPMENT TEST With Modifications Requested by the Planning & Zoning Commission 3/5/09 details such as brackets, fascia boards, vents, shutters, and window lintels have been added as ornamentation to further distinguish the project. The architecture shall be in accordance with that which is approved as a part of the final development plan. b. Building Height: The maximum building height of the three-story residential buildings shall be 35 feet as measured to the mid-line of the roof (excluding architectural features such as chimneys and cupolas}. c. Materials: Permitted exterior building materials shall include brick, stone/synthetic stone, cernentitious siding (such as Hardi-plank), wood or wood composite material, and aluminum (may be used for trim only). Roofing materials shall consist of minimum 30-year dimensional shingles. The application of brick or stone veneer to a single building facade shall be prohibited. ii. Single-Story Residential Buildings a. Design: The design of the single-story residential buildings is intended to coordinate with the design of the three-story buildings and community center and to resemble individual cottages. The units will utilize detailing such as wooden planter boxes, decorative brackets, vents, and window lintels, and flared building and chimney foundations. The architecture shall be in accordance with that which is approved as a part of the final development plan. b. Building Height: The maximum building height of the single-story residential buildings shall be 22 feet as measured to the mid-line of the roof (excluding architectural features such as chimneys). c. Materials: Permitted exterior building materials shall include brick, stone/synthetic stone, cernentitious siding (such as Hardi-plank), wood or wood composite material, and aluminum (may be used for trim only). Roofing materials shall consist of rninirslurn 30-year dimensional shingles. The application of brick or stone veneer to a single building facade shall be prohibited. iii. Community Center a. Dew The design of the community center is intended to coordinate with the design of the three-story buildings and single-story residential buildings. The community center will utilize detailing such as dormers, decorative brackets, vents, and lintels, and may include the use of architectural features such as chimneys or a cupola. The architecture shall be in accordance with that which is approved as a part of the final development plan. b. Building Height: The maximum building height of the community center shall be 22 feet as measured to the mid-line of the roof (excluding architectural features such as chimneys or cupolas}. c. Materials: Permitted exterior building materials shall include brick, stone/synthetic stone, cernentitious siding (such as Hardi-plank), wood or Page 8 of 10 PROPOSED DEVELOPMENT TEST With Modifications Requested by the Planning & Zoning Commission 3/5/09 wood composite material, and aluminum (may be used for trim only}. Roofing materials shall consist of nuniYnum 30-year dimensional shingles. ,J. Signs i. General Standards: Except as otherwise stated herein, all signs shall conform to the City of Dublin Code, Section 153.150 et seq. ii. Sign Plan: A sign plan for this development shall be submitted to the Planning and Zoning Commission as a part of the final development plan. Signs shall be in accordance with that which is approved as part of the final development plan. iii. Ground Signs: Ground signs shall be subject to the following standards: a. Number: One (1} ground sign shall be permitted at the entrance into the site from the connector roadway ("Avondale Boulevard") at the first access drive. One (1) additional ground sign shall be permitted along Avery Road aligned with the community gazebo and the community center. b. Size: Ground signs shall not exceed 20 square feet in area or 6 feet in height as measured from the established grade. c. Landscaping_ Ground signs shall have landscaping around the base of the sign as required by the City of Dublin Zoning Code. d. Materials: The sign and sign base will utilize stone/masonry materials. e. Illumination: All signs shall be externally illuminated with ground-mounted fixtures. K. Lighting i. All lighting shall meet the Dublin exterior lighting requirements unless otherwise specified herein. ii. Light levels far the outdoor recreation area shall be sufficiently reduced during the nighttime to reduce the impact on the surrounding area, as approved at the final development plan. L. Waste, Refuse, and Maintenance i. Waste and Refuse: All waste and refuse shall be placed in containers and shall be fully screened from off-site view by a stone or brick wall in accordance with the City of Dublin Zoning Code. Such walls shall be constructed with materials that are harmonious with the architecture of the nearest primary structure on the site. M. Fences i. Fences will be constructed according to Code Section 153.078 unless otherwise specified herein. ii. Fences shall be constructed of a natural material such as woad or a wood- cornposite material. Page 9 of 10 PROPOSED DEVELOPMENT TEST With Modifications Requested by the Planning & Zoning Commission 3/5/09 N. Utilities i. Sanitary sewer shall be extended to the site from an existing trunk line located north of the proposed development area. ii. Surface drainage shall be handled with a detention basin located in the eastern portion of the site within the Avery Road frontage setback. Stormwater retention will be handled off-site within the undeveloped portion of the overall 140-acre parcel to the north of the site through a dedicated stormwater easement. The surface drainage shall comply with the Stormwater Ordinance. O. Phasing The proposed development will be constructed in two phases. The developer intends to include the construction of all roadways, walking paths, the northern 15 of the 30 single-story buildings, and the eastern halves of the three-story buildings and community center. The second phase of the development will involve the construction of the western halves of each three-story building and the community center and the remaining single-story buildings, Page 10 of 10 SUPPLEMENTAL INFORMATION REGARDING PROPOSED USES (NOT PART OF PROPOSED TEXT) National Church Residences at Avondale Woods Community Center This development shall have an approximately 13,000-square-foot senior community center that will include meeting rooms, exercise facilities, adult day care, social services spaces, and flexible spaces for community activities. The senior community center will be connected to the sidewalk and bikepath network on the site and may be utilized by the public. The social service spaces are designed to provide a wide range of services to clients. The proposed development includes 5,500 square feet of community space, with offices for staff and administration, which will be utilized by the NCR's Service Coordinator. In addition, the support services staff will have access to office materials, furniture, equipment, and supplies within the community and office space. The Resident Association will be encouraged to utilize the common space in the building for all activities, health screenings, and community functions. • Role of the Service Coot~dinatot~ The Service Coordinator (SC) is a service manager for residents and their families. He or she coordinates the services to be provided by local agencies and care providers. The SC provides informal consultation, information and referrals, plans educational programs, coordinates volunteer opportunities, creates links with outside service agencies, and negotiates affordable services as needed. In addition, the Service Coordinator encourages and assists with the organization of a Residents' Association to give residents a sense of involvement in their community. NCR's Service Coordinator, facility management, and the Residents' Association work in conjunction with one another to develop an active resident advisory council to encourage independence and establish a supportive environment through community outreach and resident empowerment. • Desct~iption of Se~•vices These services will be furnished directly to the residents by connecting residents to services that are available in the community at no additional cast. NCR will utilize existing governmental programs for qualifying residents whenever possible to avoid replicating services which are currently provided to area residents. National Church Residences and the support service staff will focus on providing all of the residents with services that are specifically formulated and based on resident need. The Service Coordinator will conduct a "community needs assessment" to understand and evaluate the need for broad-based service provision. Once the assessment is complete, the service coordinator will focus his or her attention on the needs of the entire population. The individual issues of residents will be assessed on an as-needed basis through a case management process, • Typical Services Include.• SUPPLEMENTAL INFORMATION REGARDING PROPOSED USES (NOT PART OF PROPOSED TEXT) • Coordinate available Meal/Nutrition Services (Meals on Wheels} • Make light housekeeping services available Ensure the availability to adequate transportation services for residents • Provide information and referral to home health services Provide accommodations for and support of a Resident Association Maintain contact with local agencies regarding programs and services available and notify residents of such services • Utilize the resident assessment questionnaire to determine what specialized needs a resident might have Work with local agencies to arrange for services and utilize the corporate Service Coordination network for resident service problems Adult Day Care • The Adult Day Care Concept "It is the stated preference of the elderly to remain in their homes even when confronted with serious illnesses and disabilities brought on by the aging process"....AARP Survey. Adult day care (ADC} offers comprehensive medical, social and nutritional support services to the frail elderly and disabled in a safe and secure congregate setting. The availability of such programs provides an alternative to nursing home placement and allows the frail elderly to remain in their own homes, avoid isolation and stay active in their community. In addition to the clinical services provided by professional nursing and social work staff, adult day care's social and activity programming preserves the independence, dignity and self esteem of program participants. Adult day care also provides family caregivers, with whom program participants often live, the benefit of respite from the rigors of care giving and the opportunity to remain in the workforce. Demagt~aphics Based on 2010 federal census projections, over 22,350 adults 65 years of age and older live within Dublin and the zip codes contiguous to its borders. Applying an algorithm developed by the National Adult Day Services Association for determining community need, such a population would create a demand for adult day services at a Dublin center upwards of 559 participants annually. It is also reasonable to expect that during the first year of operation, approximately 10% of the residents of the senior community housing attached to the adult day center would enroll in the adult day care program. Similar centers in other parts of the country report resident participation that approaches 30% after the center has been open for 5 years. SUPPLEMENTAL INFORMATION REGARDING PROPOSED USES (NOT PART OF PROPOSED TEXT) • Assumptions Clients Served: The adult daycare is designed to accommodate 40-50 clients for this space (ODA/COAAA Requirement of 100sq ft. per client or 60 sq ft excluding hallways, offices, restroorns, food preparation, and storage areas). Typically, this involves serving seniors who do not reside on site, and are brought to and from the center by family members, Some percentage, 10-15%, will be residents who are ailing seniors who need round the clock care, but continue to live with their spouse or have a home health aid. At most, we expect 80 to 100 trips generated by the ADC clients. Hours of Operation: Generally, the ADC operations are open between 7 AM to 6PM, 5 days per week. The vast majority of adult day care programs are open 5 days a week (Man-Friday). Weekend programs are lightly attended with an expected enrollment fall off of between 85 and 90%. Staff levels Expected staff requirements is around 12-15 full time employees, including a full time nurse, social worker, and combination site manager/program coordinator. ~~ GATE HOUSE ~ --~~~ -EXISTING TREES TO REMAIN ~_4_1- ~ i = t PROJECT 51GNAGE / I / NCR I y ~ - ~ _ gyp- ~~ ~~~~ ~ PROPOSED LIB' Sj~'r ~ ~ I I I r aw~oias n s;aS, ~~ q Wb ~ ~ \~,. -- ~-- --- jf BOULEVARD G N~fEGTI~N I Avondale ! I r I ~' ~~~ App \\ ~ ~ GONSTRUG T IOt~ I I J WOOd3 WALKING TRAIL I -~ _ ADS mq ~c~\ r/U ~A'w ~ ~~ l ` I WITH ACTIVITY ~j-~ I a ~~. ~''~'C'I~~! \ '~'!~e I I I oua~n.a+ I BLDS uj ~ r ~ I ~ C~ ~~ ~ e»?e m. AND STRETCHING e• ~ a°b C y~ ' ~_ - - ~~ ,"~"'~~'~""Ww~a: STA710N5 I I n ra~oN ~ ~ ~ ))1 / ~ . ` ~,. ~~ I I ~,.,ID. I j O~ .Y ~/ ~ ~ '~ V I nxaeewuem~s.eene"eemv ~ -- PERENIAL 6.4RDEN - I ~ ' 1 ~ ~\ d Il ~~ ~ •~ \ ~_\~~\ \ CONTRASTING ~ -~ \ / 9 \ I a ' ~/ ~~; d 1'; ~ ~~ ^ I EXISTING WIDTH OF PAVEMENT I I `~ _ ~~ U ~ s• u ~~~ '~ AVERY ROAD Y`lALKWAY I ; ~\ ~ ~ ( ~ I I \ i ~ va~~ 4 v I ~.~~~~, ~ ~r ~ ~~ o _~ I I I I \ ~ ~ ~\ ~ ~ DRY LAID I / ~_ ~ ~ I , ,' ~ r ° ~ ~` ,~~~ ~ ~ I ~~ ! LIMESTONE WALLS OUTDOOR PGNIG ~ I ' ' ~ ~10I~~ 1 ~ ~ ° ~ ~ I COURT WITH I I 1 '~ ' ~ ~ hr'v r0~~ ~ (~ ~ ~ I Sa ~~' SHELTER AND ~) J rh, r ~J~/ ~ ~-~ y~ -~ PROPOSED 80'-0" MASONRY BBO I r ~ a~ _~~,+ ~ (~~~ ~ y~~W 4 RIGHT OF WAY LINE GRILL I ~ ~ ~71LD1~ "~ ~ "r' " r r:<w',~ ~ \~I ~ 1 I ~ ~ W~' AND PROPERTY LINE ~~ e-.. 1 v I ~ ~ ~'~ 3 ti ( ~ / _ I ~! l- DRYGREEK PROPERTY SCREEN rr ' ~ ~ ~~~' ``i ~' l ~' ~>S>FSraer. ~ - ~ ~ ~ ~ ~ BED IN LANDSGAPE AND ( I ~ I ~. ~~.; ~ ~rbr~Wr~ „ II I~ 11r~ ~ I RETENTION FENCING r f:; a ~~ I / .: I SWALE `~ r ~ ,` a ~ I Y 1 I PROPOSED II rSZeRr ~6 1 I / ~ 5' ASPHALT WALKING )? PROPERT" LINE ,lI ~' ~,,,,,-._i ~ ~~xevice ~ ter" ~~ ~ ~ ~ ~j~ ~~ I BASE ON 4" ROAD t I r q': ~R+ I'-~~- T' ' T ~ t ~ t~ GONTwaS,ING ~ ~. ~ ;: ,''~\ ~r,~ L ° / / I ~~ 7 n ^ °AVEMENT i j~'•~n;r-: / I / \NC~ rl I ~~` I ~~ 10 2 OJ I ~~ 4 "'^ '- C ~ LANDSGAPE WALKWAY ~- r I __ , / n ~, ~~` ~! l W I MOUNDING ~ -~~~ ~ ~• INTERGENERATIGNAL ~1 - L 1 INTERACTION AREA ~ + -~ ~1 ^Y• ~ \ f ~ ~, h8 ~ DRY LAID t 'TOT LOT' I I •,r- ~ ~ ~ 'r' ~~` cn, s ~, ~.~~ I LIMESTONE WALLS ~~ I 5' GGNG. 51DEh4~K I r t ~I `4.,,r; e I~ `' ~ r~ - '` LANDSGAPE ~ hase 1 ~r : r '- ~ ~ I ~ ~ ~~ ~ I MOUNDING p TYP. ~ OR NTRE r r l ~~ l Fr PRO., I u ~ ~-i I ~ I I \- e~ ~ 7~ _ ,_ '~ ~ \~ ~ ~~~ ~\~ ~g\,T r I ~ SIGNAGE phase 2 PRELIMINARY TRASH STATION WITH ~~-_ ;, .~ DRAWINGS MASONRY ENCLOSURE II''~~ 1 I ~ -irowiw"L' r~ I ~ COMMUNITY oA~ ~ ~ AND SCREEN NG TYP. I ~~ e r~ c wok, ~ 6AZE80 ano~cr: oezn FCR ENTIRE pRO,:EGT -~, ~' ~ r~~ 'I~ ~~, I DRY LAID development summary coPVnuwr: aooe I I I c ~a t ~ `.- ~ ~ r--~ isszrE oac: o~raoo PROPOSED ICI ~~ r"•` LINJL~ ~ I ~ LIMESTONE A A"'r. RECREATION AREA -' I ~--~ . ~ ~ ;~ ~ I I WALLS sere AREA: n ./• AcREG WIT-1 OU"DOOR GAME ~~ ~` '-""' ~ ~\~ ~~ ` -_ 2 ~' II ToruurrlTS, Zpp COURTS I ~ - err' ~ r~ ~ ~ - LANDSGAPE BODGE -HORSE SHOES-` ~ ( ~~ I E ,~~ '~ I MOUNDING ( ~ - ~~ ~ ~~ ~-~'~ ~~~~'~ ~ ~5'GONG,SIDEWALK W~iw~iwrrreA'-4u+rc-~~lo.i-GSF xse le,o5o•/-GSF ~ ' I I __ ~ I, ~ r -'-"'I~ i WILDING TYPE E'-31.N1T-2,394 N•G5F X4• 9,33E+/-GSF ~~.S 511~MITTED TO i;UuI~.L~I~. RECREATION AREA I ~ y ~ ~ .~, ., ~ + ~r ~l 1 ~ TYP. FOR ENTIRE ~:~, __ I ~ 1 txl J y _ ~ WILDINb TYPE G' - 3 UNIT • 2,996 N- G 5F. x b e D,33E ./- 6 5 F. ..~ GAZEBG __ ~I Iiz~t .~' j•~ ~ -s<: .,:~~i ii ~ i f ._~ \ ~ ~ ~ ~~I I I PROJECT ~(.~~~I'OR MEETING OIW_~~?~~ _ 6,,;, ~„ ,~ ~I ~ WILDING TYPE D' - 25 UNIT • $8,944 ./- 65 F. X ] = 51900 ./- 6 5 f. ' I - ~ ' ~ ~ ) o WILDING TYPE 'F' - GOMMNNITY f1GV1rrE 12,5"1 ./- GS.F. I ~'~. ~ ? ' -; = I I /I - 5' A5. HALT L+'~"' ~ - „~.~, II 0015 00 RUTS 8 ElDGS II IB' GSF. r u.-~.~,. _r WALKING ~ ` ~ `°--"'^~ ~ _ _ ~ - I.:- r/ ` TRAIL ON 4° Pw~ 4~ aatnlt~ eNOw+ tw~ai+D .; ~r~- ~ z= ;,p ~ I I ROAD BASE ~&a..~z'~~ c~. ~ - >;~' xr~ -a~<d sw _ i _ ~r ~ .I i~ . _, ra ;~_ ~~ ..~ ~~-=---•-- - _----~ - -- --- -- I DRY ;ew~tas ?~ .,-:+~-s~ ~:~• _,~~,/;~~ T_ _ - - - t.. ~ -- ~ ~YU'.G'Y'z : ~ i :~: ->.'~.° 1 ~ ,~' ~ ~,;r PRELIMINARY ~--~_-~ ' - ~ ~ - - - - - - - - - -- .- - - -}-~- ~ LAIp REDEVELOPMENT .r I LIMESTON_ PLAN J~~- - - - - - - - - 7Jd7 L - I I WALLS ~ -•' ^ 1'S - ,n_^,,a ,7j~:& ors-F ' EXISTING TREES TO _~ - i I ~ C 101 REMAIN I I SITE DENSITri I18 vN.,rsM ;ix[ I PARKING 260 SPADES 9' X 18' ~ I I NG SPACE PER PARKING AREA site plan 1'-0"= 80'-0" north ~ ~ ~ ~ ~ ~ ~ a a ~ NorE, THIS BUILDING 15 NOT LOCATED + p a r n e C $ ,~ IN THE 100 YEAR r=L00D PLAIN 0 20 50 100 200 FEET ~ ~ ~ - xv Ea~i ~M~,ia e~ s~~~meux aA u215 Phpie (614)221-1110 Fa" (61a)2r-Dear www.berordiparrne r s.c om Poirl DBH" Name CRZ Condition PoilA DBH" Name CRZ ondibo '1 30 Ash 14' Guod St 10 HuYbe 14' Wad I '2 10 Ma le 15' Good 44 10 Hadber 14' Good I I '3 B Wtkber 15' Good 56 a8 Ash /A Good I 'b l0 M1b le 15' Goad 47 6 M1b k 15' Good I I 'S IO Ab la !S Caood 58 U Nitka 15' Good `, I fi l0 Ash 14' Good 59 Q Hicko f5' Good I ~'~-~ - ~k. 7 8 Ash is' Wod (0 l0 HICYO ]5' Good ~ ',. '8 8 Ash 15' Good 61 !0 Hitko 14' Gaol I i ~ 9 td Omamental0ush 2d Good fit 10 HI&o 15' Good __ ~-------- W 8 Ash 1S Good •63 !0 Cner 15' Good I % 11 6 WcYtxi IS' food G 15 Ash ]5' Good II 8 Ash 14' Good '68 6 Ath 1fi' Good ~I ~ l3 IO Hackhe 15' Good '66 8 Cner 14' Good L 'll 10 Wckher 1S Good '67 8 Cher 14' Good ~ ~ I } 14 10 Afh 15' Good fib 10 Ash 15' Wod ~/ ~ 16 17 Cher 15' Good 'S9 6 Cher IS' Good I ~ r 1) ]5 hb le 15' Good '70 6 Chvm 15' Good ' IB ]2 Ash 15 Good 71 10 Cner 75' Good I 19 8 Hackbar l5' Good 12 10 Cner 15' Gaol N 8 Afh 1S Good •>3 10 Cho 15' Good , i 21 )8 Pine 1S' Good T4 8 Ash 15' Good ~ i' 22 !0 Ash IS Good •n 8 Ash 14' Good ' 23 40 4 more d0 Good •76 6 Che 14' Good ~ Ia 1s Cedar t5' Gone n 10 Cncr 1s' Good '~ )8 II Hlcko 35' Good I, 26 38 Male 39 ~ Good 79 >5 Hltkor >S' Good .._..+.~ 17 d0 le 80 Good AO >2 Ash 14' Good 2a b A4 a 40' Goad '8] 15 HlcYOry 15' Wod I '29 ' 11 Ath 15' ' Good B2 15 Ash 75' Good 30 10 Oak 34 Goad 83 12 Walnut 14' Good ~ ~-~ '31 15 Ash 15 Goad al 10 Cner L" Good I '~ ~~~-" '37 fi Aah 15' Good '85 ]0 Plne 14' Csood I u as wk ea' Gaud ~ I 3+ a Aso ls' Good Ar 36 Ma le 36 coed I 3s to ow aan a is Good u e ule is Gooa I '34 6 Hadber 75 Good a9 a Ma le 15' Good I % 37 6 WcYaer IS' Good 90 It Po tar 15' Good I 38 6 Hadbar 1S Wod 91 IB Ma Ia 18' Good I 39 6 Hadber 14' flood ~ 9I B Elm 15' Good I tj 40 8 Walnut 15' Good 93 17 MaDla 15' flood 4l 8 Walnut 15' flood g3 18 Nta le 18' flood I ~ d2 6 Walnut 15' Gaud 9G 12 Nfa le 15' flood ~......~ _..` ._ -L._.., /3 IA Walnut 1A Good 96 B hta le 15' feed I r0 ba la walnut 18' Goad 97 15 Ma le 15' Good 4 I , i {5 f8 Oak 1g Gaud 98 15 Maple 14' Good :I. '46 15 Vlalr:m 14' Good 99 12 Ma Ie ]5' flood m 17 10 ~ Ilattoe•ry 1S Goad ]W ll Maplo 14' GOOd I N 48 14 Walnut IS' Good 101 12 Mae 15' flood I µ {9 12 Ash 14' Good 102 8 Um 14' Good ~ 1 ~; SD 12 0.sh 1S Good !03 8 Chei 14' Good ~ I 41 8 Walnut >5' Good IOf 6 Ab k IS' Gaol I ' 42 6 walnut 15 Good 105 6 Po tar 15' Good ,' ; T Walnut 15' Wad _ . .................... _. I 53 6 .. _ .._ _ I _ TREE REMOVAL SUMMARY I ~' 1140" OIO~ COlipcr IOChe3 NOTE: I ~ `~ 1'40 to;cl cal'ryer inches does not Include 58' RemoJiy under Avondnle &vd, trees with (•) Decouee they are located olf I is be rdpjacad or mdign;fd aite. . •, I _ _ _ .I I TREE PRESERVATION DETAIL I 1. The Cily of Dublin Cade, 153 Land \~// LFrFNn I Uee, Tree Preaarvotlon, 153.141 (X; Ex. Cedduous Tree to DtRemoved I ~`~ . Definiliona. The arao Inscribed Dy an /)C,)(\ ~ I '•. ~~-imaginary Ilne on the ground °°°"°"" • benealh'o`tree~hdvtnq Ite cen±ar O Ex. Deciyluwl~Tree to Remdn I point cl the canlllr of lha trunk .' I of the tree and hgvhq a rodloa Ex. Evet~run Tree to Rem01n y,. -~ epual to cne foot Mr eaary Itch h diameter brevet het9hl. '""'~ _ _.....___. '~ 2. The City o} Duglln Code, 753 Lard -O~a Tree PtdtACtl6n Fence I ~1. Ueo, Canelrvctlon Acllvillaa, 133,145(A) `'y' Tree To Ba Removed I \ Prolacfve Fendnqq i Traea in chart locoled oN aite The hncinq ar QlheT protectlw I barrier moat be'lacoted d dbtann I ~~ hom the tmnk`Qhat equate of o ~ minknum, the dl'aiance of the criticd I ~ root :one or 15' wt2lchewr b greater, I unloe otherwlee app((oved by the planning Director or Oeelgrpe. I 3. Drip line Is labeled Ir radius leaf. ~; I I ,,;. r , .~ ..._.......,. I A \` - I s `` - ___ i ~~~,.. _ __~~_ r I ,,....,... r- ~- - -- ~ - y I .,. I j I ~ IW I ~ ,! u m ~~ l iw iro [ ] ~ ~ (~ ~ ~ ~ ~~ I I I i L f~ rr I JI% A Erb' L_'1 II ~ 99 II ..~ ~~ a ~ ~ i~ ~~_____~~~~ ~ ~ ~ 91 92 I IA 16 ~ ~ m ~ j % ~I Ir ~ ~ f ~ i4G ~~/ A9 ` }AO ~~ 17 9 6 31 r' i a I ''~...- IT I m b '` j ` x r Ag . ~ r.......~.r ~ + j ~ ~- ., . ~ ~ • ., ........ _ i ~ - I I S EMStinQ tlrivdray `,.'j I r GRAPHIC SCALE i ~ ~m ,;. ~I ,A r~ .= ; __ ~ i °, r.~cn I I r ' ~ uaee I { ~ ~ _,' ~,a~, I ,. ~ ,_ ~I I L__J I ~ ~ r ~' .,~., 03ry+ .. _..'~ %~ ~) ro I .-~~ ~_ __ ~_~__ _~I~ ~i~ } I ,~ ~~; I I `1 ~! ~i I x I~ t ~,~ I ~~ ~ i ~„ _ ~ ,r ~ ~ ~~~~ , ~I. M ~ O ^~ ~ a ~ ~ F~i FO V a ~~ b Iran root ae nim aeo adwCa vIM IM .°.V~rn~~eW+cmocwwrin - ~?++~ ~ mrt vrwc rnw W+-n b wu cm~o[ u Zh~/>aa e~ma w an .v..a e~ :' ,,\ ~ I ~ . '~ j 1 ~ \ -.. . , ...e... T....~ y.. ~'--..~... ~ .. ~ I . . I I .~ r - _-- ~ _-~ I / - I I I ---_--- -- -- - ~ g, - i;~ s~ a ~ a ~ I II ~ I ~~ I ' ? ~ ~ ~a ~ ~ $ I I i a '~. . ~a s~ 8~; E gip O .. _" ..'_ .. ~ O ... ~ 8 >< q ~ i t I~ I I I .` I 8 ro w ~ v ~ ~ ._... ~ ~ . . . av ~ ~ I ~ St a ~ 9+J 1 I x °'~ ~" <<- ,~ ~ ~ 8 ~ 8 ~ 0 ~ 8~ I I ~ I ° o $ I " I a A, uw~s ~ ~ ~ 8 ~ ^ 1 ~ ~ I ~ I ~ ~ / onud ~ d ~~. sx ~:= } ~ 3 x $ s a a ~ ~ X ~ I I ~ ,: 1 ~ ,, '~ ~~ ~ s ~-: _. - y I ~ I / ~ _ a , g I ~ '~ l I ~ ~ m l I s ,< p s _; -._ + ' ' ~ 8 ~ 'I~ ~ ~ e. ~ Gt i .S i ~ _ ~ ud .. i I ~ ~ ,. :gam t~ . i ~\ -_-'__ ~ ro e o 8 ~ i ' 1 ..., ~ ~ -. __ __ . '~ ~ \ti ps spy ~ S I ' ! ~ r p ~ ~ . -- 1 _~~~~ f ai 100 •o ~,~ ~ ~ _..r~ ~ I ~-~ l ' ' - . .»,,. . _ ~ _ g a I -~ ., _ g. , I I I ~ _ - -' ~-~ -- ~ ~_... .. ' 1 ti t- I I i ~ - ~,»~ - ~ ~.. a .. _ ~P _ _ - - _. .. I - -_ _ o- -- - - _._ _-- _ . .. ~ ; _= _ ~~. . _...... -. ~~ m ~ ~~~ 3^f ~~_ .__... ~.. .,. ..__. _.. __ ._. I . ~-~. i ._ .. '"... g ~ D I ~ C _- 1 - ~~ ~. ~._~ - m ~ = ,,, Q _ _.. ` .\ g ~.., ~' _ ~ ~ I uwac a>F ocsQa'Tav R£VIStQVS ©©~ ELIMINARY P CTTV OF Dl;BLIN", FRANKLIN CIX:NTV, OHIO PRELIl411\ARY DEVELOPVIEV'I PLAN OY FeDfuery 12 2009 xe eU 20015'2118 w.....,... .. ~.. o,.. , ~...,. °~'°~^•~ R FOR AVONDALE BOULEVARD . " NOT TO BE USED ' `M,~M1.-°'"'""~ `~500i ~"~;" ;~~ FOR CONSTRUCTION & AVONDALE WOODS ~""11GOn1 1 • ~ PRF.I.IMINARY GRAllING PLAN u~nuccry:meit to\[c\m(ICIVM ~~! >m ~1R11Y nM. oc wr b RtOU0. rmN a 3/tt/2001 p}fy ti d ar M d[i[1K a i/lil~OGI rM'~J M1 e[~Rerr. t Gt11YOSPf: 1 I 1 F Y C Y 1 t 1 _ 1 ,_ _- - - I ____-_~. -_ I __-____ __-~-__ 1 ___- _________ 1 __--^__ - -_..___-_ 1 _______________ i---- ___ ~-1 --------- -- I ~ ~~:~ 1~ ` ~ it i I :~9 .~ _ ,, I I I II 3 r~ l 1 j 1 I ~f ~ ~ ~, / ~ i ;I ~ ~ ;; ~ ~ ` I ~ 1 / ~~ I l k ~~~ ~ i t ~ ~~ i I ~ ~~, I % ~ '' ~ ~ ~ 1 • \ \ ~' e: f III ~\ ~ ~~~~ l e ~' I I 1 1 a V i I~I ' F~ 1 ~ _ I1 C -- ~ _ 11 t \ ` r.a j1 1 '__' _ _ A. -~_ I I -T ~' .1 ~Q h--1 1 ` T ~ -____ I I I I _~~... _ ~-~_ . J ~ '`-_ '~- ~ 1 1 _ x° ~ ~_ )' 1 1 ~ ~ ~ I I ~ ~--~ j~ sl i l i I ~' ~ I r- ~ ~--~ j IL-{ tJ ^ i i L I I 1 I I ~-- , ~,__ r I 1 1 ~ I 1 I ~-- T-1n r~-__J I 1 IL- __ JI y z >r~- I 1 I -~ ~;r~' --~ I I I LY _I F--- I 'tq~j I v o I I J 1--- I I I n- v ---r ~ 1 ~ II 1 °a~ I ~~ ~ 1 I ~~~ F- - ~ J ``• 1 ~ ~ - .. Eo ~ ?~ ~ ~ Q ~ i r ~ I i = A ~~ ~ I I r m REVISKk7S CTFY OF DUeL1V, FRAKKLIY C(M1NTY,ONp o.e. ~onw ~~ o~sa+slwe~ ©©iiiii PRELIMINARY rt+:~Lnal\ARYDEVELOPMEtiTPLAN Fepnayu zoos 2Wa~21t8 1 )/11/01 W+~e 11• M1 Ob ~ o.Y. h...r FpR ~'~ - ~ °°~ ~ ~~.~~ NoT To BB assn AVONDALE BOULEVARD .o„ ° .~ ~oa~ cox,srnc~ca~rorv ~ .A,~'ONI?.~-LF ~`'OOnS 3/~; I ~ ~ f'1:67 !\!I'\~ \i?~ I'TIl i ll I'I..