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141-02 Ordinance
RECORD OF ORDINANCES Blank, Inc. Ordinance No. 141 -02 (A MENDED) Passed 1 20 AN ORDINANCE PROVIDING FOR A CHANGE IN ZONING FOR 251.5 ACRES GENERALLY LOCATED SOUTHEAST OF HYLAND -CROY ROAD AND MCKITRICK ROADS FROM: R, RURAL DISTRICT, TO: PUD, PLANNED UNIT DEVELOPMENT DISTRICT (CASE NO. 02 -126Z — TARTAN WEST). NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, of the elected members concurring: Section 1. That the following described real estate (see attached map marked Exhibit "A ") situated in the City of Dublin, State of Ohio, is hereby rezoned PUD, Planned Unit Development District, and shall be subject to regulations and procedures contained in Ordinance No. 21 -70 (Chapter 153 of the Codified Ordinances) the City of Dublin Zoning Code and amendments thereto. Section 2. That application, Exhibit "B ", including the list of contiguous and affected property owners, and the recommendations of the Planning and Zoning Commission, Exhibit "C ", are all incorporated into and made an official part of this Ordinance and said real estate shall be developed and used in accordance therewith. Section 3. That this Ordinance shall take effect and be in force from and after the earliest period allowed by law. ssed this day of , 2004. Mayor - Presiding Officer Attest: ( n � Clerk of Council Sponsor: Planning Division I hereby certify that copies of d Ordinance /Resolution were posted in t City of Dublin in accordance with Sectii 731.25 of the Ohio Revised Code. puty Clerk of Council, Dublin, Ohio City of Dublin 02 -126Z Division of Planning Tartan West N Feet 0 500 1,000 CITY OF DUBLIN Department of Development Planning Division 5800 Shier -Rings Road • Dublin, Ohio 43016 Phone: 614 - 410 -4600 • Fax: 614 - 761 -6566 TO: Members of the Dublin City Council FROM: Jane S. Brautigam, City Managef _��. Q), DATE: December 9, 2003 INITIATED BY: Gary P. Gunderman, Assistant Plao>�Director /�t_ RE: Second Reading for Rezoning Ordiance: Ordinance 141 -02 (Case No. 02 -126Z — Tartan West) Memo SUMMARY Tartan West is a 251.5 —acre site, and it is currently zoned R, Rural District. The request is for a change of zoning to PUD, Planned Unit Development District. The preliminary development plan contains a 79,000 square -foot recreation/wellness facility, 50 single - family lots, 154 cluster lots, 159 condominium units, 76 residential units, a 13 -acre pond and 104.7 acres of open space. Finding it to be consistent with the Community plan and the approved concept plan the Planning and Zoning Commission recommended approval of the rezoning on November 6, 2003, with nine conditions. Condition 1 has been addressed in part. The final location of the water tank has not yet been determined, but must be finalized prior to filing for the first final development plan. Conditions 3, 4, 6, 7, and 9 have been addressed. Conditions 2, 5, and 8 will be monitored as the site develops. RECOMMENDATION Approval by motion of Tartan West rezoning, subject to the nine conditions adopted by the Planning and Zoning Commission on November 6, 2003. KCT CITY OF DUBLIN Department of Development Division of Planning 5800 Shier -Rings Road • Dublin, OH 43016 Phone: 614 - 410 -4400 • Fax: 614 -410 -4490 To: Members of Dublin City Council Memo From: Jae S. Brautigam, City Manager�J ,. _,-) . t Date: December 3, 2002 Initiated By: Barbara M. Clarke, a ini g Director Re: Ordinance 141 -02 Tartan West (File No. 02 -1262) SUMMARY: Section 153.234, AMENDMENTS of the Dublin Codified Ordinance sets forth the regulations for amendments to the zoning map, commonly known as rezoning applications. Section 153.234C states that, upon receipt of such an application, City Council shall transmit it to the Planning and Zoning Commission for study and report. Following transmission of the Commission's report back to Council, City Council then is to set a date for the public hearing (2' reading) on the requested change. RECOMMENDATION: Motion to refer Ordinance 141 -02 to the Planning and Zoning Commission for review and recommendation. ADDITIONAL CONDITIONS APPENDED BY COUNCIL ON 1/5/04 FOR ORDINANCE 141- 02(Amended) 1) That extraordinary protection measures for tree preservation will be enacted, including, but not limited to contracts with fines imposed if tree preservation measures are violated. 2) That siting of the water tower will be treated with great sensitivity to the surrounding residential area, and the surrounding residents will be involved in the discussions. 3) That a Muirfield pool style fence (rebar and cedar) will be erected in the early phase of the project around the Muirfield reserve area. i EXHIBIT 'B' REZONING APPLICATION EXPIRE j ORDINANCE NO. SRO %VrAim Rund M*,, Uio 9 3016-1 236 0 1 1Y COU NC 1' READING____1 - al 02, i Rhoae/FDD: 619 _410_46w CITY COUNCIL PUBLIC HEARING_ '5 I f I CITY COUNCIL ACTION FOF,. OFFICE USE (04 Oi- 2- L APPR D V <Eb \k 2-1 �.� _. _ _�_. __ _.__ 2- F &2 Prior I(, N "T t CHECIV 1 1 HE TYPE 0'F APPLIC,k710N, 251.5t acres 8640 Hyland-Croy Road �.j r W)� East of Hyland-Croy Road Hyland-Croy and McKitrick Road southeast corner undeveloped agricultural Athleti(t Club and Residential Community R-1 PUD 251.5t acres �E Y � spy . MAY ji 2003 cw, Fit The existing land use character of the vicinity and of the subject site is largely rural. In furtherance of this, the applicant has provided for 200' setbacks along both Hyland Croy and McKitrick Roads, significant open space, and a sizeable lake along the Hyland Croy frontage. The applicant is proposing the development of seven tracts as a single cohesive development that would otherwise likely develop individually, which would increase potential difficulties and decrease quality. This submission is the end product of intense public scrutiny and communication and cooperation between the developer and city staff. This development will provide for orderly growth, protect the health and welfare and enhance Dublin's quality of life. .,. i '1 i�,'i' i(, i� (tills J7,!T,U -✓ �'1 �(�, ,Development of this site as proposed will serve to preserve and enhance the unique high quality offered to those who live and work in Dublin. As previously mentioned, this proposal preserves and protects the scenic roads and rural character of the property and adjacent properties. The proposed development plan is thorough and well - conceived with an eye toward protection and enhancement of Dublin's attractive natural setting. Lastly, the proposed development is in accordance with the Dublin Community Plan as it proposes the use of clustered residential development in an area adjacent to a Metro Park, and provides for a high quality, unique residential developments that preserves ,open space and rural character. Pfuvic,Ln tcPpI fts t,1 N/A N/A i. +�.! �; ,. i :,`. f�r' lE..„ ,'�It C ,r .Jir'� , � ._ .- .F.'��✓ i ��,, /�id l :E1C;,. _._ E £ }�a I V CE f,C P Y %� s 200 F L E A�, L f-. D E- lvt Il I H E F , A L r p!� "J(,f 11 1 1, x, 1 1 1 7 "F Wivuh, AUF 1 V k A 14 TOM! W LE GAL LA H HIPION 14 Hl: OF A I Lk E U. RnFllkV"= F L A" N f . QUWINW�, :1 NOT L"a am LE Luk: 0 x to 0 Own - 4 of Wznq �q 4n 7 1 41 14 COPT! OF COMnv OW14EARKIE IAAV; [ 1 % /:n 4 W 1T HY OF OCR F hjWAREL AIRCHME C 100 1 i t - k?A?A A'q p FOP W&M. 14 CC PY5 OF ACCUAW t FT,At L L Eft s 041 5 is n��wd OEL & nin US 01 AKT, Vona; 1APILInbi INK CW 06 SMAKA s yon Qo� vul w v qn v n 26 70' �a�. n L �q n n v PUY Er Lu I L I pnp I-IVED 2003 Y () W t -j E i k i - I L I t 4 i 11 F c! I I 1'S k If eta Tartan Development Company West, LLC 8070 Tartan Fields Drive, Dublin, Ohio 43017. (614) 792-0900 (614) 792-0244 V, 4; E R'E. R F P R E S E I "'T Al I V E I N F RV i Al i C p Ben W. Hale, Jr. 37 West Broad Street, Suite 725, Columbus, Ohio 43215 (614) 221-4255 (614) 221-4409 " '; 11 , PPINIIARY CON7ACI D A01 HORIZA710k 7C1 JtSll I HE F+"GPEI J iL 11 Y DISC, LAIMEPz Jt vv� 1, O'Vo4ER AU7 HORIZA T )ON FOR AGENI /R E Pk E E N1 A NIL. Please see attachments (,Lm(w F-pf x 11. APPLICANT'S AFFIDAV17: Ben W. Hale, Jr. ir 5 e; ` It f I i,r f c) I A pf, I L) J—.41,, L0.8 N qnd OF40 1 hN 30 PAULA V. PRICE 2 03 I Notaty Pubic Stab of No 0 MY COMfi*SiDn FVkes 07-13-07, i A 0.: � r 0 DUBL ZONING DESCRIPTION 251.5 ACRES Situated in the State of Ohio, Union County, Township of Jerome, City of Dublin, Delaware County, City of Dublin located in Virginia Military Survey Numbers 2925, 30121, 5162, 3452, and being all out ofthe following tracts Periodical Charter and Leasing, Inc., Deed Book 513, Page 220 (Delaware County), Deed Book 312, Page 240 (Union County). Norman 1. Malik, Decd Book 280, Page 511, (Union County) Jon C. Shoemaker. Official Record 316, Page 88 (Union County) Anna E. James. Official Record 316, Page 85 (Union County), Susan K. Woemer, Trustee, Official Record 194, Page 194, (Union County), George and Mary L. Bakallis, Deed Book 280, Page 344 (Union County) (all references