\\ " II ) ~' ) 1 ~ I ~ - - -'-" landscape Requiremenb: & ~ I / / i ~ I ~ I I I8" DBH walnut to be removed // // / f Property Perimeter Requlremenh !Appendix Aj Y ~ _ _ _ _ _ / North: None IResidentiol use to the nodh) $ I i - - - - - - - - - ' - - - Project Sigrwge ~ // // / South: Buffer zone with a 20' average width will contain I I / / I 30' BuikLng Setback r } J I free per 30' OFT from Group A or B, plus a continuous d' ~ I ! ~ ~ height planting, hedge, wall, fence or earth mound. /) i _ _ _tivo:van e } 173 411 / 30 =25 Trees required ~/ ~,' - -' _ " r J I ri 39 Existing fieos, d' ht. shrub planting " ~ .1 } 36" DBN nsh to be removed j I and 40' butter zone orovided'o meet all j I •~ ~ " .; J I provisionscffhisrequkement I _ _ -_- _ ~ Bdck paver mecflon I ; East: Suffer zone with a 2D' average width will contain t tree \ ~ 3.5' ht. Shub ! ~ . I ; per 30' OFT from Group A or B, plus a continuous d' height ~ ~ I r - '" - I I - ~ planting, lyp. ! I J ~ planting, hedge, wall, fence or earth mound. J I r 31721f / 30 =2d Trees required I I , ; - _ eouleY , ~ 26 Trees d' (combined height) hedge I ~ ~ aR0 j and mound and 100' buffer zone I ' ~ ~ ~ provided I ~ West: None )Residential use to the west) I ~ ~ '' I ~ Dry4oid Ilr•.estane wcll, typ, Vehicular Use Area Perimeter AequlremeMs (Appendix 6) I - • Canshuction of wo9lo I tree per40' of boundary of vehicular use area OrT, ham I ~ - ! ~ be typical of Dubin sh/e Group A, B or C, plus a 3.5' overage heght continuous I ' dry4aid stone vrdts. I .,~ `~t;~~ I ~ I I planting, hedge, wall or earth mound. I I Nonh: t8T 140= 3 Trees required I I I J ~ 3 Trees and 3,5" nt. planting provided ~ ~ Uj ~ I , ! ~ South: Property Perimeter screening and 3.5' ht, hedges vrill 5 , d G y I I `/ I J ~ 'sweet tree. hP• be used to meet this requirement, r F ~ Q ;~ I Eost: Property Perimeter screening will be used to meet fna % ~ W ~ Q _ vere~~.n, requirement. ~5' g -a ~ U II X10°n ~ I~ ~ ~ J! ~ ~~ west: t23T l 40 = 6 Trees requred ~ a ~ ~' s 6 Trees and 3.5' M. pbnting provided y a ~ ~ ~ I „~ ~ ! ~6 ht. Hedge and mound ~ ~ ~ ~ d I ~ ~ I t ~ SAe PlonAnq Requlremenh ; o ` W ,j I I ~ I :~ I j Tree Planting:Icaliperinchper300sfofmultFfamBygrounc %~' a~'x , I "~~~L1Y ~, ~~ ~~ J ~ 100'ButdingSotbock coverage o < dzQ I I ~ ` ~ 1137,320 sf l 300 = 458 caliper inches required or o ~ A ~ I _ a I 111 184.2.5" cap trees required c s z'~ e ~ ~`~ r ! ~ l I i~ led-2,5"CaLtreeSand ~~ ~~~ I GaJr~un i - '! f Dry creek bed IDScdd'iia^alireesprovided. uy ,7°~~ r ~. J ~ • Ory creek bed to be a 12"min. Final quantity and s¢e of dl y s I ~ i If ~ I thickness of 4'to B'sized rounded additional trees to be determined F ~ ~, I N ~ ~~Jl ~ l merrockplocedotbottomof in Final Development Plan. swole. I ~ . i ~ ~~ ~ ~ ~ • Dry creek bed to Mve o voAoble Sheol bees Requlremenh on All Public ROW I / ~ _ vridth 6om 4'to B' wide aM Spacing for large trees is 4p' min to 45' max - „ ~ meanderaboutihecenrerlineof I ~ ~ I theswole. Avondale:1966'/a5=221reesrequired ~ ~ I r i Avery: 1772' ! 45 = 18 trees required ~ ~ I ~ ~ I ~~ d' ht, Hedge and mound ~ ~ ~ ,~ I , ~ f AoadwayCharacter (Excerpted from Dublin Communl'y Plcrl D c ~ I j ~ 100'setbock ~ W ~ I r 4 I I ~ ProjectSlgnage ~ Meandering bike paths ~ ~ y 3 ~ I I~ I I ~ ~Drybldstonewotl,typ. Formnl,maintainetllandscapeheolments ti 0~ s I I,V' ~ r/ I • Variable mounding with landscaping fo screen uses along r~ F~ O I I ~~~ rt~rnr r~~ ~ I roadways W~ ~ I Goren }• ~ ~ ! ~ O I I ~O I I 1 ) I ~ Tree Preservation Reaulremerds: a ~ ^ I r I I ! Bike posh s I I ! ~ Tra Raplaeement I ~ 1 ~ J S4 DBH inches removed= 54 Caliperinchesrequired ~,~, ,;...,,,. j .. I ~ SS Caliperinahespravidcdor ,e,, ~'" rotral J J 22-2.5'cal.treesprov'dec g, Wo'~.king tag Reaembn ~ v I ~ r n ) I uro ~' "~ r i ~ 6 F :' ~j 3.5'h'.Shruaplanting.NP~ I II ~ ~ ~ ~ ~ ~ ~ ~ +~~~~ I I I ~ ) ~ ©- _S~~ I I ~ r J 6' h'. pledge and ma~nd _-~_ -~ keAeod ~ ~ ~ ~~~ 25' Building ietaock I ( ~ I ~ Proposed declduaus bees ©~ ""~~! I, 111,;1 . ~ (~ t f \I I 1 ' J ., ` I Proposed large shmb I I / ~~_ ; II ~ . Exiling pee to remain ~ I I protected I ~ ~ I ~ ~ X Existing to be removed 4~ ~I y1r II/ ~ 9B ~or~m,~,- - - ~ _ . - ~ I GRAPHIC SCALE -"> G7 w~sa~' . - - _ _ _ - - -' - ~ Walking ha'I i 1p ~ --.- >~ ~ - - I 3.S' hh Stuvb pbnting 6' ht. Shvb plonting - - ~ - - - - - - - - Proposed tree b' Building Setback I 1 pro+eclbn !once g H EdsRng trees to remain and '~ he protected, NP. ~~ 3 • i tl y x R/`e A/W Cwnf. 0' C JO'-0 _ N Y LL 1'-0' '- • 11- • 11'- • IC-0' ie-D• M' Bke PaN Cawn.M Slda•dk I 6' Bks PaU (LOOeGae YvNe IMNN Ee»menl) TYPICAL 28' SECTION B-8.60' RM! SCNE: None R/iY R Eem! p! a~~J 44._6. !~ W 0 'l' t•_p• e'-D• ti_p• 41'-0' /'-6' ~~'-0' 1Y~0'_ 40' B4e PoN and UI-Ib Eounnt ~ ~ a 3 ~9M•dk i Cl ^ &ke Perera ~! V W 0 P a~~aA b' 94e oN ~ C z TYPICAL SECTION A•A 7D' R/W (~1~ ~~ rRNh [m.ntnt) ez Ao7. k~ Ron. g ~ z ~ ~. 0~-'. - - ~~ ~~~ <4 C/L Curve Data /~ ~ ~ ~I ` ~ ,.~ ~ I I 0 - 2895']6' /y` ~~/ rv~ C/L Curve Dola r~ ~ O R •500.0000' /00° F/ o`i '~ ' ~ a F' ! T .115.86' ~ d ^/ ~~ 12'S6'00~ G p _--~--_ L •227.17' ~Q h/ cp/ R .R 00.0000' ~ a 9 ^~ 20' StolE~mt~ /Qv h~/ hy/ T -.,fi.B209' I ~y ~ /R-- $_.__-».~..r._ prop. Public Stam `~~/ ~ I ~ F O I r, p I rm xi&Iing W00f18 -~'• v V ~ / b I Area to Remain W ~ /~~y / AVONDALE + I ~ ) I ~ ~ o r /Ro _ - ~ ~ ~---- - - I 0. IQ / ~ Prap. Public Storm / Prop. Publk WoUr ,4~. ~ ~ I 1 } ~ 491' t ~S. ! ,7 E ~ Biko olA k u it ml ~ ~ ~ ~ ~ ~ €P~ ~l+ _ _ _ - _ . - - JO' auildiop Setback ~` ` ` ,`fie poth Aroy\ r ~ 7~ I I ~ k' ~ ~ Prap. Pluq ~ ~ L'~. ~ ~ \ ~ rr SlcrmE~io - ~` ~ Thm>t docM ~ I ~ ~ o ' ~ ~,~ onE Ydw \ _ : ~ ~ 3 F ©~o I I ~' ~ 8OU~EVgRD ~ ~ c &fn vpbe ^ t "~ I I e Cc I ~. _` ~ _ . ,~ prop. Publk !$ ~ ~1 _ ~ ~ ` ` _ R I I ~ ` ` ~ Q~ ~ GRAPHIC SCALE ~ I' j ~ IAA ~ ~ ~l I ~ I ~ s.ek.Tt pvdr, i I I rs` I€~ ~ ~ ~~ 5 I 1 a ~' ~~ 1~ I I ~~ ~ I ~ a S ~~ ~ ~ ~ ~ - iii Open Space Summary 9 North Setbock Areo (50%) = 0.30 AC South Setbock Areo (50%) = 0.30 AC I East Setbock Areo (50%) = 0.86 AC _ _ _ _ _ _ _ - - _~ ~ ~ ~ g 'JJest Setbock Area (50%) = 0.27 AC "- "- ~ , \ I j Resident Picnic Gorden = 0.24 AC Meditotion Garden = 0.25 AC _------- Siiting Garden = 0.22 AC North Setback Area - 0.61 AC 50q = 0.30 AC"`--,.~ ~ I I~ I ~ Perennial Garden = 0.17 AC _,_. „``.~ \ ~ Av I jl j B C~tdcor Recreation Area = 0.72 AC ~ ~ ~C~.F BOUiFy ~o Gczeho Area _ 0.52 AC ' ~ _ ARD a TOTAI Open Space Provided = 3.85 AG ~~ ~ _ ~ ~ 'p ~ z~ ~ a I IQ Lot Caveraae Calculation ~ ~I Pavement = 3.76 AC m t I Building = 4,85 AC o I I ~' Q x ~ ~ Sidewalk = 1.80 AC a J , o` Q A Total = 10.41 AC r Perennial II ~ ~ !' ~ `~ of 17 AC site = 61% $ Garden O ~ 1 I `` WW~ W 0 ~ t 0.17 AC 11 6a ~3a r o ~ J ~ y~ ow~ D ~ r~_i ~ i ~ p w d N UC'1a N I 'L yUN h rp 1 0~ ~00 ~ ~ o Sitlin o I au I ' a. Gorden ° ~ 'u A Q u 0.22 AC Q I U I u ~a ,'~ g ~ a I ~ i , d' N $ ~~ J O C1 V I Q I I , I n !!I ~ ~ 4 0 ~ 1 ~ e < f ti ~h a I ~ ~y -_-, 1 N 11 I N Meditation ` W F '' 4 i Carden I 0.25 AC W~ ~ ~ ~ ~ ~ { r i a I ~~i ~ Outdoor Recreation Area ~ ~ ~ I ~ ~~ ;'i ;~~.;;'lli ~ 0.72 AC ~ r i ~,. i ~ ' ~' 6 0 ~ 1 _..._.-- ~ -- _. ~ ~ ~ ~ _ __ - ~ g r ^ ~ r 5Gx ~ 0.30 AC I ~~~_~ 0.61 AC ~ South Setbock Area - I ~, li g 1 1 ! ~~ OPEN SPACE MAP I I GRAPHIC SCALE ~p Scale: i" = 60' • l ~~ i ~,r~.mn.. ~ ~ .I I s ~t~ e5 2~I~ORI\. 11 n0~JUtA1~RY~i>mt1Y r-'RY-OIAG iYMtl i~ iRpM1, ~lfUi a ]/It/90m f.~T!) w Y1 s.tl y JfT.Y1L an ]/1]/t00i MZO w N~wG I I y. `s eal I I N /~ RQ 3'g 1 I 1 1 ~ q~ 1 1 1 I t I 1 _- --- 1 1 I I ~s. _~ g __---___ _- =_ --_____- _-_-__- ___" __ __---- ------ -_ I _ --_~ _ I I ~ ~ ~ Vq yy+~ ----'- _ _ - ___--_-- ___----- --- -__-_`-_- '-` I I I I 3$~f -- - - --_---- _ 9' _-`------ real i ---_____- .rut I --- _~ -- ----- -_-_ n u 1 __-_--__- -------- ___----`ll -- ERs ~ C.c _~'-___-__ _ I I I I __ Lt ~ OO e -- _-____ I _---'"---__ ____ ~,~~i. ~ II ~ I =I II IIY 1 V s X38 _ a I 1 I ~= I I~~i~= I I IM ' ° ~ , I /i I~ ~ I I I ~~ ~ ~r 11 - o If s 5 r V ,l7~f f „ . . / V ~ ti ~q ~' ~ (~ f .. ~ r / ! , _ ~ ~~ ol:~_ p ! y ~Y ."~ ~f fl $Y $y i /, 1! If ' I, Y ,l I/ ~ 11 ---- I --_ x I f § ~~ ~ 1 I a I ~ ~ ~~ M r_i ~1~~ - 1 --- f 4 ~ 1 11 ~ ,rig8 w _~~Yy _ ~ ~~~i',~„~ --,_ 111 ~' I~ i ~`_ _ ~~r~i~ - -WU'i _ 1'_ _ 1 --- ~ i ~ N ~ - - +-•eJMVritp~ry 1 ~ , 3 'rr'rb- ~ o ~ ~~ /~ - S``6 ~ o i ~ r~ ~_ -_"~- - - $_-_ - _~--' `xa „~; 1.-13`--_ $ ~ YtY~a y 'sue ~:i ' a$= ~ aR `~+ ~ 'SSA f P.3 4 a~ ~~~~ ___ AC. _ I$ a0 [ugh ~u>~ p:z~ r .. ~r 7-- --t?'HS~i~i ~ _~ ~ ~ •~ n , _ St t9' _.. -~. . - ..3 ~~ 1 n'A ¢$k 1 1 I i .~ __ - -- _ . I I ~ x 9 ~o e ._ _ __ _ _ _ -_ _ .._. _ _ _._ 1 _ -_ _. ~ ~ i ~ i i i ~ i I I I Y ~ ~ l oR ~ ~ ~~ ~ 3 g I ^ ~pp _ S vi O I I I ~ ~ A a~~~ u g ~ I I S ~ i ~ B I D y C OO Yw- ~ 2 °Nq G n w ~ 1 ~ I ~ _ fA ~~~ ~ _ __ D a S$ { I m I I x ~~ ~ ,. S ~ ` 01o-7&T993 03/70/7C07 I I I ~rrmon y ~aN R 0 Katm $ I I REVISIOIIS Cfl'V OF OUBI.IN, FRANKLIN (Yxl\'f•', OHIU Ora goo ra """` °"'~ °~~'""°" ~~ LIMIN RY PRF.LIMI~ARY PLAT Fehniery 17 7(109 20 082116 PRE A FOR , ~'^° '~°~ ~~°~~'"~~'"~"~ t.p NOT TO BE USED AVO NDALE BOULEVARD so. ~_. "'°'" ~ ~`°' "i't ~ FOR CONSTRUCTION & AVONDALE WOODS - ~ ~*^^~^ -- P LI~~II~ RY PLAT r=fiv 1/1 RF. A PROPOSED PUBI.IG BIKE PATH WALKING TRAIL WITH ACTIVITY AND STRETGhIN6 5TATIONS~ PARENNIAL GARDEN- AGGE55 AND 5ERVIGE COURTS OUTDOOR PICNIC AREA WITH SHELTER ANO MASONRY GRILL' PROP05ED PROPERTY LIi~ CONTRASTING PAVEMENT AREA-~ INTERGENERATIONAL INTERACTION AREA 'TOT LOT'~~ RECREATION AREA bAZEBO ~ PROP05ED RECREATION AREA WITH OUTDOOR GAME COURTS BOGGE -HORSE SHOES '~+r++•r ~~ „ • + • r GATE HORSE \ n~SE~.[,ll~~..~•pR ROAUww `r,OJEGT 5iGNAGE~1 ~ i ~,~~ ~ 2 ~ PROPERTY LINE ~ DRY GREEK BED ~ PROP05ED MOUNDING PROJECT 51GNAGE DRY LAID LIMRSTONE WALLS ~GOMMUNITY 8AZE80 -PROPOSED MOUNDING 'THE GROVE' 5HADED GAME TABLE AREA HARDSGAPE WALKING TRA1L DRY LAID LIMESTONE WALLS north 0 ZO 50 100 200 FEET NCR Avondale Woods a,os~. on ~ ~, ~iw s~i.+. ,.,.,.~. ~En....~ee+r ~...w ^.rrw.ESew ...e.e.r..ewerer PRELIMINARY DRAWINGS MTO: 02r1Y0Y ORDIEGT~ 0011 carwawt aone ~ssocwa sutxros PRELIMINARY SITE PLAN +par Hers >se Ems ~~ Ea ~. ~ ,>z~s veou lsu(ttt-nio sm (mgtti-Deli www.DSrarQ~porlner~. com NCR Avondale Woods ~a~~. ~, ar w. w •.r•w •a w.~n.o •..~r ~...,n wwwa rrwrr.r•ra~wwrrw.• wFrw r.rw.~nw ^~o~rwirrrwr development summary 517E AREA. 17 ./- ACRES TOTAL WIT5~ 200 rFlll'!! L BUILDIN'b TYPE 'A' - 4 WIT - 910 •/- 6.5F. % 5 • IbA50 ./- 65.1', 6JILDIN'Fi TYPE 9' - 5 WIT - 2,934 •/- 65.F. X 4 • 9996 •l- 65.F, EWILDIN6 TYPO- 'G' - 5 WIT - 295b ./- 65.F. X b • 15936 ./- 6.5.F. EYJILDIN5 TYPE T)' - 25 WIT - 28,444 .!- 6.5f. X 2 • 57988 ./- 65.F, B'ALDiN:~ TYPE T" - GOM!+uT;ltt HOU5E 5,456 ./- G.B.F. TOTA! 5~ 100 WITS IB BLD65 - 104,546 •/- 65F ~~ MlIUC Z. ~ tlllN.DIN~l3FIbWI EiGDCD 16,050 d- 6.5 F. BVILDINS ttPE A' - 4 WIT - 9992 •/- 65f: x 5 • BVILDIkb TYPE B' - 3 Lr;li - :,334 •/- GSF, X 6 • ta,00< .I- 65.F. OUILDINS TYPE 'G' - 9 WIT - 295b •/- 3.5 F. X 4 • 1024 d- 65.F. BUI.DINfi TYPE E' - 25 W.7 - 23 iC0 •!- 6.5,F. % 2 • 47,400 N- 6 S.F. 6jILDl.4' TYPE '6' - GG~1'I'{Y il~L.f_ 6b41 •1- 6.5 T. TOTAL5. _ 100 WITS 18 91D35 _ 44914 •!• b_5F. 517E DENSItt~ 11.8 WITS/ACRE PARKIN6~ 260 SPATES 9' X IB' I wG SPADE PER PARrlhb AREA ~' THI5 E>VILDING 15 NOT LOCATED IN THE 100 YEAR FLOOD PLAIN PRELIMINARY DRAWINGS onrc ariaw ORQ:f Li• Olf t•1 core rna aouo IBS~ii ~ulr ~i~11.9Y SITE AREA CONTEXT PLAN C2 +pa r n e r s site aontert plan N.T.9. north k9 (ml I+wyiWi Ax [Mwbu. Oio 1815 Dion. (6H)2tl-lud fa (6u)7YI.0011 www.Carordipprlnpff. COm ~~Y NCR Avondale Woods (;~~~~ UM ~., IP,,.....~A,c. ~r,1..44~.a...~.... w •..w a r.aer r4.w ~~ r ,.i. n. /_ . ~ yR r ~ - ~^ 1~~i • ~~ ~ s. 4t..,ti~, ' 1 _7 . _' ~ ~ ~ ~ ~~ ~I ~~ ~ - ~ ~ ~ M ~ Oak Qz ~~~~,~, I PRELIMINARY DRAWINGS wlc nxnnw rrroRa• W141 IX'~'Infi~t Ul04 IBOU[ rytit IUII~NU SITE ARIAL OVERLAY PLAN ~I north + p a r n e r s W9 (m1 G:rynm Aq CwNut Oea 13215 vnm< lei4)223-nia rol (aigiii-ro!1 w w.bnrortllooriners, eom O 60 150 300 600 FEET ,ogpsoc ~'~ ' ~ _ i ~~ ~r I NCR Avondale ~f Woods ~ R~ ~lr4 w~rA•~ r~ ^AR~ rr~wlf~~alrY~lAr~ i 1 ?`' ~ ~1~ i ~.; `a ~~ ~~ :~ J PRELIMINARY ~.3~ DRAWINGS OrT6. OZ12Ul rawccTr 001+T cowWONr, 1000 1~~ iaeucnarc ovilbo i 1~ ,. , , . SITE "k' -+ AREA ` UVERLAY PLAN ,, f F .. w~ ~~~~ ~ ~ Ar -' { 1ti", ad ` , ~ ~fi ~ ~ ~ .~ ~ ,. `~ aorth + p a r n e r s ~' ,~ ~ %9 [W tm Iw td.004 OM W15 ' Raw (611) 21-1110 Fa (611)y1t•Cp}I www,bKOrtl~AOrIMn. eom 0 120 300 600 I~00 PEST r~ r ~r .~ ~srsa • ' ~ ~ w L ~ U _ I ~~ ~^ -~- _ e. J ~ 11 HOMEWOOD GOf PROPERTY LINE PID; 214-000191 HOMEWODD GORP, 5215 AVERY RD, DUBLIN, OH 49D02 DASHED LINE OF 500' PROXIMITY HOMEWOOD GORP.- I PROPERTY LINE ' GORP. LINE I PROPOSED PROPERTY I PROPOSED 51TE LINE I GONRAIL I I PROPOSED I PROPERTY ~ - , LINE ~ ~1'~ I _~ e' 1 Q J DASHED LINE OP 500' PROXIMITY 1 ~_~ _ - ® ~ ~ ~ ~ ® I I ® 4 I R _J adjacent property owners lief within 500' o! proposed site NcR Avondale P,o 7„~a,,,, Woods , spar r~ ieA7N a Rrncr . wer Amer ba ~unln, on couaa;n ox 4~ OOOOe en, ~i7~ 77,aro1n eewea.nw~e~w w cn w.w~. 6A[RRB! .106 ~ A ALL tim ~.o. !W7 hN'RY bAD B • COLLN7U9, ON IBOO7 wNw:e+an ~ rp eeeeei, •MtP\~ ~~eeo 7'i0~ ao-,ewl7 C oA xei Av7xr rou ~ cauen, oN 1eoo7 Fl0~ 777trNM ~~„~o ~ 6,N AV19lY bb D e0111~M, M X6007 MIO~ ]17400161 R812R 6!OlT96C~' 0. 9076 AV[RY ROAD E . ~a.79~.~7,6~ nc~ 7174~1H HlLN6 71010fAV V ill 6,77 AM[r bAD F. COLL#liA, OH bW7 ~,Oi 11,4aS/66 G .»~AN~ ,~~ ~~ ~~ rowea, off N6ro7 rm. ao-77~s1o 6rLN'~71l6 JM Il ee~ AvtRY oHC >m H ~ cau.+ein, ax leas ND, 1[b796N6 M2Rf ~~ I ~ eao AVERY Roan couro,n, ax hole 7'07. oio-,a96u AvERr RAGE l14 ~ 6,10 AVL7fY ROAD J c0u6se, oN 16o,e Prop ao-,ewa r«ne RAN ~r PA0.M pro. 6160 /uroe~ RAl 7m. K • cou,+e~9, a116ao7 wa ao-,6xu R e ~ ~,.~ L ~ Avt9r bAD, caurea a++eoo7 PRELIMINARY DRAWINGS 0AT[: OI172A9 FRQIEC7 f. 09111 COFVRipli: 2009 188VE OAlfl OIl11f09 PROXIMITY AN D TAX PARCEL ID MAP north ~ 250 • ' r • +par Hers 0 125 500 FEET 769 Cal <rtiNe~ Ara CaL~Ns, ONO U717 snore (su)277-rna ree (6~qm-mll www.berarclpartne~e. com ~ *f.1r~ ~~~ , ~ ~•~ t '~ f, it "i s t a ~~ I. /, FAUX STON= GHIMNEY !2 X10 WOODEN PLANTER BOX cottage A (4 unit} left~side elevation 1 r-I FAUx STGNE-.~ n -~ ~.~•'~t GH~~N~Y I ` t~j ..•,., ~~. ,d~ y ~ , 1 1LI \~ Ix cottage A (4 unit) front elevation f- 1 Avondale Woods Cottages Dublin, Ohio MATERIAL LEGENG: A ® BRiGK WAINSCOT B BUFF STONE VENEER G STONE WATER TABLE E . FIBERGLASS SHINGLES F 6" GEMENTITIOUS LAP 5101NG G ALUMINUM WRAPPED TRIM o ~ b Ib FtET PLANTER BOX l~gr1=1~_Qrr G ~ b 16r~E' .- • +par ners~ ,'~~ Irltis it 111p 1"~ ~illJ771-Ud J1 n,..,.1'r~a ~. rh r.~ ~. ( 1 .~ f •. f~(~`1 ~ `~.i.. MATERIAL LEGEND: BRICK WAINSCOT BUF~ STONE VENEER 5TONE WATER TABLE FIBERGLA55 SHINGLES 6" GEMENTITIOUS LAP 51D1NG ALUMINUM WRAPPED TRIM PLANTER Box Ci ~'~ PLANTER BO\ cottage B ~3 unit) front elevation I C- pry' "! i ~ '! °~ Avondale Woods Cottages Dublin, Ohio ~ O 8 16 FEET 1/8"=1' 0" •- • ~+partners~ w.:., ~~. ~ .~.•>~,r, .:. cottage B (3 unit) left side elevation 118"=1'-0" O :~ ~ .6 FEET .``~,4 r ~. ! 1''1'.1.1• rye/', ~; .fit :~ ~~ ~~ ~~~,~ F _ -' ~~ -~~~~ /AAI ~: VP iilft~l I~.III~'~'llll~~~!Ji,1' uG1 ~E'?II ~'~ ~~U .! i~illl I.II I; ,,N~ •~ ~f ~~~t rr ~ ,. f~ S A r e G I~ E '~ i r7 ~ 1 F ;~ ~ , G F 1 -WOODEN PLANTER BOX cottage C (3 unit) right side elevation 118"=1 r-o" O 4 8 ib r.CT cottage C (3 unit) front elevation ~~I ~ Avondale Woods Cottages Dublin, Ohio PLANTER BOX 1'~~Ir11-O11 0 ~: b I~reeT MATERIAL LCGEND; BRiGK WAINSCOT BUFF STONE VENEER STONE WATER TABLE FIBERGLA55 SHINGLES b" GEMENTITIOUS LA° 51DING ALUMINUM WRAPPED TRIM ~' •. ~partners~ ~., ~~„~ i,,,,,n.1 xr ~ r,~, v1 ~~:~~, ,, i~u,:n~~,~,~ ~,. u••~~;,,.,~~1 ,..,.~r._,,,.i„ ., ELEV, 46'-0' T.O RIDGE FIELD BRILK --. SELELTION ~ Grl, G~'ED BRILK .ELCGTIOH --. ~'~ELD BRILK GC.CLT!OV HIG~'LIG-~7E7 p'Z*Ln. -~, 5L•LELTION ~ ///~~~ti16ti.~G~7ED BRILK / SCLCLT ON front elevation uuiiaing ~ A ~ cu ~ ~ ~ 0.4 b IbFEET wing end main entry elevation elevation community building ~~1 0 4 a 16 FEET wing end elevation ELEVATION OttY FIELD BRILK A v MATERIAL LEGEND: BRICK WAIN5LOT B . LONTRAGTING BRICK WAINSLOT G EuFF STONE VENEER e STONE WATER TABLE FIBERGLA95 SHINGLES b' LEMENnTI0U5 LAP 5101N6 ALM11N1M WRAPPED TRIM STANDING SEAM METAL ROOF •~ ~ • ~~par ners~ 169 irl l'rigs~.m Ir. Lrmbt Ina lyl5 PhaB (6ultn-um ra, m~lttl-ctrl .«,~.r .ar~~.. •~.~~~m YQST ELEVATION ONLY wing end rear entry elevation wing e n a vEST ELEVATtON ONLY elevation community building elevation 0~ a~~16 FEET Avondale Woods Dublin, Ohio PLANIV'ING AND ZONING COMMISSION RECORD OF ACTION `°"d °'° °"° long R°nye rannlnp MARCH 5 2009 ~ DRAFT 5800 Sn!er-Rings Road Dublin. Oh'o 43076.1236 Phone/TDD:6144104600 Fox: 614410-4747 Web Sile: www.dublin.oh.us The Planning and Zoning Commission took the following action at this meeting: 1. National Church Residences at Avondale Woods 5215 Avery Road 09-0072 Rezoning/Preliminary Development Plan Proposal: Rezoning of a parcel from R, Rural District, to PUD, Planned Unit Development District to allow for a senior housing development consisting of 200 residential units with a community center and associated site improvements, located on the west side of Avery Road approximately 4,000 feet south of Rings Road. Request: Review and approval of a rezoning/preliminary development plan under the Planned District provisions of Code Section 153.050. Applicant: George Berardi, Berardi & Partners, Inc; represented by Michelle Norris, National Church Residences. Planning Contact: Rachel E. Swisher, Planner I. Contact Information: (614) 410-4656, rswisher@dublin.oh.us MOTION: To recommend approval to City Council of this Rezoning/Preliminary Development Plan to change the zoning from R, Rural District to PUD, Planned Unit Development District because it complies with the Community Plan Future Land Use Map and because it adequately addresses the recommendations of the Southwest Area Plan and meets the Rezoning/Preliminary Development Plan criteria, with the following five conditions: 1) That the traffic study be approved by the City of Dublin and the City of Columbus prior to approval of the final development plan; 2) That the bikepath and mounding be removed from the future Avery Road right-of--way; 3) That the group of five parking spaces south of the outdoor recreation area be removed; 4) That the applicant obtain an easement encroachment agreement for the walking path shown within the waterline easement along the southern property line; and 5) That the text be modified to require minimum 30-year dimensional shingles as roofing materials. *George Berardi agreed to the above conditions. VOTE: 7 - 0. RESULT: This Rezoning/Preliminary Development Plan was approved. STAFF CERTIFIC,A.TION •~~ 7 ~: , :> V ~ Raal~iel E. Swisher,! tanner I Dublin Planning and Zoning Commission DRAFT March 5, 2009 --Minutes Page 2 of 13 1. National Church Residences at Avondale Woods 5215 Avery Road 09-0077 Rezoning/Preliminary Development Plan [This case was pulled from the cases eligible for the consent Agenda by Todd Zimmerman.] Rachel Swisher presented this request for review and recommendation of approval to City Council for a rezoning and preliminary development plan to rezone a 19.62-acre site from R, Rural District to PUD, Planned Unit Development District. She said the rezoning would allow a 200-unit senior housing development and aone-story community center. She presented an aerial photo of the site located on the west side of Avery Road and described the overall 140-acre parcel and the 17-acre development site, noting that a barn built around 1900 and listed on the Ohio Historic Inventory currently exists on the site. She explained that the Building Department had evaluated the condition of the barn and determined that it is beyond reasonable repair and will need to be removed should this development proceed. Ms. Swisher pointed out that the City of Dublin corporation limit borders the site on the eastern and southern boundaries, with parcels in Washinl~ton Township to the south and undeveloped Iand within the City of Columbus to the east across Avery Road. She noted the higher-density residential development located southwest of the site along the Hayden Run Corridor that is also within the City of Columbus. Ms. Swisher presented the Future Land Use map from the Community Plan, which designates this site as Mixed Residential Low Density with a recommended gross density of three dwelling units per acre for the entire 140-acre parcel. She said it was Planning's opinion that the Future Land Use map has been met with this proposal. Ms. Swisher pointed out a number of transportation improvements that are planned in this area, including the widening of Avery Road, the Britton-Cosgray connector that is projected to pass immediately south of this site, and the extension of Tuttle Crossing Boulevard. Ms. Swisher said the site is also located in the southeast corner of the Southwest Area Plan, which identifies a need for coordinated land uses and the need to address the challenges associated with the transportation improvements previously discussed. She pointed out that in the Area Plan the higher density residential areas are located approximately where the proposed National Church Residences site is located. Ms. Swisher explained how the NCR site would fit within the rest of the 140-acre parcel based on the Community Plan recommended density. She reiterated that the site is currently part of a 140-acre parcel, and because this parcel has a recommended density of three dwelling units per acre, it results in a maximum of 420 dwelling units for the parcel. She described the proposed NCR development site with 200 dwelling units on a total 19.62 acres which includes the 17-acre development site and 2.62 acres of dedicated right-of--way. She said that left 120.3 acres in total with 220 dwelling units left over with a density of 1.8 dwelling units per acre. Ms. Swisher noted that City Council had briefly reviewed this proposal at their January 20, 2009 meeting where they expressed their strong support for this project and a desire to collaborate with the applicant. She added that the Planning and Zoning Commission had reviewed this project on December 11, 2008, where the Commission had expressed concerns regarding the site layout, tree preservation issues, and the proposed architecture. Dublin Planning and Zoning Commission DRAFT March 5, 2009 -Minutes Page 3 of 13 Ms. Swisher explained that the applicant had returned with a preliminary development plan that addressed the Commission's concerns. She pointed out that the northem site boundary had shifted approximately 100 feet to the south, shifting the proposed roadway, Avondale Boulevard, to the south as well. She said that to make up for the lost acreage to the north, the applicant had shifted the western site boundary g0 feet to the west. She explained that they managed to save most of the existing trees in the northern portion of the site by making these changes. Shc added that the architectural concept had also been revised to address the Commission's concerns. Ms. Swisher said the proposed rezoning would permit the construction of a 12,600-square-foot community center in the center of the site which would contain community space for residents in addition to an adult daycare use. She pointed out that the applicant is proposing three-story residential buildings on the north and south sides of the community center which would contain a total of 100 dwelling units. She said that an outdoor recreation area is proposed south of the three-story residential buildings which will have a variety of game courts, a playground, and a gazebo. Ms. Swisher explained that 30 single-story cottage buildings are proposed around the perimeter of the site which would contain the remaining 100 dwelling units. Ms. Swisher presented a slide showing the proposed architectural concept for the north and south sides of the three-story buildings. She said the applicant had revised the architectural concept to include changes to the rooflines and added "widow's walks," shutters, and other architectural details to provide character. Ms. Swisher said the proposed development text specifies the use of primarily brick and stone, as well as some use of cementitious siding, wood and aluminum trim. She explained that the applicant had proposed three styles of cottages to provide variety and to assist with wayfinding. She stated that the proposed text specifies the use of primarily brick and stone, but may also include cementitious siding, wood, and aluminum trim, and detailing such as vents, window boxes, and flared foundations. Mr. Zimmerman confirmed that the aluminum was specified to be used for trim only. Ms. Swisher continued that a Traffic Impact Study had been submitted for review by both the City of Dublin and the City of Columbus, which preliminarily shows that improvements to Avery Road will require turn lanes in the northbound and southbound directions. She added that the traffic study will need to be finalized by both Dublin and Columbus before a final development plan can be approved. Ms. Swisher described the proposed preliminary development plan, including the proposed access to the site, circulation, and parking. She explained that the Community Plan recommends "Dublin Model Character" roadway landscape treatment for this section of Avery Road, which includes the use of meandering bike paths, variable mounding, and formal maintained landscaping, which are incorporated into the plans. She pointed out that a portion of