refer to the records ofthe Recorder's Office, Delaware County and Union County, Ohio) and more particularly bounded and described as follows: Beginning atthe intersection ofthe centerline of Jerome Road, with the Union County and Delaware County Line; thence with the perimeter ofthe above mentioned tracts the following courses: South 01 ° 15'37" East, a distance of 3 7.33 feet to a point; South 54 4 5'00" East, a distance of 9.3 5 feet to a point; South 54° 52' 15" East, a distance of 273.49 feet to a point; South 33 50'59" West, a distance of266.43 feet to a point; South 88' 44' 23" West, a distance of 74.44 feet to a point; South 01 ° 15'3 7" East, a distance of 696.48 feet to a point; South 83'06'49" West, a distance of 195.00 feet to a point: South 47 00'00" West, a distance of 332.85 feet to a point; South 08'00'00" East, a distance of 796.40 feet to a point; North 79 00' 00" East, a distance of 23 5.92 feet to a point, South 10° 00'00" East, a distance of 395.00 feet to a point; North 73° 30'24" East, a distance of 58.48 feet to a point; South 01 ° 15'37" East, a distance of 143.94 feet to a point; South 00° 19'52" West, a distance of 201.89 feet to a point; South 82° 14'0 1" West, a distance of 959.65 feet to a point; South O5° 57' 15" East, a distance of 388.04 feet to a point:. South 83° 27'24" West, a distance of2147.96 feet to a point in the centerline ofHyland and Croy Road: North 12 14" West. with said centerline, a distance of 740.93 feet to a point; North 12° 37'29 West, continuing with said centerline, a distance of 1800.60 feet to a point; North 12° 45' 16" West, continuing with said centerline, a distance of 1229.84 feet to a point in the centerline of McKitrick Road: North 83'40'3 1 - East, with said centerline. a distance of 1231.20 feet to a point; South 07° 32'25 East, a distance of 1092.40 feet to a point, North 83'07'58" East, a distance of659.53 feet to a point: North 07'29'31 " West. a distance of 795.87 feet to a point: North 83'40'3 1 East, a distance of 6 1 931 feet to a point: North 07 00'37" West, a distance of 290 23 feet to a point in the centerline of said McKitrick Road. Nonh 82° 59' 23" East, with said centerline, a distance of68.50 feet to a point. South 07'00'37" East, a distance of 1767.58 feet to a point: North 40'27' 1 F* East. a distance of 1539.68 feet to a point in the centerlineofsaid Jerome Road: South 54° 45'00 Fast. with said centerline, a distance of 140.16 feet to the Point of Beginning and containin '_51.5 acres of land, more or less. This description \N as prepared from existing records and is to be used for zoning purposes onh. TARTAN WEST Hyland Croy and 91cKlirick Roads Dublin, Ohio Boundary Alap Tartan Development Company (West) DESIGN place October 22, 2003 EM OWNER AUTHORIZATION STATE OF OHIO COUNTY OF FRANKLIN. SS 1, Thomas D. Anderson, as the authorized representative for Tartan Development Company West, LLC, the owner of the property included in the rezoning area, hereby grant to Ben W. Hale, Jr. of Smith & Hale, the authority to submit and pursue the rezoning of its property located south along Hyland -Croy Road, southeast of its intersection with McKitrick Road and any other appropriate applications necessary to allow the proposed development of the tracts_ The above named representative, or any designee, has the authority to represent the owner's interest in the subject property at all applicable hearings to ensure the rezoning process and any other administrative reviews that are submitted and completed to allow the development of the property. Thomas D. Anderson NOW THEREFORE on this 3 'day of D �.- T ten , 2002 before me came Thomas D. Anderson as the authorized representative for Tartan Development Company West, LLC, who acknowledged the signing of the aforementioned document on behalf of the corporation. ..yam a/)n Notary Public \ \ \1 111 \IIIII s a p `PRIAI S F,4`o , Susan N. Graham. Notary Public State of Ohio s My Commission Exoires 4 rE of a� t OWNER AUTHORIZATION 1, Noman Malik, as the owner of property included in the rezoning urea, hereby grant to Ben W. Hale, Jr, of Smith & Hale, and/or their designee, the authority to submit and pursue the rezoning of my property located south along Hyland -Croy Road, southeast of its intersection with McKitrick Road and any other appropriate applications necessary to allow the proposed development of the tract. The above -named representatives, or any designee, have the authority to represent the owner's interest in the sua��e prop erty tha� ar applicable u c h earin gs ompl ted t t h e low rezoning process and any other administr the development of the property. ff- u Noman Malik malikfor 11125102 C /o 2— Date j/,/ - OWNER AUTHORIZATION 1, Jon Shoemaker, a3 the owner of property included in the rezoning area, hereby grant to Ben W. Hale, Jr., of Smith & Hale, and/or their designee, the authority to submit and pursue the rezoning of property located south along Hyland -Croy Road, southeast of its intcrsection with McKltrick Road and any other appropriate applications necessary to allow the proposed development of the tract. The above -named representatives, or any designee, have the authority to represent the owner's interest in the subject property at all applicable hearings to ensure the rezoning process and any other administrative reviews that are submitted and completed to allow the development of the property. +JoShoe=m_ak_,e Date shomaker./6r 11115102 3/6 OWNER AUTHORIZATION I, George Bakallis, as the owner of property included in the rezoning area, hereby grant to Ben W. Hale, Jr., of Smith & Hale, and/or their designee, the authority to submit and pursue the rezoning of property located south along Hyland -Croy Road, southeast of its intersection with McKitrick Road and any other appropriate applications necessary to allow the proposed development of the tract_ The above -named representatives, or any designee, have the authority to represent the owner's interest in the subject property at all applicable hearings to ensure the rezoning process and any other administrative reviews that are submitted and completed to allow the development of the property. I a' a�CIS Mary Bakallis ba" is for 11125/02 Date Date Owner Authorization 17ie undersigned, as owners of real property to be included in the rezoning area, hereby grant to Ben W. Hale Jr. of Smith & Hale, and/or their designee, the authority to submit and pursue the rezoning of property located south along Hyland -Croy Road, southeast of its intersection with McKitrick Road and any other appropriate applications necessary to allow the proposed development of the tract. Ben W. Hale Jr. of Smith & Hale, and/or their designee, have the authority to represent the undersigned owners and their interests in the subject property at all applicable hearings to ensure the rezoning process and any other administrative reviews that are submitted and completed to allow the development of the property. *6C. eraer By Susan K_ Woerner under Power of Attorney dated June 29, 2001 Lillian Irene Woemer By Susan K_ Woerner under Power of Attorney dated June 29, 2001 I l 1 Z- zoo �— Date � -2- i ? Z- Dat� Il 2_ 2aa Z Date 5/4�5 2:-2pM;SM' a' ale •U:WNM AU' 6142214409 # 2' � "Arli •W• - - - - - - - - - - ............ ............. Omer ay 4Jf2;Vffl • Tartan Development Company West, LLC • Ben Hale, Jr. 02 -126Z Tartan West Attn: Tom Anderson 37 W. Broad Street, Suite 725 8070 Tartan Fields Drive Columbus, OH 43215 Dublin, OH 43017 Susan Woerner, TR Norman Malik George & Mary Bakallis 5796 Haddingtonshire Lane 8640 Hyland Croy Rd. 8643 Birgham Court PO Box 3334 Plain City, OH 43064 Dublin, OH 43017 Dublin, OH 43016 i Shoemaker William & Susan Bynner Brian Foulke I Horse Spring Coulee Road 8675 Hyland Croy Rd 8755 Hyland Croy Road Tonasket, WA 98855 Plain City, OH 43064 Plain City, OH 43064 Robert & Stephanie Middlestead Donald Bynner Charles & Carol Bynner 8765 Hyland Croy Road 8789 Hyland Croy Road 8911 Hyland Croy Road Plain City, OH 43064 Plain City, OH 43064 Plain City, OH 43064 Oscar & Alice Thomas, TR Columbus & Franklin County Anna James 9045 Hyland Croy Road Board of Park Commissioners 9338 Hyland Croy Road Plain City, OH 43064 9233 Hyland Croy Road Plain City, OH 43064 Plain City, OH 43064 George & Alta Anna Woerner Mary Windle Richard & Joan Hayslip 7471 McKitrick Road 7449 McKitrick Road 7365 McKitrick Road Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 Edward Smith & Daniel Parker Dan Johnson & I en 011 & Judith Mastrine Parker Laura Edwards 39 McKitrick Road 7299 McKitrick Road 7229 McKitrick Road Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 R & D Neill, Ltd. Evelyn Irene Woerner, TR Pietro & Ida Iacobucci 9641 Jerome Road 7181 McKitrick Road 5666 Satinwood Drive Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 Daniel & Melissa Lorenz Tartan Fields Golf Club, Ltd. Muirfield Associations, Inc. 9341 Jerome Road 8070 Tartan Fields Drive 8372 Muirfield Drive Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 American Italian Golf Association Kevin Mullins Barbara Stroble 8205 Avery Road 8600 Hyland Croy Road 8622 Hyland Croy Road Dublin, OH 43017 Plain City, OH 43064 Plain City, OH 43064 Elaine & Robert Horr Sabra & William Minyard Katina Spanos 8668 Hyland Croy Rd. 8698 Hyland Croy Road 2287 Zollinger Road Plain City, OH 43064 Plain City, OH 43064 Columbus, OH 43221 Board of Education of Dublin Catherine Dunnan Michael & Karen Marcus Local School District 8885 Glassford Court 8895 Glassford Court 7030 Coffman Road Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 th Rudibaugh Roy & Susan Harness Paul & Lisa Wallschlaeger )3 Glassford Court 8911 Glassford Court 8908Glassford Court Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 Timothy & Julie Dunham Del Co. Water Company, Inc. Board of Commissioners of 9360 Jerome Road 10817 Tartan Fields Drive Delaware County Dublin, OH 43017 Dublin, OH 43017 101 North Sandusky Street Delaware, OH 43015 Scott & Cara Hanhardt David & Karen Lauderback John Ryan & L8763 Glassford Court 8779 Glassford Court Marcia Starkey Dublin, OH 43017 Dublin, OH 43017 8793 Glassford Court Dublin, OH 43017 Edward & Jodi Finn Christopher & Kimberly Weible Brent Bennett & 8809 Glassford Court 8786 Glassford Court Carolyn Petek Dublin, OH 43017 Dublin, OH 43017 8806 Glassford Court Dublin, OH 43017 Pamela Rodgers & James & Meagen Belcher Linda & Michael Gaube rl Miller 8894 Glassford Court 8861 Glassford Court 37 Glassford Court Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 William & Ruth Overmohle Michael Bryant Pradeep & Nilima Kanade 8873 Glassford Court 8836 Glassford Court 8848 Glassford Court Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 Anthony Campagni Barton & Kathy Jo Beyl Christopher & Debra Schneider 8862 Glassford Court 8874 Glassford Court 8886 Glassford Court Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 James & Lacy Judge Sydney & Virginia Foster William & Marla Foulke 8894 Glassford Court 8904 Glassford Court 8825 Hyland Croy Road Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 Philip & Patsy Wanek Brian & Laura Weber Robert Jarc & 8668 Hyland Croy Road 8769 Sunart Court South Amy Myers Dublin, OH 43064 Dublin, OH 43017 877 Sunart Court South Dublin, OH 43017 Phillip & Linda Allen Guillermo & Elizabeth Cajigal Richard & Marianne Muhleman 8787 Sunart Court South 8799 Sunart Court South 8829 Sunart Court North Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 queline Faulkenberry Christopher & Lisa Bik Robert & Paola Tate 11 Sunart Court North 8851 Sunart Court North 8857 Sunart Court North Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 Burton & Nancy Lieberman Mary Jo Sharp DTL Development Ltd. 8871 Sunart Court North 8879 Sunart Court North Glassford Court South Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 John Reed Kenneth & Mary Smith John & Theresa Czarnik 8764 Glassford Court South 8758 Glassford Court South 8752 Glasford Court South Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 Thomas & Carol Homon Kroger Company Susan B 8757 Glassford Court South 10875 Manley Road 8911 Glassford Court North Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 1 '-` .irfield Village Golf Club Tartan Fields Golf Club Mary Snider 1 nley Road 8207 Tartan Fields Drive Glassford Court North L -blin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 Keith & Colleen Hamilton Robert & Rose Hartung William G Hoffinan 9388 Jerome Road 9444 Jerome Road 9468 Jerome Road Dublin, OH 4307 -0432 Dublin, OH 43017 -9432 Dublin, OH 43017 -8748 Danny & Annette Crissinger Natalie Hunt Professional Acquisitions Corp. 9500 Jerome Road 9570 Jerome Road 5131 Post Road Dublin, OH 43017 Dublin, OH 43017 Dublin, OH 43017 -1117 Charles & Nancy Clark Steven & Kathy Neill Herbert L Hoffinan Trustee 7501 McKitrick Road 7610 McKitrick Road 9481 Hyland Croy Road Dublin, OH 43017 -9303 Dublin, OH 43017 -9303 Dublin, OH 43017 -9303 Board of Park Commissioners Horsefield Kevin Caldwell William & Marla Foulke 7848 McKitrick Road 7440 McKitrick Road 8825 Hyland Croy Road Dublin, OH 43017 -9303 Dublin, OH 43017 -9303 Dublin, OH 43017 -9303 Jill Marie Hoying 9233 Hyland Croy Road Plain City, OH 43064 Kevin Horsefield 7848 McKitrick Road Plain City, OH 43064 Diane Leatherman 7900 McKitrick Road Plain City, OH 43064 k D Neill, Ltd. 11 Jerome Road Dublin, OH 43017 John & Irene Woerner C/o Susan Woerner PO Box 3334 Dublin, OH 43017 Muirfield Associations, Inc 7372 Muirfield Drive Dublin, OH 43017 Roy & Susan Harness 8911 Glassford Court Dublin, OH 43017 Pamela Rodgers -1 Miller 37 Glassford Court Dublin, OH 43017 Board of Commissioners Delaware County 91 North Sandusky Street Delaware, OH 43015 George & Alta Ann Woerner 7471 McKitrick Road Dublin, OH 43017 James & Linda Rock 9420 Jerome Road Dublin, OH 43017 Muirfield Village Golf Club 5750 Memorial Drive PO Box 565 Dublin, OH 43017 Michael Marcus 8895 Glassford Court Dublin, OH 43017 John Ryan Marcia Starkey 8793 Glassford Gourt Dublin, OH 43017 Bruce Smith & Ellen Carroll 7339 McKitrick Road Dublin, OH 43017 Marty Parker 9388 Jerome Road Dublin, OH 43017 The Kroger Company 411 Executive Parkway Westerville, OH 43081 Linda & Michael Gause 8861 Glassford Court Dublin, OH 43017 Del Co Water Company, Inc. 6773 Olentangy River Road Delaware, OH 43015 PROPOSED TEXT T ARTAN W EST A R e c r e a t i o n a l C o m m u n i t y City of Dublin, Ohio 1 1 - Submitted By: Tartan Development Company (West) 8070 Tartan Fields Drive Dublin, Ohio 43017 Phone: (614) 792 -0900 Fax: (614) 792 -0244 Prepared By: Bird / Houk and Associates, Inc 6375 Riverside Drive, Suite 100 Dublin, Ohio 43017 Phone: (614) 764 -1122 a Fax: (614) 764 -9814 Email: deli <gns(n�bird- houk.com www.bird- houk.com RECE I VED Application for Amendment of Zoning Map Submission: November I, 2002 a CITY OF DUSLIN t . 4r ' I SECTION III Development Text Tartan West #02103 11/01/02 8 i J t ` } { c e ; t . 4r ' I SECTION III Development Text Tartan West #02103 11/01/02 8 t 1 Site Overview Location & Size 1 The subject property is located in the southeast quadrant of the intersection of Hyland -Croy Road and McKitrick Road. The property has ±2,500' of frontage along Hyland -Croy Road, the western boundary, ±80 along McKitrick Road, the northern boundary ! and 450' of frontage along Manley Road, the northeastern boundary. The site is made up of five parcels, totaling ±211.1 ac. and is irregular in shape. The majority of the site is located within Union County. Less than 1 acre is located in Delaware County. The subject properties have been recently annexed into the City of Dublin. 1 Existing Conditions and Character The site can be characterized as a gently rolling, partially wooded property. j Approximately one -third of the site is covered in woods or tree rows. Most of the wooded areas are located along swales and streams, with a large contiguous stand located in the north / center of the property. The property slopes to the south. Five streams have been located on the site, including a tributary of the North Fork of Indian Run, one of the predominant streams in this part of Dublin. A small portion of the tributary to the North Fork of Indian Run near the southeast corner of the study area is indicated on FEMA's Flood Insurance Rate Map as being inundated in a 100 -year flood, but no elevations are established. Elevations in the vicinity range from approximately 940, near the southeast corner, to1010, along the drainage divide. Three wetlands have been located on the site, totaling ±0.39 Ac. The remainder the site is either fallow areas or in agriculture. A single - family residence and several outbuildings are located at the southwest corner of the property. A 150' wide Columbus and Southern Ohio Electric Easement crosses the site. Three towers are located on the property. The easement is located in the southeastern quarter, traversing the site in a southwest to northeast direction. A 30' Columbia Gas easement is located along Hyland -Croy Road. Tartan West 11/01/02 9 #02103 Existing and Proposed Land Uses Existing land uses to the west of Hyland -Croy Road, in unincorporated Union County, include large lot single family homes, agricultural uses and the recently opened Glacier Ridge Metro Park. Glacier Ridge Metro Park offers amenities such as picnic areas, shelters, nature trails, wetland restorations, wetland education areas, prairie restorations, lakes, multi -use trails and bridle trails. Large -lot single family homes and agricultural uses exist to the north of the subject site, both north and south of McKitrick Road. Land uses to the East, in the City of Dublin, include single family (Muirfield Phase 43), a wooded Muirfield Association Reserve, an elementary school ( Deer Run E.S.) and Riviera Golf Club. Several large lot single family residences