the bike path and mounding is shown within the future right-of--way which will need to be removed as this development proceeds. She noted that the proposed Landscaping along the top and east sides of the mounds facing Avery Road will be more maintained and formal in character, but on the Dublin Planning and Zoning Commission DRAFT March 5, 2009 -Minutes Page 4 of 13 interior of the mounds the applicant is proposing a dry creek bed detention area which will assist with stormwater management on the site. Ms. Swisher continued that Code requires 25 percent of the 17 acres to be set aside as open space based on the acreage and density of this development, however, the Commission may approve a development text that allows a different amount. She pointed out that based on the nature of this development and the type of housing, the applicant has provided 23 percent open space, which in Planning's opinion will be sufficient based on the quality of the outdoor landscaping and the amenities within the open space. Ms. Swisher concluded by describing the two phases of the proposed phasing plan. She said that Planning has evaluated this proposal based on the review criteria for rezoning and preliminary development plans, and in Planning's opinion, this request is consistent with the Community Plan and the review criteria of the 7.oning Code, and approval of this request is recommended with tour conditions: 1) That the traffic study be approved by the City of Dublin and the City of Columbus prior to approval of the final development plan; 2) That the bikepath and mounding be removed from the future Avery Road right-of--way; 3) That the group of S parking spaces south of the outdoor recreation area be removed; and 4) That the applicant obtain an easement encroachment agreement for the walking path shown within the waterline easement along the southern property line. George Berardi, Berardi & Partners, lnc., clarified that there was no cementitious siding on the larger buildings or the community center and that it would only to be used on the cottages. He thought this was a much better project due to the Commission's and Planning's. Mr. Zimmerman confirmed that they had only moved the western site boundary 80 feet to the west before running into a utility casement. Mr. Berardi affirmed and noted that they had considered going 100 feet west, but instead stopped at the 20-foot telephone easement. Mr. Zimmerman asked if anyone in the audience wished to speak in regard to this case. [There was no one.] Flite Freimann commented that he supported this use and that he appreciated Planning's presentation regarding this development in context with the future development of the rest of the 140-acre parcel. He was however very concerned that in five or ten years that subsequent developers will want to develop the land and will not be able to meet the 1.83 dwelling units per acre recommended by the Community Plan and will argue that meeting that requirement is an economic hardship, although he understood there were limitations. He was also very concerned about the safety of the ingress and egress points so close together and that the roadway circulating the site could be unsafe if drivers drove too fast around the buildings. He asked what could be done to make sure the residents and visitors would be safe. Ms. Swisher said that details to assist with safe maneuvering throughout the site could be addressed at the final development plan. She said the concept plan had shown this roadway as a Dublin Planning and %oning Commission March 5, 2009 -Minutes DRAFT Page 5 of 13 straight shot around the site, and the applicant was asked to bump out the landscaping a little in the northwestern portion of the site to prevent it from being too straight. She pointed out that a sign is proposed at the first entrance, which will probably divert most of the traffic into the first entrance. Mr. Zimmerman confirmed with Planning that the 1.8 dwelling units per acre net density would actually be 2.5 dwelling units per acre if the two wooded areas were taken out. Ms. Swisher said that was correct, but that the wooded areas would still be included in the calculation. Mr. Freimann reiterated that he was very concerned that future developers would try to ask for sympathy and thought that it should be addressed now. He said he did not want to be responsible for a future Commission questioning what this Commission was thinking. Mr. Zimmerman asked how the other developments in this area compared to the 1.8 dwelling units per acre density range. Ms. Swisher said she was not sure, although Ballantrae, which is the nearest single-family development, has a lower density in that range. She added that the Community Plan recommends a transition of land uses from existing single-family development. Kevin Walter said if the overall site plan was zoned for a particular density, the last developer knows that when he buys it. Claudia Husak pointed out that the parcel was not currently zoned for that density; the Community Plan sets the policy and recommends that density. She said that the Commission is responsible for recommending approval or disapproval to City Council for any future rezonings. She explained that one of the review criteria is to consider whether the proposal is in keeping with the Community Plan, so if a developer comes in with a density that does not fit with what the Community Plan recommends, it will be hard to say that it meets the review criteria. Mr. Freimann hoped that the Commission could discuss the future density, and through the minutes, future Planning Commissioners will know that this Commission recognized that some future development may be limited by this proposal and they were comfortable with that. Richard Taylor thought that future development of single-family buildings on the rest of the parcel could be arranged as a transition from the higher density taller buildings to whatever happens on the rest of the site as the Community Plan recommends. He said that from the ground level, these buildings are very closely spaced and it does appear to be a higher density than perhaps Ballantrae, so whatever is proposed on adjacent properties in the future will have to be looked at from aground-level view. Steve Langworthy suggested that the Commissioners think of this proposal in terms of the total number of dwelling units that could be placed on the 140 acres based on the Community Plan recommendation. He referred to the calculation chart on page 9 of the Planning Report. 1-ic said that if 200 units are proposed with this development, then there are 220 units left to place on the Dublin Planning and Zoning Commission Q ~ ~ ~ -j March 5, 2009 -Minutes Page C> of 13 remaining 120 acres to be consistent with the Community Plan. He saki that if someone wanted to propose a higher density, they would have to request a change to the Community flan. Mr. Freimann was concerned that someone might come in with another higher-density proposal and add another 100 units on a relatively small amount of land. He continued that he would be concerned that there would then be 20 acres left with room for only two dwelling units. Mr. Freimann wanted to make sure that the record reflects that the Commission thought about this and that they anticipate some transition from the NCR development to what would ultimately be single-family homes on relatively large lots. Warren Fishman was concerned that the last developer of this site will say that the Community Plan is a flexible document. He was further concerned that because Columbus is so close to the site and the Commission does not have control over how they develop, the area could get really dense along Avery Road. He understood that the density of the remainder of the parcel could not be conditioned, but he felt they needed to be on the record pretty strong that the intention is to maintain 3 dwelling units per acre over the 140-acre parcel. Mr. Walter agreed that it was important to recognize that a change of density was expected in this area. He also thought the Commission should clearly state on record that Avondale Boulevard is proposed to be a through drive to connect the balance of the site. He said there have been cases in the past where there is a neighborhood nn one end and a neighborhood on the other end not realizing that there would be a large two-lane boulevard coming through as a connector. Mr. Langwvrthy said the Southwest Area Plan shows the road being connected through the parcel very distinctly. Mr. Taylor thought the revised site plans were an improvement over the concept plan. He asked if the main building was the same distance from Avery Road than it was previously. Mr. Berardi said it was shifted back at least 50 feet. Mr. Taylor said he had commented on the style of the three story buildings at the concept plan, and he was very pleased to see the changes. He said the cottage-style and the more formal appearance of the main buildings are far more appropriate than was shown previously. Mr. Taylor said he had never seen anything quite like the circular keystones over the round windows and he was very interested in seeing the details of the foundation and the slope and how it would be accomplished. He said the bungalows were very attractive buildings. Mr. Fishman asked what the timetable between the two phases would be. Michelle Norris, National Church Residences, said the first phase will he built out, and then they will go through the process of reapplying for the funding approvals. She said they usually like to see that the building has been fully leased, so it will probably be about two years. Mr. Fishman commented that when the first phase was finished, he would like to see the grounds at least seeded and mowed where the second phase of cottages would be located. Dublin Plaiming and Zoning Commission March S, 2009 -Minutes d ~r',~~ Page 7 of 13 Ms. Norris said that was their plan. Mr. Berardi added that the first phase will include the entire infrastructure for the second phase, and the grounds will just be a pastoral setting, hydro-seeded and maintained with cut grass. Ms. Swisher explained that the seeding details would be provided at the final development plan. Mr. Fishman confirmed that the proposed road improvements will be completed with phase one. Ms. Swisher affirmed and noted that the traffic study was in the final stages, but the final review comments are still needed from Columbus and Dublin which will specify the necessary traffic improvements to Avery Road. Mr. Fishman inquired how many parking spaces were provided per cottage-style unit. Ms. Swisher said the text requires one parking space per dwelling unit for the entire development. She pointed out that each offset group of parking spaces has between 13 and 30 spaces to serve the surrounding units and there are 156 spaces around the community center. She said there would be sufficient parking around each of the cottages. Mr. Berardi said there was more parking density around the cottages than with the larger buildings and that approximately 70 percent of the parking is associated with the cottages. Mr. Fislunan was concerned about where visitors to the cottages would park, and confirmed that there was overflow parking available. Ms. Swisher said there would be 262 parking spaces, but the proposed text only requires 2S2 spaces. She added that the community center parking lot would be available for overflow parking. Mr. Fishman confirmed that aluminum would be used only for trim and not for siding. Amy Kramb asked how the phases for the community center would be divided. Mr. Berardi said the community center is scheduled to be constructed completely during the first phase instead of in two phases as previously discussed. Ms. Kramb was uncomfortable approving less open space than Code required because she was already concerned that this site was too dense. She said if it was going to be that dense, she did not want to give up any open space. Ms. Kramb said she did not think it was fair to include the drainage area within the Avery Road frontage as open space because she did not think it would qualify as quality open space. She asked it to be put on the record that she did not like the percentage of open space. Ms. Swisher said that typically, up to SO percent of the area within setbacks had been counted toward meeting the open space requirement if walking paths and similar amenities are included, which are shown in all of the setbacks. She said that although it has not been included with the open space calculation, the community center is intended to be open for the public's use, which could be considered a supplement to the open space provided as the intent of the open space dedication is for the public's enjoyment of that space. She added that if the space for the five parking spaces to the south of the outdoor recreation area was included as part of the open space, the calculation would be at almost 24 percent. Dublin Planning and Zoning Commission March 5, 2009 -Minutes Page ~ of 13 Mr. Zimmerman commented that the Commission can allow a different open space percentage if they feel the intent has been achieved. He noted that this project will provide housing for seniors at a level not currently available in the city. He explained that sometimes adjustments of square footage and density is necessary to make everything work on the site. Ms. Swisher reiterated that the community center was not included in the 23 percent open space calculation, but the intent of the open space requirement is to provide a use for the public's enjoyment. Ms. Kramb asked if the adult day care that would be used for non-residents was considered a business in a residential-coned area. Ms. Husak explained that the site was not zoned residential, but that they were creating a planned unit development district that would include all the uses in the development text, and adult day care is included. Mr. Langworthy suggested that a school. could also be allowed in a residential district, and although not a residential use, it could still be permitted; so if the use was related to residential, it could still fit. I Ie noted that a home daycare would be a similar example of anon-residential use in a residential zoning district. Ms. Swisher pointed out that the proposed adult day care was also intended to provide a service to the residents of the development. Mr. Fishman commented that the Commission has no obligation to make this project economically feasible. Mr. Zimmerman suggested that he was trying to justify the adult day care as it will provide a use that is not currently available within the city. Mr. Fishman confirmed that the open space calculation of 23 percent did not include the community center. He asked about the nature of the public's use of the community center. Ms. Norris said that the adult day care was a structured business with apre-screened client base. She explained that family members would drop off the clients during the day. Mr. Berardi explained that there would be community activities open to the community at large as well in the rest of the community center. Ms. Norris added that a community meal program might be an example of a community activity that might occur in the space. Mr. Walter asked if the buffering and screening on the western edge of the site would be appropriate to future development. Ms. Swisher referred to the Community Plan recommendation of a residential use on the remainder of the parcel. She noted that Code only requires heavier buffering when there is a conflicting adjacent use. She said that landscaping has been provided and they are proposing a decorative fence as a visual barrier and that from Planning's perspective, the intent is met. Mr. Walter suggested they plant sizable trees that would ultimately provide a canopy into the 20- foot utility easement between this site and future development to provide buffering into that space. He continued that it appeared that in the southeastern corner of the site, the bikepath had no connection to the internal walking paths along the Avery Road frontage. Ms. Swisher pointed out that there was a walking path connection to the bikepath in the southern portion of the site. Mr. Walter asked what material was proposed for the walking path. Mr. Berardi said the walking paths would be asphalt. _ Dublin Planning and Zoning Commission March 5, 2009 -Minutes Page 9 of 13 Mr. Walter referred to Cottages A and B and said that they seemed to have a lot of roof to them. He pointed out that Cottage A had a dormer, but it seemed to have a low profile and asked Mr. Taylor if he thought that was an appropriate style. Mr. Taylor said that, given the style of the buildings, a prominent overhanging roof is entirely appropriate. He thought they were attractive buildings and nothing should be added to the roof. Ms. Kramb was concerned that the text would allow the cottages to be only five feet apart. Ms. Swisher pointed out that the text was referring to encroachments into required setbacks, not the required distance between buildings. She added that Planning would defer to the Building Code to make sure there were no fire concerns with building separation, and that Code permits patios to encroach up to five feet into a required setback. Mr. Walter said that although it was more of a final development plan issue, the placement of dumpsters seemed to be in located in some areas that would be detrimental to residents, particularly in the southeastern corner where one dumpster appears to cover the full facade of one of the buildings. He said he would like to see much more detail about how the dumpsters are screened and where they are placed. Mr. Walter was also concerned that one of the cottages appears to be only eight feet from the drive aisle in the northwestern portion of the site. He thought there were some safety and quality of life concerns with the placement of this building. He suggested that if that unit was removed, the open space on the site would increase and it would be a better site layout. Mr. Berardi said they could shift the buildings around to address Mr. Walter's concerns. He said that based on the Commission's comments, they wanted to look at some areas for modification, including the dumpster locations. Chris Amorose Groomes requested that when the site drainage is considered at the final development plan, she would like to see more details regarding how the dry creek bed will be kept dry so that it is maintained and does not become unsightly. Mr. Zimmerman agreed with everything the other Commissioners had said. He noted that the text said the roof material would be asphalt shingles. He said because the roof was so prominent on many of the buildings, the shingles they used should be higher-quality. Mr. Berardi said they would be a good quality 30-year dimensional shingle. Mr. Zimmerman requested that the roof material be added to the text. Ms. Swisher suggested a condition: "That the text be modified to require minimum 30-year dimensional shingles as roofing materials." Mr. Fishman said the landscaping along the western site boundary should exceed Code requirements because if future development to the west is Iow density housing, attractive buffering is important. Ms. Husak clarified that Code does not require buffering between residential uses regardless of density; however, Planning can look into augmenting the landscaping in that area, but they will have to work with the telephone company to determine what types of trees can be planted along the telephone easement because of potential problems with roots. Mr. Freimann mentioned that he was not in favor of removing the five parking spaces south of the outdoor recreation area. He noted the variety of amenities that were proposed in that space Dublin Planning and 'Coning Conunission ~1 ~:'~~~, ~-- March 5, 2009 -Minutes Page 10 of 13 and said he was concerned as Mr. Fishman was about the number of parking spaces particularly in that area. He said he was in favor of removing the condition regarding the removal of these five spaces. Ms. Swisher clarified that they had suggested that condition due to the tight roadway circulation, and with the landscaping, it could create a safety hazard. Mr. Freimann said he would like as many parking spaces as possible, especially near the recreation area. Mr. Zimmerman asked if the condition to remove the five parking spaces was recommended by the fire department. Ms. Swisher said it was Planning's recommendation. She pointed out that there are 60 spaces on the north side of the outdoor recreation area, and so there is more than sufficient space to park in that area. Ms. Amorose Groomes suggested that the applicants make the site adjustments based on the removal or relocation of a unit and these decisions can be made when they return with the final development plan. Mr. Zimmerman said the changes that had been made since the concept plan were outstanding. He appreciated that they listened to the Commission's comments and worked with Planning. He said they were looking forward to seeking this came back for the final development plan. Mr. Berardi agreed to the four conditions listed in the Planning Report and the additional fifth condition. Motion and Vote Mr. 7_,immerman made the motion to recommend approval to City Council of this rezoning/preliminary development plan because it complies with the Community Plan Future Land Use Map and because it adequately addresses the recommendations of the Southwest Area Plan and the rezoning/preliminary development plan criteria, with the following five conditions: 1) That the traffic study be approved by the City of Dublin and the City of Columbus prior to approval of the final development plan; 2) That the bikepath and mounding be removed from the future Avery Road right-of--way; 3) That the group of five parking spaces south of the outdoor recreation area be removed; 4) That the applicant obtain an easement encroachment agreement for the walking path shown within the waterline easement along the southern property line; and 5) That the text be modified to require minimum 30-year dimensional shingles as roofing materials. Mr. Freimann seconded the motion. The vote was as follows: Ms. Amorose Groomes, yes; Mr. Walter, yes; Mr. Fishman, yes; Ms. 1Cramb, yes; Mr. Taylor, yes; Mr. Freimann, yes; and Mr. Zimmerman, yes. (Approved 7 - 0.) PLANNING REPORT PLANNING AND ZONING COMMISSION CITY OF DiBLIN,. land uaa cna MARCH 5, 2009 loop Ranpa MannMp 5800 Shier-Rings Rood Duhlir...