exist to the south. ' The Tartan Fields Golf Club and Residential Community is located across Manley Road, to the northeast. A horse farm is located at the southwestern corner of the property. Access is via Hyland -Croy Road. Residential uses proposed within this development plan include, single family homes, single family estate homes, condominium homes and cluster homes. A wide range of community amenities are also proposed. Along with lakes, parks and open spaces that link all of the uses to the community, the applicant has the desire to create a community that is designed around an equine center and a state of the art athletic , fitness and wellness center. Tartan West 11/01/02 10 1102103 i f' Project Summary Elements of the Dublin Community Plan The community plan outlines the values that serve as building blocks for any development that occurs in the City of Dublin. The Tartan West property is part of the northwest boundary and a gateway to the City of Dublin. Quality development with the appropriate density is recommended to ensure a seamless transition as this area is developed. A key component of the quality development in this region is the preservation of the rural character typical of this area. The following items highlight key values from the Dublin Community Plan that have driven the design of this application. • The Dublin Community Plan classifies this property as "Undeveloped" and "Agriculture" on the Existing Land Use Plan. • The Community Plan proposes this area to be developed as a Metro Park. It also recommends "Residential- Medium Density (1 -2 du/ac)" development for surrounding properties. • Hyland -Croy, McKitirck and Manly Roads are designated as "Scenic Roads" and a 200' scenic setback is recommended. • Hyland -Croy, McKitrick and Manley Roads are designated as "Existing, Major Arterials." The Thoroughfare Plan recommends they remain as designated with 2 -3 lanes and an 80' R/W. • This area of Dublin has been designated as having a rural image or character. • Preserve the rural character of the area by: I. Discouraging large residential lots along major roadways. 2. Encouraging the use of clustered residential development in areas adjacent to the Metro Park to provide for high quality residential development that preserves open space. 3. Establishing larger setbacks along scenic roads. 4. Expanding the diversity of park and recreation opportunities within and around Dublin. 5. Providing connections to and through the open space / park system and other community facilities. Tartan West #02103 11/01/02 11 Proposed Use The Development Plan proposes the rezoning of an existing R -1 district to a Planned Unit Development (PUD). The overall concept is to provide a residential development organized around prominent recreational amenities. The master plan locates a combination of single - family lots, single - family cluster homes and condominiums around a large central lake, an athletic, fitness and wellness center, an equine center and scenic open spaces, parks and open space connections. Tartan West is a new recreational community. It is the vision of the Tartan Development Company team to create an extension of Tartan Fields that provides new community amenities and lifestyle choices in the Dublin community, while utilizing the high standards of development established in Tartan Fields. Total dwelling units will be 423, for a gross density of ±2.0 D.U. /Ac. The proposed plan will complement the existing neighborhoods by providing land uses and dwelling types that are similar to surrounding developments. The plan will also provide product types that are currently not available in this area. Tartan West will ultimately be home to 400+ families. Tartan Fields style single family homes will comprise approximately 25% of the community with 160± luxury condominiums and 140+ resort style cluster homes. These homes will feature exceptional architectural details and floor plans. While there are no firm prices determined at this time, price ranges for the community will be similar to those at Tartan Fields. Large, prominent open space areas and parks will provide the community with an opportunity to enjoy new and unique recreational amenities, including a large lake, athletic, fitness and wellness center and an equine center. The centerpiece of Tartan West will be a health/fitness /wellness club. This state of the art facility will be located at the heart of the community and will encompass approximately 15 acres. The club will. be built adjacent to a 10 -12 acre recreational lake. Conceptual plans for the club include: indoor and outdoor pools, a beach area, fitness center with aerobics, spinning, and yoga, weight training and cardiovascular areas, spa and salon, indoor running tracks, a gymnasium, a restaurant, racquet sports, convention and meeting rooms, and children's activity center. All of these amenities would be located in a 50,000 — 60,000 square foot structure. In addition to these amenities, a health spa is planned for the club that will offer cutting edge wellness testing facilities. The structures that make up the club will be designed to a similar level of architectural detail as the Tartan Fields Golf Club clubhouse. Tartan Development has been researching this project for over 2 years. Currently, there are consultants in Chicago, Palm Springs and Columbus that are being interviewed to Tartan West 11/01/02 12 #02103 bring the very latest expertise from the rapidly growing health/fitness /wellness industry to Tartan West. Tartan West will also feature a unique equestrian center along a portion of Hyland - Croy Road which will serve to enhance the rural character and scenic nature of the development. Riders will be able to access the adjacent Metro Park for trail riding by leading their horse through a tunnel that may be constructed to run under Hyland -Croy Road. The center will be a family- oriented atmosphere with large stalls, windows to the outside, great for both children and adults, with or without experience. The facilities will include, but shall not be limited to, a barn, both an indoor arena and outdoor arena perfect for ground work, loungeing, walk, and trot, turnout paddocks, pasture, clubhouse, viewing area, indoor wash rack, outdoor wash rack, tack room, lights for night riding, hunt course and trails (in adjacent Metro Park), and jumps will be available for use. Private, semi- private, and group lessons available for both experienced and novice riders. All lessons to be taught by qualified instructors. All breeds of horses shall be welcome. Parks & Open Space The City of Dublin Zoning Code requires ±27.5ac. (13 %) of open space. The open space portion of this plan will total ±50.0 ac. (24 %), including scenic setbacks, parks, open space connections, a large ±12.0 ac. lake and public equine center. The scenic setbacks will not only aid in preserving the rural character of Hyland - Croy, McKitrick and Manley Roads, but along Hylan-Croy, they will allow for the connection of pedestrian trails, bike paths and bridle trails to Glacier Ridge Metro Park. Pedestrian trails and bike paths will connect all amenities into the Dublin network. See Exhibit G — Open Space Plan Provision of Utilities All utilities, including sanitary sewer, water, telephone, electric, and gas, are available at this site. All utilities will be designed and constructed to meet the standards established by the City of Dublin Engineer. The predominant drainage feature of the site is a tributary to the North Fork of Indian Run which flows from north to south through the westerly third of the site. This stream will supply a proposed lake in the south - central portion of the development. The lake will provide storm water detention, as well as recreational activity. Tartan West 11/01/02 13 #02103 A comprehensive stormwater management system will be developed following City of Dublin design criteria. Sanitary sewer service will be provided by the sanitary sewer extension for the Dublin Jerome High School currently under construction. A 12 -inch sanitary sewer line will e be extended north along Hyland -Croy Road and east into and through the development. The site is part of the area planned to be tributary to this sewer. Provisions will be made as the site develops to extend sewer service to the upstream areas planned to be served by this � sewer system, which includes adjacent property owners and a small area north of McKitrick Road. A 16" water line is under construction in conjunction with the new Dublin Jerome High School project. This line is being built in close proximity to the sanitary sewer, ending in approximately the same location. This line will be extended to.and within the development. A connection is planned to the Glick Raod extension constructed as part of Muirfield Village Phase 43. This will connect the existing 8" water main into a loop system owned by the City of Dublin. See Exhibit I - Site Utility Assessment & Exhibit J — Preliminary Engineering Plan Access and Circulation Primary access to the development will be via Hyland -Croy Road and Manley Road. Both roads are classified as major arterials. The proposed street system has been designed to provide primary access to this development and secondary access to neighboring developments. The street layout is intended to prevent cut through traffic by circuitous routing and the use of intersections. ! Access into the site will be via two residential collector streets. Proposed Street A will provide access from Hyland -Croy Road and Proposed Street B will provide access from Manly Road. r Left -turn lanes will be installed at the entrances on Hyland -Croy Road and Manley Road. The developer will design and build the turn lanes to meet the standards established by the City of Dublin Engineer. Street A will enter the site from Hyland -Croy Road at approximately the midpoint of ' the property frontage. This street will extend eastward into the site and turn to the southeast, providing access to cluster homes, condominiums, single family homes and a community center. This street then loops toward the north, giving access to the athletic club, condominiums, cluster homes, single family estate lots and single family homes. Proposed Street A will terminate as a stub to the undeveloped property to the north. �° Tartan West 11/01/02 14 #02103 Street B accesses the site from Manley Road. This street will extend into the site in a southwestern direction, before terminating at the entry to the athletic club and the intersection with Proposed Street A. Proposed Street B provides access to single family homes and the athletic club. Glick Road will be extended to Street B. Street C will extend from Street A, and terminate as a stub to the Riviera Golf Club property. This street provides access to single family lots. Bike Path, Trail System, and Bridle Path? A Traffic Impact Overview has been prepared for this development. See Exhibit J - Traffic Impact Overview Tartan o West 11/01/02 15 General Development Standards I. Permitted Uses See Sub -Area Development Standards II. Development Density A. The gross density shall not exceed 2.0 d.u. /ac. — 423 total units. B. Density Transfer 1. Each residential sub -area contains a permitted number of dwelling units. The applicant in a preliminary development plan for a residential sub -area may transfer density from one sub -area to another or from the residential land bank. The requirement for such density transfer shall be the following: a. The owner of the sub -area from which units are being transferred, as well as the owner of the sub -area receiving units, shall sign the preliminary development plan application. b. The density in any sub -area shall not be increased by more than thirty (30) percent of density allowed in this sub -area. c. At the time of preliminary development plan review, units not used in a sub -area will be transferred to a residential land bank. The land bank will hold the units until another sub -area can accommodate them. d. Transferability shall be contingent on utility availability, and shall not adversely affect development in regards to traffic or the environment. e. No variances shall be granted or required to accomplish the density transfer. f. Should a variance be necessary, rezoning of the sub -area shall be required. Tartan West 11/01/02 16 #02103 M. Lot Requirements A. Setbacks 1 • Hyland -Croy Road: 200' 2. McKitrick Road: 200' 3. Manley Road: 200' 4. Parks and open space: 25' minimum perimeter building setback. Also See Sub -Area Development Standards B. Lot Size See Sub -Area Development Standards C. No -Build Zones A no -build zone is an area designated on a subdivision plat which shall remain free of any structures including, but not limited to, drives, walks, buildings and outbuildings, sheds, fences, swimming pools, decks, swing sets / play structures, satellite dish antennae, basketball courts, etc. Nothing herein shall prohibit overlot grading and drainage facilitites and utility lines and utility structures within said no -build zones. 2. Landscaping shall be permitted within the no -build zone. 3. A 25' wide no -build zone shall be located along the perimeter of all lots and parcels that abut public parks / open space. 4. No -build zones will be located and indicated on the subdivision plat on each lot. D. No- Disturb Zones 1. A no- disturb zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Grading activities and the placement of utilities are also prohibited within this area. Utilities may cross at right angles through a no- disturb zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and Tartan West 11101102 #02103 17 basketball courts or other sport courts are prohibited within a no- disturb zone. 2. Additional landscaping shall be permitted within the no- disturb zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. 3. No- disturb zones will be located and indicated on the subdivision plat on each lot. IV. Thoroughfares A. All public and private streets will be designed and constructed to meet the standards as established by the City of Dublin Engineer. B. Public Streets 1. Divided Streets a. RM width i. 80' minimum b. Pavement width i. 18', back of curb to back of curb for lanes on either side of the median. c. Parking i. Not permitted. 2. Undivided Streets a. RM width i. 60' minimum. b. Pavement width i. 28'minimum, back of curb to back of curb. c. Parking i. One side, opposite the waterline. Tartan West 11/01/02 18 #02103 3. Cul -De -Sac and Eyebrow Streets a. R/W width i. 50' minimum, street ii. 60' radius minimum, bulb. b. Pavement width i. 28' minimum, back of curb to back of curb c. Parking i. One side, opposite the waterline. ii. Not permitted on bulb. 4. Landscape islands within any cul -de -sac or eyebrow street will be designed and constructed to meet the standards as established by the City of Dublin Engineer. C. Private Streets 1. Divided Streets a. Pavement width i. 18', back -of -curb to back -of -curb for lanes on either side of the median. b. Parking i. Not permitted. 2. Undivided Streets a. Pavement width i. 20'minimum, back of curb to back of curb. ii. 24' minimum, parking on one side. b. Parking i. One side, opposite the waterline, 24' min. pavement width. Tartan West 11/01/02 19 #02103 1 3. Cul -De -Sac and Eyebrow Streets ' a. Pavement width 1 i. 20' minimum, back of curb to back of curb ii. 24' minimum, parking on one side b. Parking ' w i. One side, opposite the waterline, 24' min. pavement width. ii. Not permitted on bulb. V. Landscape Architecture A. All landscaping will be designed and installed in accordance with the Dublin Zoning Code. 1 B. Entry Features 1. Entry features will include integrated project signage, landscaping and irrigation. Final location, design, and details will be determined at the next phase. 2. All entry features will be owned and maintained by the HOA. 3. All entry features located in open space reserves shall be located in a landscape easement within the open space reserve(s). C. Tree Preservation 1. Any tree that is removed and is subject to replacement shall meet the requirements of the tree preservation and replacement code. 2. All trees to be preserved will be protected by construction fencing placed outside of the critical root zone prior to the start of any construction and maintained throughout the entire construction period. D. Street Trees 1. Street trees on public streets shall be installed in a 7' wide tree lawn and be spaced 45' to 50' on center. Tartan West 11/01/02 20 #02103 2. Street trees species shall be selected from Group A of the Dublin Landscape Code. E. Dedicated Parks / Open Space 1. Prior to dedication to the city, the developer shall be responsible for the following: a. Design and installation of the bike path system and bridle trails. b. Design and installation of water features and/or detention areas in the open space reserves. c. Design and installation of park structures within the open space reserves. d. Fine grading, seeding and landscaping. e. Removal of all existing farm fencing to the satisfaction of staff. 2. Any lighting in park/open space areas will require specific approval from the Planning and Zoning Commission. F. Fencing 1. Fencing shall meet the standards set forth in the Dublin Code. G. Landscape Buffer 1. A landscape buffer shall be installed where a residential use abuts a dedicated park or open space area. Final design and details will be determined upon final engineering. 