^.hio 430 1 61 236 Phone/fCD:.514-410.4600 Fcx: 614-410-4747 Web S'~:r: www.dubl'n.Oh.uS SECTION I -CASE INFORMATION National Church Residences at Avondale Woods 5215 Avery Road 09-0077. Rezoning/Preliminary Development Plan Proposal: Rezoning of a parcel from R, Rural District, to PUD, Planned Unit Development District to all for a senior housing development consisting of 200 units with a community center and associated site improvements, located on the west side of Avery Road approximately 4,000 feet south of Rings Road. Request: Review and approval of a rezoning/preliminary development plan under the Plaru~ed District provisions of Code Section 153.OS0. Applicant: George Berardi, Berardi Partners, Inc.; represented by Michelle Norris, National Church Residences. Planning Contact: Rachel E. Swisher, Planner I Contact Information: (614) 410-4656, rswisher@dublin.oh.us Case Summary The applicant, National Church Residences (NCR), is requesting review and recommendation of approval to City Council for a rezoninypreliminary development plan to rezone a 17-acre tract from the R, Rural District, to PUD, Planned Unit Development District. The rezoning would allow a 200 unit senior housing development in two, three-story buildings and 30 single-story cottages. The proposal includes aone-story community center. It is Planning's opinion that the proposed use meets the Community Plan designation for this site and the review standards for a PUD, and approval of this request is recommended. Case Background NCR presented their proposal at the January 20, 2009 City Council meeting, and Council expressed its strong support for this development and a desire to collaborate with the applicant because the proposed use will serve a growing need in the community by providing affordable housing for senior citizens. Council will also be considering certain financial and other incentives for this project. The Planning and Zoning Commission informally reviewed this proposal as a concept plan at the December 11, 2008 meeting. The Commissioners provided feedback regarding site layout, tree Dublin Planning and Zoning Commission March 5, 2009 -Planning Report Application No. 09-0072 -Page 2 of 13 preservation, and the importance of distinctive architecture at this southern "gateway" into the city. Since the concept plan review, the applicant has shifted the proposed roadway to the south to avoid as many existing trees as possible, and the applicant has shifted the property line approximately 80 feet west up to an existing telephone easement to make up for the lost acreage to the north. The applicant has also revised the architectural concept with the aim of incorporating high-quality building materials with the distinctive architectural character desired by the Commission. Site Description I ovation The site is located in the southernmost portion of Dublin on the west side of Avery Road over 4,000 feet south of the intersection with Rings Road, approximately 3,000 feet north of Hayden Run Road. The 14.62-acre site (including the 17-acre development site and 2.62 acres of dedicated right-of--way) is located in the southeastern corner of a larger 140-acre parcel. Site C~~aracter A small stand of mature trees lies in the northern portion of the NCR site. An existing barn located in the northern portion of the proposed development site was built around 1900 and is listed on the Ohio Historic Inventory. At Planning's request the structure was examined by Building Standards and found to be beyond reasonable repair. This dilapidated structure will need to be demolished should this development proceed. Surrounding 'Zoning and Uses An area rezoning in 2007, that included this site, established a Dublin zoning designation of R, Rural District in July 2007 from the Washington Township R1-13, Restricted Suburban Residential District, after annexation into the city in 1992. "I'he City of Dublin corporation limit is located along the southern and eastern property lines. Parcels in Washingrton Township include an undeveloped parcel to the south and several large-lot single-family homes to the north on the west side of Avery Road. Several undeveloped parcels located on the cast side of Avery Road across from the site are in the City of Columbus. The draft Columbus Hayden Run Corridor Plan is an interim plan that was developed in response to a number of annexation and rezoning requests pressuring this area. According to Columbus, this plan gives special consideration to neighboring jurisdictions and the protection of the area's natural amenities. The draft plan shows the Washington Township properties to the north as future office with the parcels to the east planned for office, neighborhood/community commercial, and medium- to high-density residential development. Several higher-density residential developments in the early stages of development were recently approved by the City of Columbus along the Hayden Run Road corridor southwest of the site. The Britton-Cosgray Connector is a major four-lane arterial roadway planned by the City of Columbus to run immediately south of the site. The timing for the construction of this road is uncertain, but is included in Dublin's Community Plan. The preliminary design shows the road dropping in elevation near its future intersection with Avery Road to pass under the CSX tracks, located approximately 600 feet west of the site. Dublin Planning and Zoning Commission March 5, 2009 -Planning Report Application No. 09-0072 -Page 3 of 13 Dublin Community Plan and Future Land Use The proposed development is consistent with the 2007 Community Plan which classifies this site as Mixed Residential Low Density, intended to provide a mix of housing options, allowing greater choices for all age groups. The site is part of the Southwest Area Pian, which identifies and emphasizes: • A need for coordinated land uses; • The need to address challenges associated with necessary transportation improvements; • The provision of an adequate transition of land uses; • Regional greenway connections; • Pedestrian access; and • Abroad range of housing options. All of these Southwest Area Plan strategies are met with this proposal. Plan Description Overview and Site Layout The NCR plan, developed in two phases {described later in this report}, includes 200 senior housing units and a community center with associated parking and outdoor amenities. Two, three-story buildings, planned in four modules, in the center of the site will contain 100 units. These buildings, oriented to Avery Road, flank a 12,600-square-foot community center, with parking provided on all four sides. An outdoor recreation area, containing outdoor game courts and a playground, is shown to the south of the community center. The remaining 100 units are located in 30 single-story, cottage-style buildings located around the periphery of the site. These buildings, which contain three to four dwelling units each, are located primarily along the northern, western, and southern edges of the development and are intended to help provide a transition to future development to the west. Smaller clusters of parking spaces are provided throughout the site adjacent to the cottages. Access Access to the NCR site is from a proposed public street, Avondale Boulevard, from Avery Road. This roadway, a portion of which will be constructed with this development, will ultimately serve the remainder of the 140-acre parcel. An extension of Tuttle Crossing Boulevard is planned as a four-lane roadway that will border the northern portion of the 140-acre parcel to provide access for the entire development. Entrance to the NCR site from Avondale Boulevard is through two driveways, one approximately 400 feet from the intersection with Avery Road, and the second approximately 330 feet farther west. The exact locations will be determined based on the finalized traffic study and will be submitted with the final development plan. Internal Circulation A generally circular internal road network loops around the site, with cross access along all sides of the community center. Street names will be reviewed during the final development plan. Dublin Planning and Zoning Commission March 5, 2009 -Planning Report Application No. 09-007L -Page 4 of 13 Parking is provided in groups of spaces separated from the main road network to facilitate safety and maneuverability and to limit large areas of pavement. Pedestrian Access Walking paths are shown throughout the site connecting the cottages and the central buildings/community center to bikepaths along the northern and eastern site boundaries. An eight-foot asphalt bikepath along Avery Road to the southern property line will connect to any future bikepaths constructed by the City of Columbus. The bikepath meanders within the landscape features adjacent to Avery Road. An eight-foot asphalt bikepath is also proposed for the south side of Avondale Boulevard. Site Amenities An outdoor recreation area is proposed for residents to the south of the community center and includes outdoor game courts, a playground, and a gazebo. Garden and picnic spaces are shown east and west of the community center, and walking trails with stretching stations connect each dwelling unit to the bikepaths along Avery Road and Avondale Boulevard. Development Standards The applicant has submitted a development text which addresses in detail the proposed development standards. Uses Permitted uses within the proposed development text include multi-family residential, senior community center, adult day care, and open space. The adult day care will be housed in the community center and is intended to provide an additional service to residents of this development as well as the larger community. Setbacks The text follows the Community Plan's recommendation fora 100-foot building setback from the future Avery Road right-of--way. A 30-foot building setback from Avondale Boulevard, and 40-foot and 15-foot setbacks from the southern and western boundaries, respectively, are described. Pavement setbacks include 25 feet and 15 feet from the southern and western boundaries respectively, and 30-foot and 100-foot pavement setbacks (excluding bikepaths) from the northern and eastern boundaries. The proposed text requires a 10-foot separation between all buildings and permits stoops, steps, window wells, and porches to encroach up to five feet into building setbacks. Open Space Dedication The proposed development text states that the open space requirement shall be met with the amount indicated on the preliminary development plan, which shows 3.85 acres. Areas permitted to be counted toward the open space requirement include the garden areas adjacent to the community center, the outdoor recreation area to the south of the community center, and 50 percent of the property line setbacks containing bikepaths and walking paths. Dublin Planning and Zoning Commission March 5, 2009 -Planning Keport Application No. 09-0077. -Page 5 of 13 Parking The Zoning Code and development text require one parking space for each of the 200 senior housing dwelling units. The development text also requires one parking space for every Z50 square feet of community center, one space per adult day care employee, and one space for every five day care clients, for a total of 252 spaces. The preliminary development plan provides 262 spaces. Planning recommends that a group of five parking spaces shown on the south side of the proposed outdoor recreation area be eliminated to facilitate safety and maneuverability. Each group of parking spaces will contain at least one ADA-accessible parking space and the site will meet the total number of required accessible spaces. Fence The fence shown along the western property line is not required by Code, but it is intended to serve as a decorative visual barrier between this site and future development to the west. The proposed development text defers to the fence requirements of the 7,oning Code and requires that it be constructed with natural materials, to be determined at the final development plan. Traffic and Utilities Traffic Impact Study The applicant has submitted a traffic impact study (Z'IS) for review by both the City of Dublin and the City of Columbus (Avery Road is within Columbus' jurisdiction in this portion of the city). Preliminarily, the study shows that traffic volumes generated by this site will require turn lane improvements on Avery Road at Avondale Boulevard in both the northbound and southbound directions. These improvements are the responsibility of the developer and must be constructed in the first phase of development. It should be noted that while Columbus has informally indicated approval of the location of the Avondale Boulevard intersection with Avery Road, review comments have not been received. Planned Roadway Improvements Several major transportation projects, summarized below, are planned within the vicinity of this development. These improvements have the potential to impact the site. Planned Traffic Im rovement Jurisdiction Impact on NCR Development Road widening from 2 to 6 lanes fora 160-foot total right- Avery Road Widening Columbus of-way. Requires an 80-foot right-of--way dedication from this site, shown on the plans. Planned 4-lane arterial roadway to connect Britton Parkway Britton-Cosgray Columbus to the east with Cosgray Road to the west of the site. Co~anector~ Planned to extend immediately south of the proposed development, passing underneath the CSX railroad line. Dublin Planning and Zoning Commission March 5, 2009 -Planning Report Application No. 09-0072 -Page 6 o f 13 Avery Road Right-of=Way The City of Dublin Thoroughfare Plan and the 2005 City of Columbus Thoroughfare Plan call for a total of 160 feet of right-of--way for Avery Road, and the applicant has provided the required 80-foot dedicated right-of-way along Avery Road. Avondale [3oulevard Right-of--Way Avondale Boulevard will provide access to this site and the rest of the 140-acre parcel. The applicant will be responsible for constructing this roadway from Avery Road to the western edge of their development. The road will be within a 70-foot right-of--way with three lanes nearest Avery Road, tapering to two lanes with a 60-foot right-of--way to the west. Afour-foot boulevard is proposed up to the first entrance into the development which is required to accommodate fire access. Water An existing 16-inch waterline on the west side of Avery Road will provide water service. It is anticipated that the site will be master metered, providing both domestic and fire protection service to the buildings. A water main is proposed to be constructed to the western terminus of Avondale Boulevard for future utility extensions. Sanitary Seaver The City of Columbus extended a 36-inch sanitary trunk sewer (Upper Scioto West Subtrunk) through the northern portion of the 140-acre parcel. A public sanitary sewer extension from this trunk provides sewer service to this development. Phasing The applicant has indicated two phases for this 200-unit development. Phase One includes 100 units (15 cottages and the two eastern wings of the three-story buildings), the eastern half of the community center, and all internal roadways and walking paths. Avondale Boulevard and any necessary improvements to Avery Road would also be constructed during Phase One. Phase Two will include the remaining 15 single-story buildings, the two western wings of the three-story buildings, and the western half of the community center. The applicant has indicated that Phase Two maybe developed within one year of the completion of Phase One; however, the exact timing will be dependent on funding. Architecture The Planning and 7.oning Commission recommended that the applicant utilize high-quality building materials and distinctive architecture for this gateway site. The applicant has revised the architectural concept based on the Commission's comments and the text specifies that high- quality building materials including brick, stone/synthetic stone, and cementitious siding will be used in addition to architectural details such as brackets, lintels, and shutters that will provide a heightened sense of character. Three-Story Buildings The proposed three-story buildings are composed primarily of brick with stone/synthetic stone accents, particularly on the facades oriented toward Avery Road. Chimneys have been added to Dublin Planning and 7.oning Commission March 5, ?009 -Planning Report Application No. 09-0072 -Page 7 of 13 break up the longer north and south building faces. The text limits the proposed three-story residential buildings to a maximum height of 35 feet as measured to the mid-line of the roof, excluding architectural features such as chimneys. Community Center The community center utilizes the same building materials as the three-story buildings and is intended to be traditional in character. A cupola has been added to the roof to add distinction to the building, and the text also provides for architectural details such as decorative brackets, vents, and dormers. Single-Story Cottages The applicant is proposing three styles of cottage units to provide variety and assist with wayfinding. Each style complements the three-story buildings and community center. Primary building materials are brick and stone/synthetic stone with cementitious siding and aluminum trim as accents, and architectural details such as window planter boxes, vents, lintels, and brackets. The maximum permitted height is 22 feet as measured to the mid-line of the roof (excluding architectural features). Landscaping The proposed development text requires that landscaping meet the Zoning Code unless the text stipulates other requirements. Code requires perimeter screening for development adjacent to freeways or arterial roadways. The future Britton-Cos~ray Connector will be a major arterial roadway immediately to the south of the site, and Code requires a minimum buffer zone of 20 feet with trees spaced 30 feet on center plus a continuous 6-foot planting, fence, or mound. The proposed text states that the intent of the Code will be met for perimeter buffering along the southern property line and that existing vegetation will be augmented to achieve the desired effect. The change in elevation of this planned roadway will assist in buffering these units from traffic noise and view. Avery Road Landscape Treatment The Community Plan recommends "Dublin Model Character" roadway treatment for this section of Avery Road, with formal, maintained landscape treatments, meandering bikepaths, and variable mounding. This treatment is provided, along with intermittent dry-laid stone walls, and a variety of hedges and plantings that will be specified during the final development plan. The landscaping along the top and eastern sides of the mounds facing Avery Road will be more formal and maintained in character, as recommended by the Community Plan; however, the interior sides of the mounds facing the proposed "dry creek bed'' detention basin are intended to be more naturalized in maintenance and appearance to assist with the proposed stormwater management methods described below. Stormwater Management A 635-foot "dry creek bed" detention basin is shown along the Avery Road frontage. Ground water naturally drains to the north, and a temporary wet retention basin with a drainage easement off-site to the north is provided in anticipation of future regional stormwater management for the 140-acre parcel. The dry creek bed will serve as a portion of the site's stormwater detention; however, water quality treatment and longer-term retention will occur in the temporary retention Dublin Planning and Zoning Commission March 5, 2009 -Planning Report Application No. 09-0071. -Page 8 of 13 area north of the site. During more frequent storms, the on-site detention area is designed to hold approximately 18 inches of water in the northern two-thirds of the basin, draining completely within 20 hours. Preliminary calculations have been submitted to the City for review as this site will be required to meet the standards of the Stormwater Management Code. Detention Basin Design The base of the proposed detention basin will be defined by a 12-inch deep river rock bed composed of stones of varying diameter from 2-inch gravel to 12- inch rocks {see Fig. 1). The width of the bed will vary from four feet to eight feet wide and will undulate to create the appearance of an intermittent dry stream bed with sporadic pockets of plantings dispersed along the length of the basin (Fig. Z). The undulations and variable width of the basin will aid in slowing the rainwater flow during lighter storms to allow stormwater to soak into the ground instead of draining into the temporary stormwater retention pond. The sloped sides of the dry creek bed are left in a ~~ : ~; i-; :' natural state with intermittent mowing to maintain the ~; grass at a four-inch to six-inch height, which will assist ~ , s ~ :~~ r runoff and allow the water to '° ' . with slowing stormwate ,.. infiltrate into the ground. This stormwater management - : ;~;:~~~ ~~`~ ~~~'~'` technique will have the added benefit of meeting -- ~=r:.;' : ~~~ Council's goal and the Community Plan objective of '~ ~_" _:.: ~ ~-~'-"' providing a more sustainable community. ~y~r ~' Fig.2 -Undulating Creek Red Tree Preservation Altering the path of Avondale Boulevard allowed for the preservation of an existing stand of mature trees located in the northern portion of the site, as recommended by the Planning and Zoning Commission. The relocated Avondale Boulevard avoids most of the existing trees. A number of mature trees exist along the southern property line that will not be affected by this development due to an existing waterline easement along the southern property line and the setback requirements of the development text. A preliminary tree survey has been provided, and details regarding the quantity and caliper amount of the trees to be removed must be provided at the final development plan stage. Community Plan The Future Land Use classification for the entire 140-acre site recommends a gross density of 3.0 dwelling units per acre, which allows up to 420 dwelling units. NCR's density (11.8 dwelling units per acre) is consistent with the Southwest Area Plan that shows higher densities concentrated in the southeast, where this development is proposed. Development densities for any development on the remainder of the larger parcel must subtract the NCR project from the Eig. 1 -Varying Rock Sizes Dublin Planning and Zoning Commission March 5, 2009 - Planning Report Application No. 09-0072 -Page 9 of 13 total number of units included in the gross density calculations even if the existing parcel is split. The impact of this development on the remaining portion of the 140-acre parcel is summariicd in the table below: Community Plan Max. Total Number of Parcel Tota! Acreage Recommended Density Dwelling Units 140 acres 3.0 du/acre 420 dwelling units 19.62 acres (including 11.8 du/acre (net density; 10.2 Proposed NCR 17-acre site plus du/acre gross density including 200 dwelling units Development dedicated right-of- right-of=way) wa ) Resulting Net Density (Remaining Remaining Dwelling Remaining Acreage welling Units Based ort Units Based on Parcel Less NCR Site Commr~nity Plan./Remaining Community Plan Acreage) 120.38 acres 1.8 du/acre 220 dwellin units Existing Wooded Areas (Avondale 31.5 acres _ Woods and Triangle (approximate) Woods Resulting Net Density (Remaining Remaining Dwelling Parcel Less NCR Site Remaining Acreage Dwelling Units/Remaining Units and Wvoded Areas Acreage) 88.88 acres 2.5 du/aere 220 dwelling units The Southwest Area Plan identifies coordination of land uses and the preservation of character and natural features as major issues for this area. Development of the remainder of the 140-acres will be evaluated with the objective of preserving the existing significant woodlots (Avondale Woods and Triangle Woods) to the north. The remainder of the development must be adequately integrated in a manner compatible with the Community Plan's Land Use Principles, emphasizing regional greenway connections, pedestrian access, and the provision of a broader range of housing options. SECTION II -REVIEW STANDARDS Rezoning/Preliminary Development Plan The purpose of the PUD process is to encourage imaginative architectural design and proper site planning in a coordinated and comprehensive manner, consistent with accepted land planning, landscape architecture, and engineering principles. The PUD process can consist of up to three basic stages: 1) Concept Plan (Staff, Commission, and/or City Council review and comment); 2) Zoning Amendment Request (Preliminary Development Plan; Commission recommends and City Council approves/denies); and 3) Final Development Plan (Commission approves/denies}. The general intent of the preliminary development plan (rezoning) stage is to determine the general layout and specific zoning standards that will guide development. The Planning and Dublin Planning and Zoning Commission March 5, 2009 -Planning Report Application No. 09-0072 -Page 10 of 13 Zoning Commission must review and make a recommendation on this preliminary development plan (rezoning) request. The application will then be returned to City Council for a public hearing and final vote. Atwo-thirds vote of City Council is required to override a negative recommendativn by the Commission. If approved, the rezoning will become effective 30 days following the Council vote. Additionally, all portions of the development will require final development plan approval by the Commission prior to construction. Evaluation and Recommendation based on Preliminary Development Plan Criteria Section 153.050 of the Zoning Code identifies criteria for the review and approval for a rezoning/preliminary development plan. Following is an evaluation by Planning based on those criteria. "I'he criteria are arranged in the following categories and may be in a different order than listed in the Code: Adopted Policies and Plans (Criteria 1, 2, 3, and 4). The proposed development is consistent with the Dublin Zoning Code; is in conformity with the Community Plan; advances tlae general welfare of the City; and the proposed uses are appropriately located in the City so that the use and value of property within and adjacent to the area will be safeguarded. Criteria are met: This proposal is consistent with the requirements of the Zoning Code. The proposed primary use for this development is senior housing, which will provide a housing option that is consistent with the Community Plan and an objective of the Southwest Area Plan. In Planning's opinion, this proposal conforms to the Community Plan and will enhance the area by supplying moderate income housing for seniors in an attractive development and by providing housing that will serve a growing need in the community. Parks and Open Space (Criteria S and 6). The proposed residential development will have sufficient open space areas that meet the objectives of the Community Plan; and the proposed development respects the unique characteristic of the natural features and protects the natural resources oj~the site. Criteria are met: Code requires 4.25 acres of open space {25% of 17 acres) for this development; however, the Planning and Zoning Commission is permitted to approve a development text that specifies the open space requirement for this site as that approved with the preliminary development plan. The proposal includes 3.85 acres (23% of l7 acres) of open space incorporating a variety of outdoor activities throughout the site to maximize the space for residents and the public to enjoy. An outdoor recreation area is centrally located and accessible to all units by sidewalk and walking path connections. Gardens, gazebos and outdoor activity areas are also shown throughout the site to facilitate social interaction and create attractive public spaces. In Planning's opinion, the 3.85 acres of open space will sufficiently serve the 200 proposed residential units as the proposed open space is high-quality and includes numerous amenities for residents and the public. Nearly all existing trees on the site have been preserved through the proposed realignment of Avondale Boulevard, and the proposed stormwater management plan is Dublin Planning and Zoning Commission March 5, 2009 -Planning Report Application No. 09-0072 -Page I 1 of 13 intended to work with the natural drainage on the site and coordinate stormwater management for this site and future development on the remaining portion of the existing 140-acre parcel. Traffic, Utilities and Stormwater Management (Criteria 7, 8, and 11). Adequate utilities, access roads, drainage, retention and/or necessary facilities have been or are being provided; and adequate measures have been or will be taken to minimize traffic congestion on the surrounding public streets and to maximize public safety and to accommodate adequate pedestrian and bike circulation systems so that the proposed development provides for a safe, convenient and non- conflictingcirculation system for motorists, bicyclists and pedestrians; and adequate provision is made for storm drainage within and through the site so as to maintain, as,far as practicahle, usaeal and normal swales, water courses and drainage areas. Criteria may be met with conditions: The development has adequate utilities. The proposed Avondale Boulevard and other improvements will provide sufficient access to the site from Avery Road. Pedestrians and vehicles can move easily through the site. Although a draft traffic study has been submitted, it will need to be finalized and approved by the City of Dublin and the City of Columbus prior to approval of a final development plan (Condition #1). This study will identify any required improvements to be constructed by the developer. The plans currently show portions of the bikepath and mounds within the Avery Road future right-of--way. The plans will need to be revised so that the bikepath and mounding remain out of the right-of--way (Condition #2). A group of parking spaces are shown on the plans south of the outdoor recreation area along the main internal roadway. Planning is concerned that this arrangement will create a safety hazard for drivers attempting to maneuver into or out of these spaces. Because there is sufficient parking on the site, Planning recommends that these spaces be removed (Condition #3). Development Standards (Criteria 9, and 10). The relationship of buildings and structures provides for the coordination and integration of this development to the community and maintains the image of Dublin as a quality community; and the development standards, and the design and layout of the open space systems and parking areas, traffic accessibility and other elements contribute to the orderly development of~land within the City. Criteria may be met with condition: The proposed plans contribute to the orderly development of this site, including proposed uses, setbacks, and density. The plans also indicate adequate provisions for pedestrian access through sidewalk and bikepath connections. A walking path is shown within the 40-foot waterline easement along the southern property line. An easement encroachment agreement must be obtained prior to construction of the walking path (Condition #4). Dublin Planning and 7.oning Commission March 5, 2009 -Planning Report Application No. 09-0077_ -Page 12 of 13 Design Standards (12 and 13). The design, site arrangement, and anticipated benefits of the proposed development justify any deviation from the standard development regulations included in the Code or the Subdivision Regulations; are consistent with the intent of the Planned Development District regulations; and the proposed building design meets or exceeds the quality of the building designs in the surrounding area and all applicable appearance standards of the City. Criteria are met: The development text outlines all applicable development standards for this project. The proposal complies with the text requirements for high-quality building materials incorporated into distinctive yet traditional architectural character and presents a suitable gateway into the city. Infrastructure (Criteria 14, IS and 16). The proposed phasing of development is appropriate for the existing and proposed infrastructure and is sufficiently coordinated among the various phases to ultimately yield the intended overall development; the proposed development can be adequately serviced by existing or planned public improvements; and the applicant's contributions to the public infrastructure are consistent with the Thoroughfare Plan and are sufficient to service the new development. Criteria are met: There are adequate services in place for the proposed development. The applicant has coordinated with Engineering to design their portion of Avondale Boulevard. The dedication of future Avery Road right-of--way will adequately address anticipated traffic improvements in this area. SECTION III -PLANNING OPINION AND RECOMMENDATION: Approval. Rezoning/Preliminary Development Plan In Planning's opinion, this proposal complies with the Community Plan Future Land Use map and adequately addresses the recommendations of the Southwest Area Plan. In addition, this proposal complies with the rezoning/preliminary development plan criteria and the existing development standards within the area. Approval with four conditions is recommended. Conditions 1) That the traffic study be approved by the City of Dublin and the City of Columbus prior to approval of the final development plan; 2) That the bikepath and mounding be removed from the future Avery Road right-of--way; 3) That the group of 5 parking spaces south of the outdoor recreation area be removed; and 4) That the applicant obtain an easement encroachment agreement for the walking path shown within the waterline easement along the southern property line. Dublin Planning and 7_oning Commission March 5, 2009 -Planning Report Application No. 09-007`l, -Page 13 of 13 Rezoning/ Preliminary Development Plan Review Criteria In accordance with Section 153.055(A) Plan Approval Criteria, Code sets out the following criteria of approval for a preliminary development plan (rezoning): 1) The proposed development is consistent with the purpose, intent and applicable standards of the Dublin Zoning Code; 2) The proposed development is in conf'or-mity with the Community Plan, Thoroughfare Plan, Bikeway Plan and other adopted plans or portions thereof as they may apply and will not unreasonably burden the existing street network; 3) The proposed development advances the general welfare of the city and immediate vicinity and will not impede the normal and orderly development and improvement of the surrounding areas; 4) The proposed uses are appropriately located in the city so that the use and value of property within and adjacent to the area will be safeguarded; 5) Proposed residential development will have sufficient open space areas that meet the objectives of the Community Plan; 6) The proposed development respects the unique characteristic of the natural features and protects the natural resources of the site; 7) Adequate utilities, access roads, drainage, retention and/or necessary facilities have been or are being provided; 8) Adequate measures have been or will be taken to provide ingress and egress designed to minimize traffic congestion on the surrounding public streets and to maximize public safety and to accommodate adequate pedestrian and bike circulation systems so that the proposed development provides for a safe, convenient and non-conflicting circulation system for motorists, bicyclists and pedestrians; 9) The relationship of buildings and structures to each other and to such other facilities provides for the coordination and integration of this development within the PUD and the larger community and maintains the image of Dublin as a quality community; I0) The density, building gross floor area, building heights, setbacks, distances between buildings and structures, yard space, design and layout of open space systems and parking areas, traffic accessibility and other elements having a bearing on the overall acceptability of the development plan's contribution to the orderly development of land within the city; 11) Adequate provision is made for storm drainage within and through the site so as to maintain, as far as practicable, usual and normal swales, water courses and drainage areas; 12) The design, site arrangement, and anticipated benefits of the proposed development justify any deviation from the standard development regulations included in the Dublin Zoning Code or Subdivision Regulation, and that any such deviations are consistent with the intent of the Planned Development District regulations; 13) The proposed building design meets or exceeds the quality of the building designs in the surrounding area and all applicable appearance standards of the City; 14) The proposed phasing of development is .appropriate for the existing and proposed infrastructure and is sufi'iciently coordinated among the various phases to ultimately yield the intended overall development; 15) The proposed development can be adequately serviced by existing or planned public improvements and not impair the existing public service system for the area; and 16}The applicant's contributions to the public infrastructure are consistent with the Thoroughfare Plan and are sufficient to service the new development. 09-0072 N City of Dublin Preliminary Development Plan/Rezoning Land Use and National Church Residences Long Range Planning 5215 Avery Road o 750 1,500 Feet N City of Dublin /~ Land use and DEVELOPMENT CONTEXT /J Long Range Planning o 750 x,500 Feet FUTURE LAND USE MAP re D"'" ~. f. ~ '~'~-.. -a Rings-Road ~~ ~® __ , ~ ~~ ~ ~ -- ~ _-- ~ _. - - ,. `'~ ~ ~__ ~ . .1 i R, ~ - _ I ~ L - r ~ j ~ ' ~ ~ ~--- _S ~ t~D~ Q' ~~ ~ - ~, `.~` ~ ~ ~ ' ~~lilslj(11Tll.l' _'~ i a_ i _~ ~ ~ - ~, ~ I, - - ,, i , l_ ~~ ` ~ =~~u~rullm SITE ' _~ ,; ~~ `~ ,fi •~ I, ~ ~.~ .~ :~ r _:} - ~; , , , ,- _-_ C~ ~~ ~ i 1, _ - ~~ ~` ~ ~__ 1~ ~J t ~ .l i ~ I ~ ~~ ~r ~l 1 ' '~ it _ i _ '~ }~ ~I 1~ ~-' .ll.i l ~ i - ~ ~ - - r' i ~,` ~ ~ ~ ~ ~~ ~~~ ~ ~ ~ - ~ 1 ~" \I f` ~- ~~ ~ ~ j ,~ ~. l_1 __ ~~ .. - ~' `I ~ Mixed Residential Low Density N City of Dublin Intended to provide a mix of housing n Land Use and options and transition from existing /~ Long Range Planning single-family neighborhoods at a 0 750 1,500 maximum density of 3.0 du/ac. Feet SOUTHWEST AREA PLAN AVERY WEST DETAIL 11r Part lf$R R J An~ RuaJ,O R -,iLUO,I Medium Density d n.1 O . q Residential ~. Rrulpnmm:..~4ocn,rdWw: ~r; ., ..r.,:ra,,,:.r«~.,~,, ,n m„m»n mrtlry 6rµr 4r, p«a mw.lm4n r,llrp rinpk,rnulrJnrbronn, „ I,rnnunR..rJn,lnhr„n..'.,: Mixed Residential ~ In<rvlv.r,m+n.~l,rm.lav mrJun ro look, ro.unpln lh (amr l D i R ,bnp,Ar lullk.,,.,u~ly,J l.,,ru.«r. ur {v.n,Jr aAW rAr, _,rr 0 IMrrn,lprrrn«rr lnprc 41a ura ens ty 1„ , , ,l. l v I,rJr4lrln r<Crar In.clsaJ Mixed Residential n rnum rre. :. r _ 0 hr«rrn rrmkmulr.,nr,rar, r, S 10O 4v, rrMAatv,p luck ,rr,r rnJ,~r u+lr.ud hr,murr,rnA r.,ultr nr,lun Low Density • l:tnfJ~n,r. ~n rlrmrr rrl,M w Ivlrur unJnl+arr 4a nNnua,a/ m„k(,orrrrrp u, l~«pr•, wr,l Mi d R id ti l Jr,rL,~.x,v rnnra.4rnd.rr,.r,lr rrr, xe es en a la.nryv p.m.,lammuw,n,uod.«n 4 ~IUr^J µrrrnrra)gr.k4um ,ml.kJ stro e.rrl.k4rml,r ~ Medium Der-sity rnlrxt,4~np lhr 1un414wehuJ p p ~-1%hnc rr«I Cm,k/arrnwn Lumwn w,.W a.lmhn • ,w4«al,:,,frrn,av, N Iwnre,r4r..n,«~nnnnnnrra«nllttr Mixed Use Ivmr.lu,r r„m«n, . 1„«rrm.r,.,,.ta:n,.a ~ Village Center ~. 14r r44a as r, u,mp14m4r_I, na 'Au,d«u lunrJu,ur,l r .k «la~n.ml.tur_rn ,«I ana a,n,n,,:, Jrrr4gvan, ~ Secondary N,mmd rrh,tul~np ll{I,nJ~ `""""~ ~'~`~ Yawrapr n4l„lueul rnnav ~ 0 f five l'nrr rlldnllr Awl,n lllpA arr. M,114rta aplwn.',IMMInn I'IN Vr mlrlnmm Krl,w\r lrrvu In y~Yi~LL1(4ra1«alr. ,Ir Il,~rkn Run hdra,rr r ~ 4lmmum rw4v, Irran,hv twlfn root Ir, lu,urv Jnr4,lv,rm .wry,hr I lankn R«n 0 IM,rrm,ru,«n as h„k~14wr1uN aLVomrm,nluun.r rorln,nnruW ,rwr1 rMlu,l l,nJ u,c nrhll,t arol {~rfvn'4u«1.a rr1411r~j lawn 09-0072 Preliminary Development PlarvRezoning National Church Residences s2l s a~ervr R~aa Design Recommendations Land Use Classification COMMUNITY PLAN DEVELOPMENT CONTEXT Community Plan Maz. Total Number of Parcel Total Acreage Recommended Density Dwelling Units (~~~ ~ Red) 140 acres 3.0 du/acre 420 dwelling units Proposed NCR 19.62 acres (including 17-acre 11.8 dulacre net densi ( ty' Development site plus dedicated 10.2 duJacre gross density 200 dwelling units (~"~~ ~ YeIl°w~ i t f including right-of-way) -wa) r -o Resulting Net Density Remaining Dwelling Plzrcel Legs NCR Remaining (Remaining Dwelling Units Units Based on Site Acreage Based on Community Community Plan Plan./Remainin Acrea e 120.38 acres 1.8 du/acre 220 dwellin units Existing Wooded Areas (Avondale 31.5 acres Woods and (approximate) _ _ Triangle Woods) (Orange Area) Plzrcel Less NCR Remaining Resulting Net Density Remaining Dwelling Slte and Wooded Acreage (Remaining Dwelling Units Areas Units/Rema»ing Acreage) (BlueArest} 88.88 acres 2.5 du/acre 220 dwelling units 09-0072 Preliminary Development Plan/Kezoning National Church Residences 5215 Avery Road PROPOSED PRELIMINARY DEVELOPMENT PLAN ~=.. , ,. , /;~/ ~' ,, ~~ ~' ~~ 09-0072 Preliminary Development PlanlRezoning National Church Residences 5215 Avery Road phase 1 phase 2 north PROPOSED ELEVATIONS THREE-STORY BUILDINGS & COMMUNITY CENTER O V DeL ~~, e<w YLCLr~py °•o~: CM• r.r+a•ov o`+ .. p.~, ~y~iL7 6V U :CICGr a front elevation building 'A' 8L 'B' ^^'~- °°°~°^°' o e r.u. stcowr ov fin.+ 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road wing end main entry elevation wing end elevatian community building elevation ,,,,r,_. o + e r .c=r K~;~;~a,=~:a..+ wing end rear entry elevation wing end K°-ta,z.aa~ elevatian community building elevatian M,--~~ o • e r .cer /1 ^ CR'G: YNAyf pT fl :/r' ~TDY •2MCR ~ L LC`+Ct'+T C+.h LAO YO.Nb -.'~ U:: ~ cottage A {4 unit) left side elevation 1/8"=1'-0" o < e ~6 ran 09-OU7Z Preliminary Development PlanlRezoning National Church Residences 5215 Avery Road cottage A (4 unit} front elevation 1/8"=1'-0" ~ ~ ~•~:-~ PROPOSED COTTAGE STYLE B ~,-LS ~ uaL\~. w~c: nw~.xor a/r 9r0\. •/[KLR • DCRb~ AY.r Y \Cr [S O LCK\r~7Oh LA.°97~b ~y`~ ;~y. ~~,~,a, 'r~r' ;,. ~, ;x, ~ cottage B (3 unit) left side elevation l/8"=1'-0" o a ArLL7 ,~ r:~. ,t~ ~_ ~ ~____ -. \•. +~ - ` ==~+'- if ;•`~~ - - - •--f~ ,. / LAVry-Y ~ • _ ~~ ~ ~ - ~ s'n ~ ~ L1 ~: : L ~ 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road ,., cottage B (3 unit) front elevation i/8"=1'-d" o a N~LL° PROPOSED COTTAGE STYLE C ;4 r 1 r ~~ 's ' `~~'~ , n0 . cottage C (3 unit) right side elevation 1/8"=1'-0" o • D i0 r¢i aR a~ n+~~nscoT BiJ~ 97p~: vMCCQ YO~C M'CR TAC.[ s~.~Rb_A7! Y~N6LC4 O' GC`!h'~TiOJ~ L~1° ~ O'~6 •L.N W~ nRAwCp TR •' 09-0072 Preliminary Development Plan/IZezoning National Church Residences 5215 Avery Road PLMTCR pOx cottage C (3 unit) front elevation i/8"=1'-0" o e ~erccT PROPOSED PRELIMINARY DEVELOPMENT PLAN ~~ ~~ i; .: PREVIOUSLY SUBMITTED CONCEPT PLAN 12/11 /08 phase 1 phase 2 north Development ~~ arch Residences 5215 Averv Road PROPOSED ELEVATIONS ~ht~ r0 o • oaC :_DMU , X_fG'O. ..O.Li•R~ w4. YILL•P ,•« U!• -saw~'t~ we. fCILGf O. front elevation building 'A' iSt '!3' s ..,_. PREVIOUSLY SUBMITTED CONCEPT PLAN ELEVATIONS 12111 /08 09-0072 Preliminary Development Plan/Rezoning 'National Church Residences 5215 Avery Road wing end main entry elevation wing end elevation community building elevation ~~ D . . • KC. front elevation building 'A' 8c 'B' wing end main entry elevation wing end elevation community building elevation PRC~PCJSED DEVELOPMENT TEXT NATIONAL CHURCH .RESIDENCES AT AVONDALE WOODS PIIANNED DEVELOPMENT DIS'T'RICT (PUD) Developer/Owner: National Church Residences Land Planning and Architecture: Berardi + Partners Architects Engineering: F,MH&T Approval Dates: City Council: Planning and Zoning Commission: Authorized Signature: Uate: Director of Land Use and Long Range Planning: Date: 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road PRUPUSED DEVELUPMEN 1 I EX National Church Residences at Avondale Woods PUD Approved: Page 2 of 10 Site Description a~aci Project Summary This development by the National Church Residences includes 200 senior housing units to be constn~cted in two distinct phases consisting of 100 dwelling units each tivough fiulding sources to be obtained tlu-ough the State of Ohio. The proposed site is located on the west side of Avery Road, approximately 4,000 feet south of Rings Road, and consists of approximately 17 acres. The requested zoning, PUD, Planned Unit Development District, is intended to permit the development of independent housing for elderly individuals with moderate incomes. The property is bounded on the east by Avery Road and by undeveloped land within the City of Columbus across Avery Road. To the north and south are rural residential lots Wlt11111 Washington Township. The City of Columbus plans to constrict a roadway to connect Britton Parkway to the east with Cosgray Road to the west. This planned roadway is projected to pass immediately south of the site. To the west and northwest oC the site is undeveloped land within the City of Dublin. The 2007 Dublin Community Plan recommends a mix of lower and medium density housing for this portion of the city. The Community Plan designates this site as Mixed Residential Low Density, which is intended to provide a mix of housing options and to provide a transition from existing single-family neighborhoods. This development meets the intent of the 2007 Dublin Con-mluuity Plan through the provision of moderate income senior housing. While the proposed density is slightly higher than the density recommended by the Future Land Use map, the Southwest At-ea Plan, in which this site is located, shows an area of higher density residential development located on this site. A three-story residential building and community and activity center is proposed in the center of the site with single-story "cottage" style dwelling units around the perimeter to filnetion as a buffer for future and surrounding development. Special care has been taken in designing the planning and architectural concepts to consider vehicular traffic along Avery Road, including setbacks in excess of 100 feet along the eastern boundary of the site, which will serve as landscaping buffers and design features and may include dry creek bed storn~water detention areas, mounding, walking trails, and special plantings. Additionally, careful planning of the west property line has included setbacks with mounding and walking trails. Residents of this type of community typically own cars at ratios less than one car per dwelling unit, and the National Church Residences will have a van intended for transporting residents to special events, shopping within the community, as well as transport for religious services, medical appointments, and other places that become a requirement of the elderly com~Ylunity as it ages in place. The following development standards arc submitted in accordance with the requirements of Sectionl 53.050 of the Dublin City Code. 09-0072 Preliminary• Development Plan/Rezoning National Church Residences 5215 Avery Road UEVELQPMENT TEXT National Church Residences at Avondale Woods PliD Approved: Page 3 of 10 Overview and Site Description A. Location and Size The site is located within the City of Dublin in Franklin County on the west side of Avery Road. The City of Dublin corporation limits run along the eastern and southern boundaries of the site, with undeveloped land within the City of Columbus across Avety Road to the east and parcels within Washington Township to the south. Rings Road is approximately 4,000 feet north of the site, and Hayden Run Road is approximately 2,000 feet south of the site. The development site was part of an approximately 140-acre parcel, and approximately 17 acres will be split from the 140-acre parcel to create the project site. The 17-acre site has approximately 800 feet of frontage on Avery Road and approximately 1,000 feet of frontage on the connector roadway ("Avondale Boulevard") that will be constructed with this project along the northern boundary of the site. I3. Existing and Sutroundin~ Land Uses The site is currently undeveloped and is zoned R, Rural District. Surrounding land uses include undeveloped land and a CSX railroad track to the north and west of the site, existing homes within Washington Township to the north and south, and undeveloped land to the east across Avery Road. C. Existing Conditions and Character The site is generally flat with a tree row along the southern site boundary and a tree mass along a portion of the northern boundary. An existing barn built around 1900 is located in the northern portion of the site. Although the barn is listed on the Ohio Historic Inventory, the structure is in poor condition and will be demolished with construction of this development. D. Proposed Land Use The applicant proposes to construct a total of 200 multi-family dwelling units intended for seniors with modest incomes. Athree-story independent living building will contain 100 dwelling units, and an additional 100 dwelling units will be located in approximately 30 single-story buildings consisting of three to four dwelling units each. A community center is also proposed in the center of the site and will include meeting rooms, exercise facilities, adult day care, and space for community activities. The applicant is seeking to rezone the 17-acre site from R, Rural District, to PUD, Plamied Unit Development District, to permit residential uses with a density of 11.8 dwelling units per acre and the community center. Development Standards A. Permitted Uses Multi-Family Residential U9-007Z Preliminary Development Plan/Kezoning National Church Residences 5215 Averv Road PROPOSED DEVELOPMENT TEXT National Church Residences at Avondale Woods PUD Approved: Page 4 of 10 This development shall include up to 200 multi-family dwelling units with a maximum density of 11.8 dwelling units per acre. Communit Center This development may have a maximum 13,000-square-foot community center that will include meeting rooms, exercise facilities, adult day care, social services spaces, and flexible spaces for COIIlI1lllIllty activities. The community center will be connected to the sidewalk and bikepath network on the site and may be utilized by the public. Adult Day Care The adult day care may comprise up to 5,040 square feet of the community center. Parks and Open Space i. General: A system of wailcing paths tllioughout the development will provide the residents of this community the opportunity to exercise and socialize with neighbors. Amenities including benches, bike racks, and outdoor activities will be provided within the open spaces along the walking paths for use by residents and the public. Outdoor activities may include a meditation garden, a perennial garden, walking paths with stretching stations, gazebos, outdoor picnic courts with shelter and grilling areas, outdoor game courts with game tables, and bocce courts and horseshoe areas. ii. Avery Road Frontage: An open space along Avery Road will provide passive and active outdoor recreation space for residents as well as a public bike path along the Avery Road right-of--way. A community gazebo may be provided in this area to serve as a focal point and a gathering place for residents to enjoy the open space. Mounding, intel-Inittent dry-laid stone walls, and a dry creek bed detention area along the Avery Road frontage space will be provided to add visual interest and to serve as a functional portion of the onsite stormwater detention. B. Arrangement of Use Areas i. All buildings shall be Iocated in such a manner that adequate access is provided for fire equipment. ii. The tlu-ee-story buildings and the community center are located in the center of the development so that they will not adversely impact surrounding properties. Because this portion of the development is expected to experience the most intense use and contains the tallest buildings on the site, the single-story buildings around the perimeter of the development will filnction as a buffer to any future surrounding development, which is expected to develop as primarily low- to medium-density residential. iii. The existing tree mass north of the proposed site has been preserved with the exception of approximately two trees through the design of the connector roadway ("Avondale Boulevard"}. 