2. The landscape buffer may be deciduous trees and shrubs, evergreen trees and shrubs, ornamental trees, perennials, any combination thereof. Earth mounding may be used where existing trees are not present, provided it doesn't disrupt the master drainage plan. Tartan West 11/01/02 #02103 21 VI. Architecture A. Building Height 1. Maximum of 35', as measured per the Dublin Code, except for Sub - Area `G' which shall have a maximum of 6 stories. B. Exterior Materials 1. Siding Materials a. The exterior siding of all structures, including the foundation, shall be finished using all natural materials, including brick, stone, manufactured stone, wood, stucco, EIFS, fiber- cement siding products, embossed concrete or any combination thereof. Embossed concrete is permitted on exposed foundations only. 2. Trim Materials a. Wood, vinyl, aluminum, copper or fiber - cement products. 3. Roofing Materials a. Dimensional asphalt shingles, wood, slate, concrete, the or metal. C. Exterior Colors 1. Siding Colors a. Natural earth tones and /or warm neutral colors, including white. b. High- chroma colors are not permitted. 2. Trim Colors a. Natural earth tones and or warm neutral colors, including white. b. Complementary or contrasting to siding color. c. High - chroma colors are not permitted. 3. Roofing Colors a. Roofing colors shall be from the color range of natural materials; such as, but not limited to wood shakes, slate, etc. Tartan West 11/01/02 22 #02103 b. High - chroma colors are not permitted. D. Architectural Elements 1. Four -sided Architecture a. Similar architectural design elements and details shall be consistent throughout all elevations of the structure. +, I b. Windows and/or doors must be present on all four sides of the structure in a manner that is consistent with the treatment used on the front i elevation. i c. Blank walls are prohibited. On front loaded garages, faux windows /closed shutter windows are permitted, to meet this requirement. d. All doors and windows shall be surrounded by a minimum of 2 -1/2" wide trim. Trim detail shall be consistent on all four sides of the structure. e. When brick, stone or manufactured stone is used on the front elevation of the structure, it must be repeated in some form (water table, chimney, corner wrap, or similar treatment) on the remaining elevations of the structure. 2. Chimneys a. "Cantilevered" or "through- the - wall" chimneys are not permitted. b. All chimneys shall be built on an integral foundation. c. All exterior portions of chimney shall be finished masonry, consisting of brick, stone and/or manufactured stone. 3. Roof Structures a. Gable, hip, shed roof structures or any combinations thereof are permitted. b. Mansard roofs are not permitted. c. Primary roof structures shall have a 6/12 minimum pitch. d. Secondary roof structures shall have a 3/12 minimum pitch. e. Eave overhangs shall be a minimum of 12 ", and rakes shall be a minimum of 6 ". Tartan West 11/01/02 23 #02103 4. Garages a. All single- family dwellings shall have an attached garage of sufficient size to accommodate a minimum of 2 standard sized automobiles, side by side. b. Side or rear loaded garages are encouraged. E. Architectural Diversity 1. The same or similar front elevations, shall not be repeated within: a. Two lots on either side of subject lot. b. Three lots directly across the street from subject lot. c. Any lot on a cul -de -sac bulb 2. Corner lots apply to both streets on which the home is situated. 3. Themed Communities a. Themed or architecturally coordinated communities featuring a specific architectural style with one or more builders, may be permitted and would not be subject to the diversity standard. Building elevations, anticipated product mix and a diversity matrix will be submitted to the Planning Commission in conjunction with the Final Plat. F. Architectural Approval Process 1. Plan Approval a. The Tartan Development Company shall retain the right of individual developer plan approval for all residential dwelling units. 2. Architectural Review Committee a. An Architectural Review Committee (ARC) shall be established prior to the start of any construction. b. The ARC shall be comprised of no fewer than three members, one of which must be a registered architect and one of which may be a licensed landscape architect. Tartan West 11/01/02 24 #02103 The ARC shall be responsible for evaluating all site plans and architectural plans for adherence to the design guidelines and diversity standards, and shall administer and enforce the guidelines during construction. d. The ARC shall retain plan approval on all new construction until such time as the final dwelling unit in the community has been approved and construction completed. 3. Administration of the Diversity Standard a. Due to the custom / semi - custom nature of the builders expected to participate in the community, an advance matrix of substantially similar elevations is not possible. For sub -areas where two or more custom or semi - custom builders will be present, it will be the responsibility of the ARC to evaluate each house plan in the sub -area for compliance to the diversity standard. b. Compliance will be indicated in a plan approval letter to be issued by the ARC. This letter will be submitted with the application for a building permit. If a particular sub -area is to be sold to one or more builders classified as production builders, then the builder(s) and the ARC will evaluate the product offering for "substantially similar" elevations. The builder(s) and the ARC will prepare a matrix prohibiting similar elevations from being used within the "area of influence" for each given lot. The builder(s) and the ARC shall submit the diversity matrix to staff for its review and approval in conjunction with the Final Plat. If the Final Plat has already been recorded for the sub -area, then the diversity matrix shall be submitted to staff for its review and approval prior to issuance of building permits. 4. Enforcement a. Failure of the ARC to perform its duties and uphold the diversity standard set forth above shall constitute a zoning violation. The City shall have the right to bring such appropriate lawful action as deemed necessary to assure that the ARC performs its duties and upholds the standards set forth in this text. The City shall not, however, have the right to withhold building permits for which application has been made prior to written notification to the ARC of any such violation. Tartan West 11/01/02 25 #02103 List of additional uses for Sub -Area G Athletic club Associations, clubs and lodges Barbers Bars Beauty shops Beer parlor Bookseller Book and stationary stores Cafe, with or without liquor Cigar stores and stands Clinic, medical Clinic, private Club, private, social Cocktail lounge Community center Country club Delicatessens Dry cleaning Eating and drinking places Gift shops Golf, miniature Hairdressing Health center Health food products, sales Hotel Ice cream shop Ice skating rink Ladies wear sales Laundries Magazine sales Massage Medical clinic, private Membership clubs Men's clothing sales Natatorium News dealers News stands Offices, medical Offices of physicians and surgeons Offices of dentists and dental surgeons Offices of chiropractors Post office substation Restaurant Resort hotel Ready -to -wear sales Recreation center Residential Retail stores and shops Shoeshine stands Sportswear, retail sales Sporting goods, retail sales Tailor, custom b d ►�M A a� �r 1 N . iT N W O b •� e� b � a a O O � it a al y L is w H � H v A � H id a U CIS �n N N b q M C a O C ON .-O. a en 06 N � i� a � a ^ b a 0 0 to a o N cd U CIS ky x c M C M Cd o u Q O u N 3 a; U v vi N of _ fl N � 72 0 v i N �Cg U ¢ a A o a 0 M a co Cg U � Vl N co a ^c o �0 0 Cg U A � ^' � N ° a o o w � N U cls p, :3 a U d :? c ; g a s ci 06 03 W F4 N b m 'b 'b . 1 00 b N ° C/1 O a .a U o U h o i > a ' «i a co s of a cd a «i s o o Cg U d a A o a C� U � c> � w `o a to 2 o b a o c cv M N 8 u U a Or y O -� 00 l� A W in v� •'' N RI C� 'k y � w p� �. +� �� O1 •d a F1 N W O b •� e� b � a a O O � it a al y L is w H � H v A � H r - U -1 U -1 UN N ORPORA' I U -1 UNIN ORATED Dail IZVL E R -1 i 10 PUD IPUD 02 -126Z Tartan West City of Dublin Division of Planning 02 -126Z Tartan West N 0 500 Feet r� CITY OF DUBLIN . Division of Planning 5800 Shier -Rings Road in, Ohio 43016 -1236 6,._ IDD:614 -410 -4600 Fax: 614- 761.6566 Web Site: www.dublin.oh.us PLANNING AND ZONING COMMISSION RECORD OF ACTION November 6, 2003 The Planning and Zoning Commission took the following action at this meeting: 5. Rezoning 02 -126Z — Tartan West Location: 251.5 acres generally located on the southeast of Hyland -Croy and McKitrick Roads. Existing Zoning: R, Rural District. Request: Review and approval of a rezoning to PUD, Planned Unit Development District, under the PUD provisions of Section 153.056. Proposed Use: A residential community including a 79,000 - square foot recreation/wellness center, including 50 single- family lots, 154 cluster units, 159 condominium units, 76 residential units, a 13 -acre pond and 104.7 acres of open space. Applicant: Tartan Development Company West, LLC, 8070 Tartan Fields Drive, Dublin, Ohio, 43017; George and Mary Bakallis, 8643 Birgham Court, Dublin, Ohio 43017; Anna James, 9338 Hyland -Croy Road, Plain City, Ohio 43064; Norman Malik, 8640 Hyland -Croy Road, Plain City, Ohio 43064; Jon Shoemaker, 121 Horse Spring Coulee Road, Tonasket, Washington 98855; and Susan Woerner, TR, 5796 Haddingtonshire Lane, P.O. Box 3334, Dublin, Ohio 43017; represented by Ben W. Hale, Jr., 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contact: Kolby Turnock, Planner. MOTION: To approve this rezoning application because the plan provides a variety of housing choices, it has respected the 200 -foot scenic setbacks recommended in the Community Plan and provides a 13 -acre pond along the scenic frontage, the wellness /fitness center provides a community service, recreational opportunities, and a gathering place for residents, the projected impacts fall within the Community Plan, it assembles 250 acres under one, coordinated, comprehensive land use plan, the architecture is of high quality design and architectural character and sets a high standard for this whole area, and the development of the site will provide the opportunity to mitigate water pressure problems for existing residents with nine conditions: 1) That a site for the water tank and an acceptable route for the sanitary sewer be selected prior to filing the first final development plan; S i� Page 1 of 2 PLANNING AND ZONING COMMISSION RECORD OF ACTION November 6, 2003 5. Rezoning 02 -126Z — Tartan West (Continued) 2) That an updated traffic study be submitted if the connection to Tartan Fields is made, as approved by the Delaware County Engineer, and the impacts of the new road be mitigated to the satisfaction of the City Engineer; 3) That a note be added to the text for Subarea I indicating the buffer at the rear of Lots I -181 through I -191 takes precedence over the rear yard setback for those lots; 4) That the text be modified to include language requiring environmental sensitivity in the site design for Subarea B; 5) That the design of the stormwater management ponds not exceed the area shown; 6) That the timing for the construction of the modern roundabout at the intersection of Jerome/Manley /Avery and Glick Roads and both bike /pedestrian tunnels be included in the text; 7) That all street names be established prior to scheduling a public hearing at City Council; 8) That the applicant provide evidence that work with the Army Corps of Engineers and the Ohio EPA on a wetlands mitigation plan is progressing/completed prior to filing a final development plan for Subarea B, D, or I; and 9) That minor modifications be made to the text and plan prior to scheduling for City Council. * Ben W. Hale, Jr. and Tom Anderson, Tartan Development Company, agreed to the above conditions. VOTE: 5 -0. RESULT: This rezoning application was approved. It will be forwarded to City Council with a positive recommendation. STAFF CERTIFICATION Frank A. Ciarochi Director of Development and Acting Planning Director Page 2 of 2 Dublin Planning and Zoning Commission Staff Report — November 6, 2003 Page 16 5. Rezoning 02 -126Z — Tartan West Location: 251.5 acres generally located on the southeast of Hyland -Croy and McKitrick Roads. Existing Zoning: R, Rural District. Request: Review and approval of a rezoning to PUD, Planned Unit Development District, under the PUD provisions of Section 153.056. Proposed Use: A residential community including a 79,000 - square foot recreation/wellness center, including 50 single - family lots, 154 cluster units, 159 condominium units, 76 residential units, a 13 -acre pond and 104.7 acres of open space. Applicant: Tartan Development Company West, LLC, 8070 Tartan Fields Drive, Dublin, Ohio 43017; George and Mary Bakallis, 8643 Birgham Court, Dublin, Ohio 43017; Anna James, 9338 Hyland -Croy Road, Plain City, Ohio 43064; Norman Malik, 8640 Hyland -Croy Road, Plain City, Ohio 43064; Jon Shoemaker, 121 Horse Spring Coulee Road, Tonasket, Washington 98855; and Susan Woerner, TR, 5796 Haddingtonshire Lane, P.O. Box 3334, Dublin, Ohio 43017; represented by Ben W. Hale, Jr., 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contact: Kolby Tumock, Planner. UPDATE: The Planning and Zoning Commission tabled this case on August 14, 2003, consistent with the staff recommendation. A list of 40 issues was to be resolved. On September 18, 2003, there was considerable discussion regarding the traffic study, use of the fitness /wellness center, and entry features. The Commission decided that a modern roundabout at the Jerome/Manley /Avery and Glick Road intersection was the appropriate solution to provide traffic calming and safe access. The plan has been revised with 43 fewer housing units. A landscape treatment consisting of vineyards and a restored woodland is shown at the intersection of Hyland -Croy and McKitrick Roads, and along the northern portion of Hyland -Croy Road. Gatehouses with Tuscan architecture will be located at the three main entrances. The north entrance on Hyland -Croy Road will have two gatehouses on the north and south side of the main through street ( "Club" Drive). Arbors with wood columns and an overhead trellis will connect the two gatehouses on each side of the street. Parkland has been consolidated to provide areas for potential park development. The proposal now contains 439 housing units, largely designed for "empty nester" residents, on a site of 251 acres. The development is designed around a wellness /fitness center of 79,000 square feet. The staff report has been updated to include the most recent information. BACKGROUND: On March 3, 2003, City Council approved the Tartan West PUD concept plan by a 6 -1 vote. The Commission had disapproved it on February 20, 2003. (See attached minutes for all meetings.) The fundamental purpose of the PUD is to permit flexible, alternative development that is designed in a coordinated, comprehensive manner. A PUD should preserve the natural quality and character of the land consistent with accepted land planning, landscape architecture and engineering principles. The preliminary development plan (rezoning) is the second of three PUD stages, and it is binding. It establishes the permissible uses, density, development standards and serves as the preliminary plat. Section 153.056 sets forth criteria for approval: • The proposed development complies with the purpose, intent and standards of the zoning ordinance, development text, Code, and prior conditions of approval; Dublin Planning and Zoning Commission Staff Report — November 6, 2003 Page 17 • The proposed development is consistent with sound zoning, planning and design techniques and conforms to applicable plans; • The development will advance the general welfare and provides benefits that justify deviating from the standard requirements of the Code; • The development uses a variety of land uses incorporating proper relationships of proposed land uses and structures; and • The proposed development exhibits proper density and development standards. At this stage, the Commission is to make its recommendation on this rezoning application and forward it to City Council for a public hearing and final vote. A two- thirds majority vote is necessary to override a negative Commission recommendation. If approved by Council, the rezoning will take effect in 30 days. All development is subject to fmal development plan approval by the Commission prior to any construction. CONSIDERATIONS: Site Characteristics: • Six parcels containing 32.1 acres to 51.9 acres each have been assembled into a site of 251.5 acres. The irregular land mass is located on the southeast corner of McKitrick Road and Hyland -Croy Road. The site is in Union County with the exception of a small area along Manley Road (Delaware County). The north - central portion of the site is heavily wooded, and there are five watercourses running mainly through the wooded areas. Wetland areas are located in proposed Subareas B, D and I. The overall site has a rolling nature and slopes to the south. There are existing structures at the southwest and northwest corners of the site along Hyland -Croy Road. All except the southernmost barn are to be razed. A 150 -foot wide electric easement runs diagonally through the entire site (about 3,500 feet long). Three imposing towers (over 100 feet tall) are located on site. The site has 4,000 feet of frontage along Hyland -Croy Road, 1,300 feet along McKitrick Road and 450 feet along Manley Road. Glick Road in Muirfield Village, Phase 43 stubs into the northeast property line. The majority of land to the north is located in unincorporated Jerome Township and contains scattered, rural houses and farmland. To the east are two Dublin schools, and a wooded reserve ( "HHHHH ") in Muirfield Village. To the south and southeast are several large lot houses, Riviera Country Club, and Dublin Jerome High School (under construction). To the west are houses in unincorporated Union County, and