09-0077. Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road PROPOSED DEVELOPMENT TEXT National Church Residences at Avondale Woods PUD Approved: Page 5 of 10 C. Setback and I,ot Coverage Requirements i. Building setbacks from dedicated road rights-of--way: Avery Rocul: 100' Avoradczle Boulevcrf~d.• 30' ii. Building setbacks from property lines: ~OUtll: West: 40' 15' iii. Pavement setbacks from property lines: North: South: East: West: iv. Minimum distance between structures: 30' (excluding public bikepath) 25' 100' (excluding public bikepath and walking paths) 15' 10' v. Encroachments: Stoops, steps, window wells, and architectural features shall be permitted to encroach up to live feet into building setbacks. All other encroachments into setbacks shall be permitted in accordance with the City of Dublin Zoning Code and applicable Building Code requirements. D. Landscaping, Screening, and Buffering i. General Standards: Except as otherwise stated herein, landscaping shall conform to the Dublin Landscape Code, Section 153.130 et seq. ii. Landscaping Phil: A landscaping plan for this development shall be submitted to the Planning and Zoning Commission as a part of the final development plan. Landscaping shall be in accordance with that which is approved as a part of the final development plan. iii. Single-Story Unit Landscaping: The front of each single-story dwelling unit may include a stoop or small patio space in accordance with that which is approved as apart of the final development plan. Landscaping shall include a variety of small shn}bs and plantings in accordance with that which is approved as a part of the final development plan. iv. The applicant will utilize the existing tree row and landscape material to meet the intent of the property perimeter landscaping requirements along the southern property line. The applicant will coordinate with Planning at the final development plan to supplement the existing vegetation where necessary to meet the intent of the Code for required screening. 09-0077. Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road DEVELOPMENT TEXT National Church Residences at Avondale Woods PUD Approved: Page 6 of 10 It is the intent of the applicant to provide an aesthetic landscape treatment along the Avery Road frontage. The landscape treatment will consist of a dry creek bed detention basin, mounding, intermittent dry-laid stone walls and plantings consisting of mixed perennials, grasses, and deciduous frees in accordance with that which is approved as part of the final development plan. vi. Rain gardens may be used to supplement stormwater management for this site. Should rain gardens be utilized, landscape inspections shall be obtained by the property manager if requested by Platming, which will be furnished to Planning for evaluation. The management will continue to provide landscape inspections every three years thereafter if requested by Planning. E. Open Space i. Open space shall be provided in this development in accordance with the approved preliminary development plan. The open space dedication may include rain gardens, a meditation garden, a perennial garden, a playground, walking paths with stretching stations, outdoor picnic courts with shelters and grilling areas, outdoor game courts and r ('ty percent (50%) of the total acreage within required setbacks. ii. O~ en Space Amenities: The developer may install a gazebo within the open space along the Avery Road frontage to provide a gathering place for residents. The design of the gazebo will coordinate with the design of the three-story buildings and community center and will be in accordance with the approved final development plan. Other open space amenities may include benches, bike racks, walking paths, outdoor activities, and community garden spaces placed throughout the development for use by residents of the community and the public. F. Access and Circulation i. Vehicular Access: Vehicular access to the site froth Avery Road shall be provided through a connector roadway ("Avondale Boulevard") that will be constructed along the northern boundary of the site to the western terminus of the development. Two vehicular access points into the site will be provided off of the connector roadway in the approximate locations shown on the preliminary development plan. The final access points will be based on the findings of the finalized traffic shtdy and will be in accordance with that shown on the final development plan. Necessary traffic improvements to the surrounding street system will be determined based on the findings of the traffic impact study for the project. ii. Private Access Drives: Private vehicular access drives for this site are intended to provide sufficient fire access and circulation throughout the site. The private access drives shall be provided in the locations shown on the final development 09-0072 Preliminary Development PIan/Rezoning National Church Residences _5215 Avery- Road UtVtLUF'MtN I I tX I National Church Residences at Avondale Woods PUD Approved: Page 7 of 10 plan and shall be installed in accordance with the specifications of the City of Dublin Zoning Code. iii. Pedestrian Access: Bikepaths shall be provided along the northern boundary of the site on the south side of the connector roadway and along the west side of Avery Road that will provide this site with pedestrian access to future development in this area. The bikepaths will be stubbed at the western, northern, and southern termini until future connections can be made. iv. Pedestrian Circulation Systems: Sidewalks shall be provided throughout the site in accordance with the specifications of the City of Dublin Zoning Code in the locations determined at the time of the final development plan. G. Street Design Ali public and private streets will be designed and constructed to meet the standards of the Dublin City Code regarding pavement thickness, strength, and durability. i. Connector Roadway ("Avondale Boulevard"~: Right of Yt~ay YVidth: Tapers from 70' to 60' from east to west Pavement Width: Tapers fi•orn 42' with a 4' median to 28', back to back of curb ii. Private Streets: Pavement tividth: 24', back to back of curb; 26' on the north and south sides of the three-story buildings, back to back of curb. iii. Public Right-of-WaX: Dedication of right-of-way for Avery Road and Avondale Boulevard must be dedicated either by plat or general warranty deed within 30 days after Final Engineering approval. H. Parking Standards The proposed parking plan has been designed to accommodate applicable City requirements and the programmatic needs of the residents and facilities. Except as otherwise stated herein, all parking shall conform to the City of Dublin Code. The following standards shall apply to the proposed development: i. Multi-Family Residential: I space per dwelling unit ii. Communit~,Center:. S,S00 sq ft; 1 space per 250 square feet iii. _F._Ic~erly Day Care: 1 space per employee; plus 1 space for every 5 day care clients I. Architecture i. Three-Story Residential Buildings a. Design: The architectural concept for this project is intended to be traditional in style, combining steeply pitched roofs with a variety of materials including brick, stone, and Nardi-plank siding. Additionally, a number of traditional 09-007L Preliminary Development Plan/Rezoning National Church Residences 52 ] 5 Avery Road 'rtUrU~tu u~v~LUF'MENT TEXT National Church Residences at Avondale Woods PUD Approved: Page 8 of 10 details such as brackets, fascia boards, vents, shutters, and window lintels have been added as ornamentation to further distinguish the project. The architecture shall be in accordance with that which is approved as a part of the final development plan. b. Building Heim The maximum building height of the three-story residential buildings shall be 35 feet as measured to the mid-line of the roof (excluding architectural features such as chimneys and cupolas). c. Materials: Permitted exterior building materials shall include brick, stone/synthetic stone, cementitious siding (such as Hardi-plank), wood or wood composite material, and ahuninum (may be used for trim only). The application of brick or stone veneer to a single building facade shall be prohibited. ii. Sin le_Story Residential Buildin.~s a. Design: The design of the single-story residential buildings is intended to coordinate with the design of the three-story buildings and community center and to resemble individual cottages. The units will utilize detailing such as wooden planter boxes, decorative brackets, vents, and window lintels, and flared building and chimney foundations. The architecture shall be in accordance with that which is approved as a part of the final development plan. b. Building Hei1?l The maximum building height of the single-story residential buildings shall be 22 feet as measured to the mid-line of the roof (excluding architectural features such as chimneys). c. Materials: Permitted exterior building materials shall include brick, stone/synthetic stone, cementitious siding (such as Hardi-plank), wood or wood composite material, and aluminum (may be used for trim only). The application of brick or stone veneer to a single building facade shall be prohibited. iii. Community Center a. Design: The design of the community center is intended to coordinate with the design of the truce-story buildings and single-story residential buildings. The community center will utilize detailing such as dormers, decorative brackets, vents, and lintels, and may include the use of architectural features such as chimneys or a cupola. The architecture shall be in accordance with that which is approved as a part of the final development plan. b. Building Hei~• The maximum building height of the community center shall be 22 feet as measured to the mid-line of the roof (excluding architectural features such as chimneys or cupolas). c. Materials: Permitted exterior building materials shall include brick, stonc,!synthetic stone, cementitious siding (such as Hardi-plank), wood or wood composite material, and aluminum (maybe used for trim only). 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road PROPCJSED DEVELOPMENT TEXT National Church Residences at Avondale Woods PUD Approved: Page 9 of 10 J. Signs i. General Standards: Except as otherwise stated herein, all signs shall conform to the City of Dublin Code, Section 153.150 et seq. ii. Sign Plan: A sign plan for this development shall be submitted to the Planning and Zoning Commission as a part of the final development plan. Signs shall be in accordance with that which is approved as part of the final development plan. iii. Ground Signs: Ground signs shall be subject to the following standards: a. Number: One (1) ground sign shall be pern~itted at the entrance into the site from the connector roadway ("Avondale Boulevard") at the first access drive. One (1} additional ground sign shall be permitted along Avery Road aligned with the community gazebo and the community center. b. Size: Ground signs shall not exceed 20 square feet in area or 6 feet in height as measured from the established grade. c. Landscaping.: Ground signs shall have landscaping around the base of the sign as required by the City of Dublin Zoning Code. d. Materials: The sign and sign base will utilize stone/masonry materials. e. Illumination: All signs shall be externally illuminated with ground-mounted fixtures. K. bighting i. All lighting shall meet the Dublin exterior lighting requirements unless otherwise specified herein. ii. Light levels for the outdoor recreation area shall be sufficiently reduced during the nighttime to reduce the impact on the surrounding area, as approved at the final development plan. L. Waste, Refuse, and Maintenance i. Waste and Refuse: All waste and refuse shall be placed in containers and shall be fully screened fro-n off-site view by a stone or brick wall in accordance with the City of Dublin Zoning Code. Such walls shall be constntcted with materials that are harmonious with the architecture of the nearest primary structure on the site. M. Fences i. Fences will be constructed according to Code Section 153.078 unless otherwise specified herein. ii. Fences shall be constructed of a natural material such as wood or a wood- eomposite material. N. Utilities i. Sanitary sewer shall be extended to the site from an existing trunk line located north of the proposed development area. 09-0072 Preliminary Development Plan/Kezoning National Church Residences 521.5 Avery Road PROPOSED DEVELQPMENT TEXT National Church Residences at Avondale Woods PL"D Approved: Page 10 of 10 ii. Surface drainage shall be handled with a detention basin located in the eastern portion of the site within the Avery Road frontage setback. Stormwater retention will be handled off-site within the undeveloped portion of the overall 140-acre parcel to the north of the site through a dedicated stormwater easement. The surface drainage shall comply with the Stormwater Ordinance. O. Phasing The proposed development will be constructed in two phases. The developer intends to include the construction of all roadways, walking paths, the northern 15 of the 30 single-story buildings, and the eastern halves of the three-story buildings and community center. The second phase of the development will involve the construction of the western halves of each three-story building and the community center and the remaining single-story buildings. 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road National Church Residences at Avondale Woods Case H isto • City Council Meeting -January 20, 2009 • Planning and Zoning Commission Meeting - December 11, 2008 • City Council Study Session -June 9, 2008 a~-oa~z Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road RECORD OF PROCEEDINGS Minut~,~.~f _ --~ _-- __ Dublin City Council _ __ __ - a~e~tin~ ___ 0~~1.lEGaIBU~:<, mC. FG~!A `fJ. IO~aB .. -.. -... - -. _ January 20, 2009 Page 18 ~~--- Mr. Keenan inquired if the report would include a timeline for implementation. Ms. Grigsby responded that staff would look at that. Fee Waiver Request -Washington Township Ms. Grigsby stated that a letter from Washington Township was provided w' the packet materials. As part of their renovations, fire suppression system will be included at Fire Stations 91 and 93. In the past, when Washington Tow ship has renovated facilities, they have requested fee waivers of the City's capa y charges associated with water tap permits. In this instance, the capacity fee is f r a four-inch tap at 20 percent or $8,531.20 per location fora total fee wai er request of $17,062.40. Consistent with past recommendations, staff recommen that the waiver be approved. Mr. Keenan moved to approve the fee waiver request. Ms. Salay seconded the motion. Vote on the motion: Mr. Gerber, yes; Mr. Reiner, yes; M Salay, yes; Vice Mayor Boring, yes; Mr. Lecklider, yes; Mr. Keenan, yes; Mayor Ch' nici-Zuercher, yes. STAFF COMMENTS • BriHi Project Update Ms. Grigsby stated that a project update was prov' ed with information regarding the additional costs related to utility burial and the w ter walls. A recommendation was also provided regarding how to meet that sh rtfall. Mr. Hahn will provide a staff update. Mr. Hahn stated that the plans are complet for the public portion of the BriHi Square project: the main plaza area, utility buria and the water wall/lower plaza. Based on the contract for the main plaza and the onstruction proposals received for the utility burial and the water wall/lower plaz there is a budget shortfall of approximately $770,000. Staff has identified pot tial funding and strategies to provide for the additional monies needed, and tho have been outlined in staff's memo. Mayor Chinnici-Zuercher state hat she did not anticipate this situation. Council has asked about this issue and w s repeatedly assured that the numbers were accurate. This is a significant differen Ms. Grigsby stated that ff has mentioned earlier with regard to utility burial that there is significant lime one in this area, and best estimates were made based on other projects in the ar a. At that time, staff also did not know the location of all the utility lines in that ar Now that the location of those utilities is known, it is evident that it will be neces ry to bury the lines lower than those utilities. That means digging deeper into the r ck. Fifty percent of the additional cost is related to utility burial. Although there as an option not to bury the utilities, it is Council's policy to bury utilities where possible. This is a project where it must be done at this point, or it probably wo t be possible. Mayor innici-Zuercher stated that because it is Council's policy to bury utilities where ossible, there really isn't a need for discussion. May Chinnici-Zuercher moved to approve the additional funding of $770,000 for the Keenan seconded the motion. ~ the motion: Ms. Salay, yes; Mr. Lecklider, yes; Mr. Gerber, yes; Vice Mayor yes; Mr. Keenan, yes; Mr. Reiner, yes; Mayor Chinnici-Zuercher, yes. • National Church Residences Ms. Grigsby noted that a letter from National Church Residences (NCR) was included in packets, which provides information staff requested. At a meeting with NCR in mid December, staff requested that NCR provide more specifics regarding the City participation they believed would be necessary for the project to move forward. Staff has not yet been able to evaluate all the issues; however, one item she would like to mention RECORD OF PROCEEDINGS __________, Minutes. of __ -_ __ ___ Dublin City Council _ __ _...__ _ _ Meeting. January 20, 2009 Page 19 specifically is the request for a real estate tax abatement. As NCR mentioned previously, this is something that they have utilized in many other communities in which they are located. However, it is something different than the City of Dublin typically does. Staff requests Council's input. Is this something Council wants to pursue, or should staff look at other options? Mr. Gerber stated that he recalls the earlier discussion, and he does not have an objection to real estate tax abatement. Mayor Chinnici-Zuercher stated that she does have a question about the Planning and Zoning architectural enhancements estimated to cost $800,000. Ms. Grigsby responded that NCR has estimated an amount assuming that the City will require different materials that they don't normally use on their buildings, as well as additional landscaping and Code requirements. Mr. Gerber inquired if they arrived at the estimate based on similar PUDs or in reviewing the City's Code. Ms. Grigsby responded that it was based on both considerations. Mr. Keenan noted that it is identified as architectural enhancements. Ms. Grigsby responded that it primarily reflects a concern about the materials the City will require. Mr. Keenan noted that density was also mentioned. Was that factor included in the $800,000? Ms. Grigsby responded that they project the total anticipated revenues. Lower densities would mean lower revenue. '~ Vice Mayor Boring stated that she has a concern with the City doing a tax abatement. Has the City done these previously? Ms. Grigsby responded that the City has done them in very limited circumstances. The j City has one in the Tuttle Crossing area, and there were two previous abatements that ', were site specific. ~ Vice Mayor Boring stated that she would prefer that the City identify an option other than tax abatements. Ms. Grigsby stated that what distinguishes this development is the fact that Council has previously discussed this as something the community needs -affordable housing for senior citizens. It is a way for the overall community to participate, as it would also impact the township and school district's revenues; everyone would benefit. Mr. Gerber noted that this is what was originally presented to the City. Ms. Salay stated that they also indicated that their density would be higher than the Dublin norm, but the trade-off would be affordable housing needed for senior citizens in the Dublin community. Vice Mayor Boring stated that there are other creative ways to do this. She totally agrees that it should be a cooperative effort among all the real estate tax recipients. She wants to ensure that the a reement clarifies that it is a benefit for the community, that it is not 9 handled similarly to the Llewellyn Farms area abatement. Mayor Chinnici-Zuercher inquired if this is $2.5 million cumulative. Ms. Grigsby responded that it is. Regarding the $875,000 for the acquisition for phase 2, if the City were to do what NCR has proposed, the City's investment would be returned when NCR does phase 2. They need to reserve the land, but they don't have the funds needed to do so upfront. Mr. Phillabaum noted that NCR has estimated on the high side with respect to architecture and landscaping costs. Staff received their rezoning application today, so those items are subject to change as the application moves through the P&Z approval process. They may be estimating a higher proportion of brick and stone than they iypically use. RECORD OF PROCEEDINGS ---___-- i~tinutcs t~f__ _- Dublin City Council -__-- - __ Meeting-_- ~~ January 20, 2009 Page 20 Mr. Gerber noted that NCR's concept plan was recently reviewed by the Planning Commission. Was a drawing provided? Was an opinion expressed by the Commission regarding the architectural materials, such as brick should be added? Mr. Phillabaum responded that nothing that specific was offered. The general comment was made that this project would be at a gateway area of the City - at the southern corporation limit on Avery Road. The Commission expressed the desire for a signature building in that location. Mr. Keenan asked about setbacks. Mr. Phillabaum responded that it would be set back 100 feet off the right-of-way. Mr. Gerber responded that during the time he served on the Planning Commission, they received two or three applications far that site, which was considered part of the gateway. Ms. Salay stated that perhaps Council has not adequately communicated to Planning staff Council's ultimate goal with the National Church Residences project, which is the partnership that was discussed in a previous study session. Council and staff took a tour of another NCR facility several months ago. One of the buildings was old, but the other was new, not yet occupied. Everyone was impressed by the quality of the construction and the fact that all natural materials were used. There was discussion about the ability to further enhance that product with landscaping, which the City could potentially help with. There are different ways to accomplish a signature building or a great "look" and balance that with the City's desire to have an affordable senior housing project in the community. This is an urgent need, and she encourages the City Manager and staff to continue to work creatively and collaboratively with NCR. This is an argument in support of having a Council member also serve on the Planning Commission - to maintain a necessary level of communication between Council and the Planning Commission. Mr. Gerber stated that he agrees that this type of project is needed in Dublin, and it is important to do what is necessary to make that happen. COUNCIL ROUNDTABLE/COUNCIL COMMITTEE REPORTS Vice Mayor Borinct Administrative Committee chair, reported that the committee me t 5:30 p.m. preceding this Council meeting to continue their study related to updati the City's campaign finance legislation. The committee has discussed the topic in gre detail, and the Legal Department has prepared draft legislation. That legislation wil a further modified to reflect the committee's additional recommendations earlier toni and will be scheduled for Council's consideration on the February 2 Council agenda. Mayor Chinnici-Zuercher stated that Mr. Reiner. Public Services mmittee chair, has indicated a need for that committee to meet to discuss issue related to community events. She requested the committee's date preferences. Mr. Reiner noted that a meeting of the Public Services ommittee is scheduled for Wednesday, February 18 at 6 p.m. Mayor Chinnici-Zuercher noted that the Finance Co ittee will meet at 6:00 p.m. on April 20 for an investment advisory update. Vice Mayor Boring, committee member, indicat she would be out of town that day. Mayor Chinnici-Zuercher requested that the Hance Committee advise Council of the new date, when determined. Mayor Chinnici-Zuercher stated t t the Leadership Dublin dinner with Council is scheduled for 5:30 p.m. on Febru 4 at City Hall. Mayor Chinnici-Zuercher n ed that Council's goal-setting is tentatively scheduled for Friday, April 3. Mr. Lecklider stated t he was not present when that date was suggested. That is the beginning of Spring reak for his family. Mr. Gerber note at he had indicated previously that he could not meet on Friday, March 6. There has en a change in his schedule, and he could meet on that date. Ms. Salay s ted that the new City Manager would be starting immediately before then, so that date eems a little early. PLANNING AND ZONING COMMISSION RECORD OF ACTION CITY OF DUBLIN. DECEMBER 11, 2008 ~. ~ ~ seoo u~. ROOa PflOne/TDD:614110-4600 Fax: 614-410747 Web Sile: www.dubinoh.ut Cheating a Legacy The Planning and Zoning Commission took the following action at this meeting: 4. National Church Residences at Avondale Woods 5215 Avery Road 08-1000P Concept Plan Proposal: A senior housing development consisting of 200 units located within 20 single-story buildings and two three-story buildings, with a community center and associated site improvements. The site is located on the west side of Avery Road approximately 4,100 feet south of its intersection with Cara Road. Request: Review of a concept plan application under the Planned District provisions of Code Section 153.050 for a future preliminary development plan application. Applicant: Jason Sherman, Berardi Partners, Inc; represented by Michelle Norris, National Church Residences. Planning Contact: Rachel E. Swisher, Planner I Contact Information: (614) 410-4656, rswisher@dublin.oh.us RESULT: The Planning and Zoning Commission members commented informally on this proposal fora 200-unit senior housing community with 23 single-story residential buildings, two three-story buildings, and a community center. The Commission members were supportive of the proposed use and the general layout of the site; however, the Commissioners expressed concerns with tree preservation issues and the proposed density. The Commissioners also encouraged the applicant to reconsider the architectural concept for the three-story buildings and community center, recognizing that the site will function as a gateway into the southern portion of the city. STAFF C T ICATION Ra 1 E. Swisher Planner I 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road Dublin Planning and "Coning Commission December 11, 2008 -Minutes Page 14 of 20 Mr. lon agreed to the c ditions listed abov . s. Amorose Groo s seconded them on. The vote was follows: Ms. Kr b, yes; Ms. Amorose Groom ,yes; Mr. Taylor yes; Mr. Freim ,yes; Mr. Fishma ,yes; and Mr, Zimmerman, y (Approved 6 - o. / 4. NCR at Avondale Woods 5215 Avery Road 08-1000P Concept Plan Rachel Swisher presented this request for informal review and feedback for a concept plan involving a 200-unit senior housing development with a community center and associated site improvements. She said the 17-acre site is part of an overall 140-acre parcel. She noted that the parcel was the subject of a previous proposal for asingle- and multi-family housing development which was ultimately not pursued. Ms. Swisher described the topographical and natural features on the site. She pointed out an existing barn on the site, which was built around 1900, which is listed on the Ohio Historic Inventory. She explained that the barn is in poor condition and likely beyond repair. Ms. Swisher described the surrounding development and noted that housing developments within the City of Columbus had recently been constructed along the Hayden Run corridor to the south. She mentioned that a CSX railroad line is located approximately 700 feet to the west of the site. Ms. Swisher explained that the City of Columbus is planning to construct a new arterial roadway that will eventually connect Britton Parkway to the east of the site with Cosgray Road. She said that the roadway is intended to be an underpass as it intersects with the railroad crossing, and so this future roadway will need to be taken into consideration as this application moves forward. Ms. Swisher stated that the Community Plan identifies this site as Mixed Residential Low Density, which is a land use classification intended to provide a mix of housing options which will transition ftom existing single-family neighborhoods. She added that this classification is also intended to provide a greater range of housing options for all age groups. She said that the recommended density for the overall site is three dwelling units per acre, and therefore, the entire 140-acre parcel could accommodate approximately 420 dwelling units under this classification. Ms. Swisher said that in Planning's opinion, the Future Land Use recommendation has been met with this application based on the fact that the proposed use is senior housing and the density of the project, 11.6 dwelling units per acre, will be calculated in the gross density of the overall parcel. Ms. Swisher explained the transportation improvements planned by the City of Columbus and the City of Dublin in this area. She noted that Avery Road, which is .currently atwo-lane roadway, is within the City of Columbus' jurisdiction and that the City of Columbus is planning to expand Avery Road at some point in the future. She added that the City of Dublin is planning to extend Tuttle Crossing Boulevard from Avery Road to Cosgray Road. Ms. Swisher said that these transportation improvements will create several significant intersections near this site, forming a distinctive gateway in the southern portion of Dublin. 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road Dublin Planning and Zoning Comrnission December 11, 2008 -Minutes Page 15 of 20 Ms. Swisher presented a plan containing the proposed NCR development site plan. She highlighted the one-story community center with three-story buildings on either side containing a total of 100 dwelling units. She pointed out that around the perimeter of the site are 100 single- story cottage style dwelling units for a total of 200 dwelling units on the site. She described the proposed site plan and discussed the proposed access to the site, internal circulation, pedestrian connections, screening and buffering, and site amenities. Ms. Swisher presented conceptual elevations for the three-story building and the single-story cottage units. She said the applicant is proposing to use primarily brick and stone for the building materials. Ms. Swisher stated that in Planning's opinion the Future Land Use recommendation for this site has been met with this proposal and that the Southwest Area Plan and the Land Use Principles may be met through incorporating the recommendations described within the Planning Report. She said that Planning recommends that the applicant pursue a rezoning for this development. Ms. Swisher requested feedback from the Commission regarding the discussion items listed in the Planning Report. Matt McClure, National Church Residences, said that NCR has been in business as anon-profit organization since 1961 and is one of the largest owner/manager/developers of senior housing in the country with more than 300 communities with 16,000 units in 28 states. He said that they have had success with this type of community in Columbus with a project in the Hilltop area where they built a similar development in two phases, both consisting of 100 units. He said this development tivould be restricted to senior housing with space to provide services for the seniors. George Berardi, Berardi Partners Architects, said that he had an issue with breaking up the seven-unit cottage-style buildings as recommended by Planning. He pointed out that 16 of the 22 cottage-style buildings were already four-unit buildings. He suggested that he could split the seven-unit buildings in the middle, although it would create windowless walls where the buildings face each other. Mr. Berardi commented that they had tried to create indentations or pockets of green space adjacent to the cottage-style buildings so there would not be a constant wall of buildings along the roadway. He added that he had also removed the parking from the main roadway and broke it up into smaller groups of parking spaces. Mr. Berardi said that he had worked with staff and discussed solid masonry products and stone as the primary building materials. Mr. Berardi said that what they had accomplished was the use of stone and brick, although he added that there could be differences in the color of the bricks to provide additional architectural interest. He requested the Commissioners' input regarding the architecture. Mr. Berardi reiterated that there will be two phases for the development. He said that the one- story community building could be split. He pointed out that depending on the funding programs involved with this project, the entire community center could be constructed with Phase I, and portions of the three-story building facing Avery Road could all be constructed with the first phase. He said that they would like to construct this portion of the three-story building and the community center with Phase I so that the site will appear to be a finished development from Avery Road. Mr. Berardi said the second phase could develop approximately 18 months after the first phase is completed. He said they had tried to be sensitive in Locating the three-story building on the site considering its context, and they tried to determine how it could be divided effectively 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road Dublin Planning and Zoning Commission December 11, 2008 -Minutes Yage 16 of 20 into two phases. Mr. Berardi concluded that he thought he could accommodate all of Planning's recommendations for the development. Mr. Zimmerman invited those who signed the speakers' sheet to come forward. Megan Reese and Matt Reid, 5219 Avery Road, indicated that they lived on the property directly to the north of the site adjacent to the proposed boulevard. Ms. Reese said they were really concerned about the row of trees on the north side of the site and a small pocket of trees behind their property. She asked when a tree survey would be done. Ms. Swisher explained that a tree survey would be conducted when a rezoning application is submitted. She clarified that this was an informal discussion and no action will be taken by the Commission this evening. She said that a portion of the tree stand could be impacted by this development, however the trees located outside of the site would not be effected until a development proposal for the overall parcel came forward, at which point as many existing trees as possible would be preserved. Mr. Reid asked what the setback of the access road would be from the tree line on the northern boundary. Ms. Swisher said that the plans show the roadway coming in just south of the northern property line. She noted that it was possible that some of the trees may be impacted, but they will have a better idea of the actual impacts when the design of the roadway is finalized. She added that the design was also subject to the findings of a traffic study. Ms. Reese asked if they should contact the City of Columbus regarding the future Avery Road improvements. Mr. Reid noted that everything they saw in this proposal indicated that the City of Columbus was dictating the widening of Avery Road. Ms. Swisher explained that Avery Road was within the jurisdiction of the City of Columbus in this area, and the City of Columbus had done traffic studies and projections to determine the future width of Avery Road, and the City of Columbus would have additional information about their transportation improvement plans. Mr. Reid said his biggest concerns were privacy, the trees, and wildlife protection. Mr. Gangworthy suggested that the property owners make an appointment with Ms. Swisher to review the plans submitted by the applicant. Mr. Fishman said he had visited this site and he thought the site appeared to be tight, considering it will set the stage for development in the area. He commented that he would like to scc more land acquired and he did not want to see any trees removed. He stated that this project will need interesting architecture and quality materials. He said he did not want to see anything but brick and stone building materials because future development would ultimately need to coordinate with this development. Mr. Fishman asked if there was a website where the Commissioners and Planning could view other \'CR developments. He asked if there were any existing developments that looked like this proposal. 09-U07Z Preliminary Development Pian/Rezoning National Church Residences 5215 Avery Road Dublin Planning and Zoning Commission December 11, 2008 -Minutes Page 17 of 20 Mr. Berardi provided NCR's website and stated that NCR had built an assisted living facility at Mill Run called Traditions in the early 1990s with brick. He said in terms of architecture, NCR has typically utilized a traditional architectural character. He said the NCR facility in Westerville had more of aprairie-style, which worked well for that site because of its context, but he thought NCR preferred traditional architecture. Mr. Fishman requested that pictures of existing NCR developments be shown the next time this development comes before the Commission. Mr. Fishman mentioned that he had seen a window- less wall done very attractively where false windows had been installed on the brick wall, and so he did not think that awindow-less wall necessarily had to be a deterrent. He said he liked the streetscape, water, and landscaping. He reiterated that additional land was necessary so the residents would have space to walk and recreate. Richard Taylor stated that he Liked the project. He said that within the confines of "traditional" architecture, there are still a lot of options. He commented that when he looked at the three-story buildings, he felt like he had seen them before, and he would prefer to see something distinctive. He said the elements, the gables and their pitch, the arrangement of windows and all the details look very nice, but it all looks like other buildings he had seen before. Mr. Taylor said he liked the look of the one-story buildings and that the flared base and details seemed to work. He said that when the same concept is projected up to three stories, he thought that character would be lost. Mr. Taylor mentioned that he would like to see the architecture detail increased because of its location at a gateway. He said that more importantly, he would like to see something that looked great and nothing quite like he had seen before, but could still stay within the realm of traditional architecture. Amy Kramb asked how many bedrooms were in each of the units in the three-story independent living building. Mr. Berardi replied that there were roughly 50 percent one-bedroom and 50 percent two- bedroom units in the three-story building. He confirmed they were for residents 55 and older. Ms. Kramb expressed concerns regarding transportation and parking. She noted that 256 parking spaces were shown for the 200 unit development. She thought that if two people lived in each unit, there could be 400 people living on the site and then there would not be enough parking. Mr. Berardi answered that the average age in this type of project is well over 55 years, usually in the low 70s, and residents tend to remain in the facilities as they age. He explained that cars are not used very much by residents. Mr. Berardi said a study they completed on approximately 100 projects five years ago showed an average of 0.46 cars per dwelling unit on site. He explained there are NCR communities where one-half to one-third of a parking space is allotted per unit. He said that they were concerned with ending up with a tot of empty parking spaces and pavement. He pointed out that in other communities, NCR has been asked to provide residual space that could be developed for parking in the event it was needed. Mr. Berardi said he felt comfortable about being able to develop more than one space per dwelling unit and still being able to satisfy the parking needs of this population. 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road Dublin Planning and Zoning Commission December 11, 200& -Minutes Page 18 of 20 Chris Amorose Groomes asked if NCR provided transportation for its residents. Mr. Berardi said a bus was provided for communities this large. Ms. Kramb said this is an area where there is no public transportation, and if residents want to go somewhere, they have to drive. She noted that if there were one car per unit, there would be 56 extra parking spaces. She said that having extra land available for more parking if needed is important, and that as proposed, the site seemed pretty dense. Ms. Kramb was also concerned that there is only one way in and out of the site with the connector road. Ms. Swisher clarified that the connector road was temporary and would likely be extended with future development to the west. Mr. Fishman asked if garages were provided for the units. Mr. Berardi said that no garages were provided. He explained that funding agencies restricted the types of amenities that they could provide for their price point. Mr. Berardi said that regarding the parking concerns, they were trying to do a LEED or green community, and by including more impervious surface than they really needed on the site would work against them in obtaining LEED certification. Mr. Berardi said that they wanted to clarify how they intended to serve this population. He said that NCR is one of the largest providers of senior housing services in the country and they were relying on their experience with parking requirements elsewhere. Mr. Fishman said the point was that he did not think more parking spaces were needed now, but that more land was needed. He said that if there was more land and more parking was needed, they could come back to the Commission to obtain the additional parking. Flite Freimann noted that a perspective view of the site from Avery Road had been provided to the Commission in their packets. He said that because this is a gateway to Dublin, the image shown was not the view he wanted or the first thing he wanted people to see coming into Dublin. Mr. Berardi said the picture was diagzammatic, and he preferred instead that they look at the east elevation renderings. He said that the two-dimensional element facing east provides a little more of a sense of the intended character. Mr. Freimann said that without additional land, he could not support this project because it looked crowded and he would like to see more space. He pointed out that the Community Plan suggests three units per acre for this sitc. He noted that this site would take up a small portion of the large parcel, and building 200 dwelling units could take up half of the available density on the site. He agreed that there needed to be more space between the buildings, and he reiterated that no matter how beautiful the architecture is, if this level of density came back, he could not support this proposal. Mr. Zimmerman thought that because of the trees, they would need to acquire land to the west Mr. Berardi said he thought they would make every effort to do that. 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road Dublin Planning and "Coning Commission December 11, 2008 -Minutes Page 19 of 20 Mr. Freimann suggested that another option would be fewer dwelling units. He understood that there were financial constraints, but although this is a great idea, he could not support this Level of density. He hoped that they would be able to accommodate these concerns. Mr. Taylor said he hoped Mr. Berardi would take on the challenge of creating more distinctive architecture that fits in Dublin. Mr. Fishman said that he would discourage normal roof materials such as a three-tab shingle. He said he would Like to see quality materials like metal, shake, or a superior dimensional shingle. Mr. Berardi said that he would continue to make improvements. Ms. Amorose Groomes agreed that the site appeared tight. She said they did not want to condense buildings up on Avery Road because it was a gateway. She said that most important issues will be the materials and character of the buildings. Ms. Amorose Groomes said that in terms of use, she did not have any problem with NCR occupying this portion of the city, and having this to offer to Dublin's seniors is extremely important. Mr. Zimmerman said that regarding the Community Plan, he wanted to know what the rest of the 140-acre site would look like and if this Level of density would help save the trees on the parcel. Ms. Amorose Groomes asked how they could be assured who would own that property. Ms. Swisher answered that the 140-acres was currently held by one owner, and Planning has encouraged coordinated development with this site and the rest of the parcel; however, the design of the rest of the parcel is not known at this time. She said that the previous proposal had been for single-family and multi-family, which is what the Community Plan recommends for this site. She said concentrating the density in this portion of the site will assist with preserving the existing trees on the overall parcel Mr. Zimmerman asked if the 100-foot setback was from the existing or future Avery Road right- of-way. Ms. Swisher confirmed that the 100-foot setback would be from the future right-of--way. Mr. Zimmerman commented that he had no problem with the water feature in the front of the site. He mentioned a development to the north on Rings Road that had stone walls in front of a water feature for safety. Mr. Zimmerman agreed with the use of distinctive architecture. Mr. Zimmerman pointed out that on the Southwest Area Plan, tree preservation was very important. He said that this is a gateway to Dublin, and it is important for it to look and feel that way. He pointed out that it is not always about how much is spent, but how it is done. He said that even with the railroad and the traffic improvements, this would really be an interesting project. Mr. Zimmerman conf rmed that all questions had been answered and all comments had been made. He thanked Mr. Berardi and Mr. McClure. 5. ing Code Amend is Ad trative Request 8-095ADM Zonin ode Modifications Th' Administrative Re est for review and commendation of royal of Zoning C e odifications was pos oned prior to the me ng. 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road DUBLIN CITY COUNCIL STUDY SESSION Monday, June 9, 2088 Council Chambers Minutes of Meeting Mayor Chinnici-Zuercher called the meeting to order at 7:40 p.m. Present: Mayor Chinnici-Zuercher, Vice Mayor Boring, Mr. Reiner, Mr. Gerber, Mr. Keenan, Ms. Salay and Mr. Lecklider. Staff members: Ms. Brautigam, Ms. Grigsby, Mr. Thurman, Ms. Ott, Ms. Puskarcik, Mr. Langworthy, Ms. Husak, Mr. Phillabaum and Ms. Swisher. Guests: Tom Slemmer, President/CEO, National Church Residences Michelle Norris, Senior VP/Chief Development Officer, National Church Residences Dennis Guest, Executive Director, Columbus Metropolitan Housing Authority National Church Residences -Presentation re Senior Housing Mayor Chinnici-Zuercher noted that representatives from National Church Residences were present to educate Council about their organization and its function, and about its interest in another facility for Dublin. Tom Slemmer, President/CEO, noted that he is accompanied tonight by Michelle Norris, Senior VP/Chief Development Officer of National Church Residences. He and Dennis Guest, Executive Director, Columbus Metropolitan Housing Authority, met recently to discuss the need for affordable housing in the growing sections of Franklin county, including Dublin. They then met with Ms. Brautigam about this matter. Ms. Norris oversees acquisitions and new development and has a technical staff who works on the financing end. They will provide information tonight about how affordable housing works, how it can be accomplished, why it is complicated, and the role City government would play if they desire affordable housing in their community. Mr. Slemmer provided background on National Church Residences. They were founded in 1961 by four Presbyterian churches. Boulevard Presbyterian Church in Columbus was a prime sponsor and Rev. John Glen, a Presbyterian minister, founded the organization around senior housing and affordable senior housing. The first development in 1961 was Bristol Village in Waverly, Ohio. It includes 400 houses, an 82-unit senior housing apartment building, assisted living, home health care, hospice, nursing, and therapy programs. From that time, they have branched into affordable housing for seniors, and they now operate assisted living, nursing homes, and a health care division in Ohio. They have 1,700 units of housing in Franklin County, and also have housing for the homeless. He showed slides of the Traditions at Mill Run - a 75-unit, free standing assisted living facility. They have both the knowledge of senior health care as well as affordable housing development. They believe there is a real need in Dublin and the growing part of Franklin County for affordable housing with senior services. They have a 24-member Board of Trustees with membership from business leaders in Franklin County. They are long-term owners and operators of housing and plan to stay in the community for many years. They are in 28 states, with approximately 22,000 units of housing, much of which they have developed. 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road Dublin City Council Study Session Monday, June 9> 2008 Page 2 Michelle Norris, Senior VP, Chief Development Officer, stated that National Church Residences is already in Dublin. They have the Abbey Church Village property of 160 units of family housing, which was financed with the Low Income Housing Tax Credit program and is located across from Don Scott Field on Sawmill Road. It is 10 years old and has been a great project for the families who reside there. Mr. Stemmer pointed out it is located in the City of Columbus, Dublin School District Ms. Norris noted that they also developed Stoneridge Court, which is financed with a HUD grant program -the HUD 202 program. HUD provides the funds to construct the building and a rent subsidy for the residents. This program is restricted to ages 62 and over, and is income restricted to $30,000 per person to live there. It has been open for three years and has 100 percent occupancy. Abbey Church has a 98 percent occupancy rate. They are looking at the possibility of a site adjacent to Stoneridge Court for expansion and talking to the Planning & Zoning Commission about it. Ms. Norris noted that senior staff and the Dublin leadership team have also been looking at the concerning trend of a growing number of seniors coming into the Dublin and the Columbus market in the years ahead. She shared projections for growth in Dublin reflecting a significant increase in the 55 plus population. One of the rules of their financing programs is that a senior only property can be created for people 55 and over. Within Dublin, the projection shows growth in the age 55 and older households to 4,964 households by 2012. Their program looks at people with incomes of less than $40,000 per year; therefore, this would be 1,800 of the 4,964 households or 12.7 percent. Thus, there will be a significant need in Dublin for senior housing that is affordable. Mr. Gerber asked if the income includes social security income. Ms. Norris responded affirmatively. Ms. Norris noted that the primary market area (PMA) of the Dublin area was also considered - not just Dublin residents, but those who touch the contiguous area to Dublin. Within the PMA, significant growth is projected for the senior population. Projections are that 8,700 age 55 and over households will have incomes less than $40,000 by 2012. Therefore, within the Dublin PMA, there will be significant increase in the number of people eligible for this type of housing. Mr. Lecklider asked if these numbers are based upon zip code or corporate boundaries of Dublin. Ms. Norris responded that these numbers are provided by a market group that uses census information. Mr. Stemmer added that the Danter group put together these numbers, but he believes they are more restrictive than zip codes and are related to census tract areas within Dublin city limits. He has the source document from the Danter Company. Mayor Cltinnici-Zuercher noted that the PMA information does include areas outside of Dublin, as she has indicated. 09-007"L Preliminary Development Plan/Rezoning National Church Residences X215 Avery Road Dublin City Council Study Session Monday, June 9, 2008 Page 3 Mr. Slemmer stated that they were surprised with the number of low to moderate income seniors within the census tracts within the City of Dublin. They identified 1,800 such households. Ms. Norris described properties in the area where low income housing tax credits were used for funding. They highlighted the Ravines at Central College on Sunbury Road. This project was built over two phases -one with 75 units and one with 30 units. It is a beautiful area on a ravine overlooking Hoover Dam for age 55 and older residents. They were also able to serve another lower income group in cooperation with Columbus Metropolitan Housing Authority and included project based Section 8. Therefore, there is rent subsidy on some of the units. There are one and two-bedroom units, and they are for people of low income - 30 percent of the area median Income -all the way up to market. Some of the units have no income restrictions, only age qualification. They are able to serve all levels of income of seniors at this property. CMHA actually bought some of the land, which helped with the financing structure. Mr. Keenan asked what the full market rent is for these units. Ms. Norris responded that atwo-bedroom unit rents for $900 full market; aone-bedroom unit rents for $750 full market. Mr. Keenan asked what the largest subsidy would be under this scenario. Mr. Slemmer noted that people pay 30 percent of their income, so the largest subsidy for a one-bedroom unit would be about $200. Ms. Norris stated that when they design their buildings, they include a lot of community space to increase the socialization for seniors. They do nvt have common dining, but do have common areas for gatherings. Ms. Norris noted that the second property on the tour was the Hilltop Senior Village in the City of Columbus. This was developed in collaboration with the City of Columbus. Columbus owns the land and leases it back to National Church Residences. They built this project in two phases. Both phases used the tax credit program and both properties have a range of incomes from 35 percent of area median income up to the market. This creates a great diversity of residents. This property has mid-rise apartments and townhouses as well. They were able to work with the civic association in the Hilltop Area. They helped with private fundraising to build a congregate center where Meals on Wheels serves the community at large. There is a visiting nurse through Life Alliance. This serves seniors in the building as well as those in the Hilltop area. There are always activities at lunchtime in the center, including entertainment. Mr. Reiner asked how much land is required for the types of high rise and single detached units shown. Ms. Norris responded that this property includes 15 acres for 200 units. Mr. Slemmer commented that the Abbey Church development, which is family townhouses, is multi-family zoning of 12 units per acre. Ms. Norris added that Stoneridge has 47 units on 2.5 acres. 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road Dublin City Council Study Session Monday, June 9, 2008 Page 4 Mr. Slemmer noted that parking requirements are much less for seniors, averaging .5 cars per person. As seniors age in place, they have fewer cars. Mr. Reiner inquired if this is affiliated with a particular church. Mr. Slemmer responded that the organization was founded by four Presbyterian churches that continue to be involved in the membership and board structure. There is no official affiliation with the Presbyterian Church, however. Mr. Keenan inquired if this is anot-for-profit organization. Mr. Slemmer responded that it is a 501 C3 not-for-profit organization. Due to the recent changes in laws, most of the federal housing being developed today is in a limited partnership or with National Church Residences as a general partner. The limited partnership is the investors, and the investors typically are large financial institutions. The waiting list for the Stoneridge Court properties is 10 individuals. Typically, the demand far exceeds the availability. There is virtually no competition with the private sector, as the supply of subsidies is limited. 99% of the residents are women. The reason is that when their spouse dies, they lose half their pension. They conducted a demographic study of 1800 people who worked all their lives and retired at 65. By age 80, 15 years into their pension program, many of the residents have lost their spouses and they are below the poverty rate. The programs under which National Church Residences operates have both rent and income restrictions. The Stoneridge Court facility is restricted to individuals below 50% of the median income, around $25,000/year. The tax credit program restricts the federal tax credits to people below 60% of the poverty level. Each state has come up with a separate set of application standards. Although meeting the restrictions is not easy, the tax credits will pay for about half of the development cost. Mr. Keenan inquired how the status is monitored annually -through the tax return? Mr. Slemmer responded that these programs are administered by the IRS. If compliance with the income requirements does not occur, the investor will not receive the tax credits they paid for. National Church Residences has a compliance office to ensure compliance occurs. Achieving Affordable Housing There are three ways to make housing affordable: (1) the old way --subsidize the rent; (2} reduce operating costs, such as through utility subsidies or tax abatement; (3) reduce the capital costs -which is used by the tax credit program. An explanation of those options follows. (1) Subsidize the rent. This can occur through two sources. With Section 8, the resident only has to pay 1/3 of their income. With the NCR 2,500 units of senior housing, the average resident income is approximately $10,000/annual, so their rent is not much more than $200/month. Housing authorities also provide subsidized rent. They have a project in West Virginia that is subsidized by a foundation. {2) Reduce operating costs. In some states, such as California, special programs keep the taxes out of the operating costs for affordable housing. 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road Dublin City Council Study Session Monday, June 9, 2008 Page 5 (3) Reduce the capital costs. Some techniques are: tax credits; grants; low interest loans from the city, county, state, or housing authority; TIFs; land lease, where the entity purchases the land and NCR leases the land; and special fundraising. Mr. Keenan inquired if the land leases are at market rate. Mr. Slemmer responded that sometimes they are; sometimes the amount is reduced. It depends on the community. At the Hilltop facility, resident incomes are very low. To make the rents low enough for the residents, the City of Columbus leases the land much below the market rate. In Westerville, however, the appraised value is used in determining the rate. With most affordable housing communities today, a combination of the above three methods is used. That is the reason having partners is essential. To determine the rents that will be charged, the operating costs and taxes must be evaluated along with the incomes. Mr. Keenan inquired if these are straight tax credits -dollar for dollar. Mr. Slemmer responded that it is dollar for dollar. Right now, tax credits are in turmoil because they are priced on the financial markets. Financial institutes buy these to protect themselves against loss, and they are buying them at about 85 cents on the dollar. The pro forma on this potential project is 82 cents, although last year it was 90 cents. Ms. Norris noted that last year, two of the biggest investors were Fannie Mae and Freddy Mac, but this year they have completely pulled out of the market because they don't have any income that they need tax credits against. Mr. Slemmer stated that tax credits are also competitive. It is necessary to apply for them with the Ohio Housing Finance Agency, but this year, less competition is anticipated. For agencies with a long track record, such as NCR, it will be easier to obtain credits. Capital Budgeting On a $10M construction project with 100 units; land cost at $10,000/unit; $50,000 for professional fees and construction financing, syndication and start-up {investors require reserves). Therefore, a large financial institution must evaluate the stability of the financing. This is a $14M development. Doing this project with conventional financing, rents would be high. To bring the rent down to $849, the Columbus Metropolitan Housing Authority is used, and NCR must come up with a lot of free capital, or artificial capital, which must be in place to make the financing work. Tax credits on a $14M development would be approximately $8M. There would be a conventional loan of $8.5M, two "soft loans" from the Ohio Finance Agency, and a local match from the County Commissioners. Those are stable funding sources. Then, the Columbus Metropolitan Authority will be asked to make a specia! contribution, structured as an investment in this project. This totals $13M, leaving a gap of $1 M. To make the project work, that gap must be filled. There are different ways to do so -better land costs, better construction costs, additional grant money, and a better tax credit investment. It is typical to have a gap, and their development team is working on ways to fill it. They believe a project in Dublin is feasible. The City staff who visited the Hilltop facility did state that it would be necessary to have a more attractive building facade and landscaping in Dublin. The Woodlands, Texas project is one of the nicest tax credit projects he has seen. The 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road Dublin City Council Study Session Monday, June 9, 2008 Page 6 municipality came up with the money to make that happen. The difficulty is that each $10,000 cost added per unit becomes an additional $75 added to the monthly rent. In summary, what makes affordable housing work is the money -applying for tax credits; soft funds from stable sources, primarily local and state government; large contributions to make a project work in Dublin; and a gap solution. The big issue for Dublin is that of "political will." Affordable housing does not come without controversy. Obtaining zoning for land is always problematic. There is not one piece of undeveloped, zoned multi-family land in Dublin or Columbus. The one way cities control development is by not zoning multifamily, so that every piece of multifamily development requires a rezoning. Adequate density is necessary to make the project work. Tax abatement is also necessary. All the states are abating affordable housing, as it is a good way to get dollars out of the capital structure for the residents. That is pretty easy, as senior residents have no impact on police or school needs. In Ohio, it is necessary to have a special abatement. Mr. Keenan inquired about the Traditions at Mill Run facility. Mr. Stemmer responded that the Traditions at Mill Run is a health care facility. In Ohio, health care facilities that are not for profit are tax exempt. Ms. Norris noted that the Stoneridge property is currently taxed at the full value. The difference is HUD is the lender and they set the rent subsidies. They will set the rents at whatever level it takes to pay the taxes. With a tax credit program, where financing occurs on real debt, it doesn't equate. On the other project, HUD can be asked to pay the differential. Dennis Guest. Columbus Metropolitan Authority, stated that they have partnered with NCR on 4-5 other developments of different types. They are technically a state agency, but they receive all their funds from the federal government or resident rent. They do not receive any state or local funds. They own 3,400 apartment units, predominantly in Columbus, but throughout Franklin County. They have another 200 units that are not subsidized units. They subsidize about 11,500 privately owned units in Franklin County. If this project is approved, NCR will be responsible for running the project. Columbus Metropolitan will be the financiers but remain in the background. Results of a recent market study indicate that the need for senior housing throughout Franklin County will increase in the future. Their board has determined that for the next five years, any housing developments they will be involved with will relate to senior citizens or supportive housing. Mr. Reiner inquired how politically secure is their funding from the federal government. Mr. Guest responded that they have the equity contribution -hard dollars, already. Section 8 funding is more secure than other types of public housing funding because the private sector is involved. Where there are private owners of property and private investors involved, there will continue to be support for the program. Mr. Reiner stated that Council realizes there is a need for senior housing. The question is, when tax credits are involved, can the City add specific restrictions, such as preferences for veterans or those in a certain area? 09-0072 Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road Dublin City Council Study Session Monday, June 9, 2008 Page 7 Mr. Slemmer responded that restrictions are permitted based on age -- this is a federal safe harbor. It is necessary to comply with all fair housing laws. Local preferences are typically not permitted. For the most part, all senior residents are local. Mr. Reiner stated that if Dublin would be providing some funding, the City's focus is on the needs of the local residents. Dublin is primarily interested in providing housing for its own first. Mr. Slemmer responded that other than the restriction to senior citizens only, no other restrictions may be made. He asked Ms. Norris to comment on whether any exceptions are made to that within the tax credit program. Ms. Norris stated that she is not aware of any permitted. However, from the moment they break ground, "For Lease" signs are posted. Everyone who contacts them is forwarded an application as soon as the application period begins; however, the applications are released primarily within the immediate geographical area. The potential residents are also influenced primarily by the nearness of their families, physicians, pharmacies and churches. Mr. Guest stated that senior housing tends to be restricted primarily to the immediate neighborhood or city where it is being developed. Where Section 8 is involved, preference for veterans is permitted and they currently do so. Ms. Salay inquired what they find with a mix of residents of low to average income. Are there any difficulties that result with the mix? Mr. Slemmer responded that there have been no problems. The Westerville facility is a good example of this. Ms. Salay stated that when she viewed the Westerville facility, she noticed that the back of the facility looks out on the stream and Hoover dam. The director stated that the seniors want to live next to the activity center. They are more interested in the social area, not the view. She was also impressed by the architecture of the building. There can be preconceived perceptions of public housing, but the Westerville project could have fit very well within Dublin. Some of the interior finishes were similar to what might be found in higher- end housing in Dublin. She was pleasantly surprised. Ms. Norris noted that often their task is to educate policy makers and legislators. Because they are familiar with HUD programs, they are surprised with the NCR projects. NCR believes these homes should provide the residents with as much dignity in their homes as any others within the community have for their homes. Vice Mayor Boring stated that the income level they must live at now may be quite different from what they were previously accustomed to, and not by their choice. Mr. Slemmer stated #hat is often the case. Sometimes it is due to health care costs, but pension reduction and loss of spouse are the primary causes. 09-0077_, Preliminary Development Plan/Rezoning National Church Residences 52 t 5 Avery Road Dublin City Council Study Session Monday, June 9, 2008 Page 8 Mr. Gerber inquired what the forecast is over the next 10-15 years. Will seniors be challenged to afford housing regardless of their income? Mr. Stemmer responded that the big issue facing state governments is not only housing, but health care costs for senior citizens. The number of disabled seniors will double by mid century, which will impact most of Medicaid and Medicare. There has been much discussion about the platform of stable senior housing as a place to deliver service at much less cost than found at the traditional assisted living and nursing care facilities. At the Hilltop facility, there is every service available, including a physician's office. Mr. Keenan stated that due to Ohio's tax structure, the more affluent senior citizens are leaving the area. Mr. Slemmer concurred. Changes are needed, and affordable housing will be a benefit. In addition to other services, there are on-site service coordinators at their facilities to help the seniors. There would be one at this facility. Mr. Gerber stated that there are many seniors who do not fit in this particular income structure who will also struggle, and the tax structure, including real estate taxes, is part of the reason. Mr. Slemmer agreed. The income bracket above this category, $35,000-$55,000, has great financial need. Mr. Guest stated that many of these move to Florida until they reach their mid 70's, and then they want to move back to this area to be near family. It is at this time that the seniors begin to have higher medical costs. Ms. Norris stated that this is called "reverse migration" or "half backs," as they may have a problem with the heat in Florida and move halfway back - to Atlanta or Raleigh. Mayor Chinnici-Zuercher inquired where this project is in the planning process. Mr. Phillabaum responded that they have begun to look at the expansion area adjacent to their Stoneridge facility. This is very preliminary. This property is just to the southeast of that existing facility, north of Braelinn Green. They are looking at what it would take to rezone that parcel and do more of a cottage-style development. This may be ready for review during an informal work session in July. They have only begun the site analysis. Mr. Slemmer stated that the Danter report indicates the need for senior affordable housing. The question is where to put it and how to make it work. Ms. Salay stated that NCR has expressed a desire to determine if Council is interested in more affordable senior housing in Dublin. If so, they will begin looking at potential sites. After her tour and reviewing various photographs, she is much more confident that an NCR project could fit into Dublin very well. Density is not the only driver. Mr. Keenan inquired the number of acres involved with this project. Mr. Phillabaum responded that there are only two acres. An overhead power line bisects the site, and the cell tower is just north of it. 09-0077. Preliminary Development Plan/Rezoning National Church Residences 5215 Avery Road Dublin City Council Study Session Monday, June 9, 2008 Page 9 Mr. Stemmer stated that this site was not viewed as anything more than a modest expansion of the Stoneridge facility. What is being considered is doing some long-term planning on a 10-15 acre site for a facility the size of the Hilltop facility. Ms. Salay inquired if they are considering acottage-style facility Mr. Stemmer responded that they are open to any type. Mid-rise development can also be mixed with single story. Mr. Gerber inquired if they have ever considered converting an existing facility. Mr. Stemmer responded that they do a lot of acquisitions around existing senior housing and renovate them. They have a school property in Laguna Beach, which is being converted to senior housing. Typically, the cost of renovating an existing facility that is not multifamily is higher than the cost of new construction. Mayor Chinnici-Zuercher thanked the NCR team for the presentation and education. Council needs more time to discuss this. She noted that both Mr. Stemmer and Mr. Guest have strong reputations locally and across the country. Everyone has the right to have a good quality of life. Dublin has experienced recognition of the aging community in the past couple of years. There is a great diversity of incomes in Dublin, so Council does want to consider providing affordable housing. The proposed expansion of the Stoneridge facility would appear to be a great use of that space. Ms. an karci tated that ed r the 2010 B 1 t this study ses ~s statement. The icil acket materials s vial plan. 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