the new Glacier Ridge Metro Park. Community Plan Issues: • The 1997 Community Plan identifies this area for Metro Park acquisition. The Metro Park Board later decided to shift the main park focus to the west, and this site is no longer included in the Metro Park Master Plan. The updated Future Land Use Map (2002) indicates this area as "residential- medium density" (1 -2 units per acre). The Area Plan for the Metro Park (Community Plan pages 103 -105) emphasizes preserving open areas outside Dublin. It also identified this area as an identifiable "edge" between Dublin and neighboring communities. The Area Plan encourages clustering and adjacent residential design to take advantage of the Metro Park. The 1997 Community Plan anticipated a Metro Park here, and it altered the previous Thoroughfare Plan. The westward extension of Glick Road (as shown on the 1988 Thoroughfare Plan) was removed. The 1988 Thoroughfare Plan had shown Hyland -Croy Road curved to meet Jerome Road,. and Glick Road being extended to "new" Hyland- Dublin Planning and Zoning Commission Staff Report — November 6, 2003 Page 18 Croy Road. This land is now being developed, as anticipated in 1988, and the roadway network has been re- evaluated. • In the Transportation section of the Community Plan, the topic of connectivity of the community is discussed many times. The Plan emphasizes the value of connecting neighborhoods. Glick Road will be finished as a cul -de -sac and right -of -way is provided for a future connections. Street stubs are provided to the surrounding properties as well. • A statistically valid survey of Dublin residents was conducted in 1995. Eighty percent of respondents supported protection of the rural character of outlying areas. This sentiment has been reflected in more recent resident surveys. • The Community Plan identifies Hyland -Croy, McKitrick and Manley Roads as scenic roadways. Increased setbacks are recommended and are shown on the plan. • Hyland -Croy, McKitrick and Manley Roads all have a projected right -of -way of 80 feet according to the Thoroughfare Plan. Additional right -of -way to match the Thoroughfare Plan is proposed with the development. Land Use and Site Layout: • The proposal is for a residential development of 439 units (reduction from 482) and a fitness /wellness center of up to 79,000 square feet. The gross density has dropped from 1.99 units per acre to 1.83 units per acre. The plan contains 50 single - family lots (11 fewer), 154 cluster units (six fewer), 159 condominium units (27 fewer) and 76 units (one added) in Subarea B. The plan contains Subareas A through L, and the text provides an explanation of use and basic development standards for each subarea. • The plan has become more sensitive to the site's natural resources over time. The fitness /wellness center has been moved to the Hyland -Croy area, and the residential areas are now located in the more open areas of the site. Wetland areas (Subareas B, D, and I) are not locally regulated and will require outside approvals. • The plan features 104.5 acres of open space: 71.3 acres are "public" and 33.2 acres will be "private." All of it, however, is to be privately maintained. The two major public park areas are at the west edge containing part of the large pond plus setback and bikepath areas along Hyland -Croy Road (Subareas I and J), and a linear park following the diagonal path of the electric easement (Subareas F, G, and I). Four lots in Subarea D. were removed to create a larger open space area. The private park consists of small pockets shown within the residential developments, along the rear of the fitness center (Subareas C, D, G, H, I, J, and K), and the east side of the large pond. • The required park dedication for this site is 31.5 acres, and the plan far exceeds this in open space. The plan now includes access to the major pond from both sides. • Most of the streets will be public, and the major access is from "Club" Drive, a boulevard that runs through the site from Hyland -Croy to Manley Road (Note: "Club" means this road will carry the name given to the wellness center.) Private streets are shown within Subareas J and G. Public streets are shown stubbing into adjacent parcels. Right -of -way is being set aside for a possible future connection to existing Glick Road. • The Subarea K text permits: an athletic club of 46,000 square feet including a health and wellness center (2,500 square feet) and a restaurant (3,500 square feet), a spa (12,500 square feet), a banquet facility (13,500 square feet), and other incidental uses. The text limits the building to 55 feet in height and 79,000 square feet in area. For comparison Jerome High School is 42 feet tall (west elevation) and 260,000 square feet. The stadium is 46.3 feet tall. There are comparative floor plans and building elevations included. Additionally, the site plan shows 456 parking spaces. Dublin Planning and Zoning Commission Staff Report - November 6, 2003 Page 19 The Planning and Zoning Commission decided that a "modern roundabout" should be installed at the Jerome /Manley /Avery Road intersection. This will increase the safety from all approaches, and actually improve the level of service for the intersection over time. A cul -de -sac will be constructed at the end of Glick Road in Subarea F, and a bikepath will connect it to the path along "Club" Drive. Additionally, the future residents of Tartan West will be on notice about the possible future connection through the reserved right -of -way. • The densities for each subarea are established with this rezoning. The text includes the maximum number of units for each subarea. The following chart shows the proposed size, density, open space, etc. Tartan West Preliminary Development Plan Subarea Uses Acres Units Density Open Space A R/W 4.7 0 N/A 0 (Hyland -Croy and McKitrick) B Residential 30.7 76 2.48 15.2 (Condo /Cluster) C Single - family 21.8 19 0.87 0.5 (150 -ft. lots) D Single - family 32.2 31 0.96 12.5 (100 -ft. lots) E R/W 0.3 0 N/A 0 (Manley Road) F Open space 4.6 0 N/A 4.5 G Residential 38.7 111 2.87 16.4 (Condominium) H Residential 16.2 48 2.93 6.2 (Cluster) I Residential 55.8 106 1.9 25.6 (Cluster) J Res. /open space 28.1 48 1.71 22.3 (Condo /lake) K Wellness/Fitness 11.4 0 0 1.5 L, R/W 7.0 0 0 0 ( "Club" Drive) Total 251.5 439 104.5 D.U. acres Addressed Issues: The text has been reformatted to provide a more manageable document. The information is more accessible, and each subarea contains all standards that are relevant. The traffic study has been revised, and a trip generation comparison is provided in the project description (see page PD -6). The original traffic study assigned 504 daily trips to the fitness /wellness center. The revision includes all uses in the club and now totals 1,082 daily trips. An overall total of 3,696 daily weekday trips are indicated in the Dublin Planning and Zoning Commission Staff Report — November 6, 2003 Page 20 revised study. By comparison the Community Plan assigned 4,574 daily weekday trips to this site. The trip generation comparison also includes the numbers from the previous plan and traffic study and a comparison with a "typical" single- family residential development at 1.85 dwelling units per acre. The table indicates that a "typical development would create 4,254 daily trips. The application includes schematic landscape plans for a "parkway treatment" along "Club" Drive and a "scenic roadway treatment" for the exterior roads. This includes planting trees that are relocated from other parts of the site. Generally, the applicant has stated that as many trees as possible (six inches to one foot in caliper) will be relocated along these streets and into the buffers. Without irrigation, successful transplanting of larger, especially naturally grown, trees is quite difficult. The back up program is to replace all transplanted trees that do not survive with two -inch park grade trees. The street trees along Hyland -Croy Road, McKitrick Road, Manley Road and "Club" Drive will be planted in groupings rather than spaced equal distances apart. The corner of Hyland -Croy and McKitrick Roads is quite prominent, and it should be utilized for a major landscape focal point. This corner and the site entrances will require special treatment. The text includes conceptual plans for the treatment at this intersection, along Hyland -Croy Road, and at the entrances. • The major pond is largely "public," but the public /private demarcation line splits it. This pond is an amenity of major importance. An access point was added to the east side of the pond along with a lookout dock. A bikepath has been added in Subarea D along and up to McKitrick Road. Also, bikepaths are shown in the areas for possible public park improvements (Reserve E). The bikepath shown along Firenza Place has been moved to the north of Lots I -194 through I- 198. Remaining Issues: Buffers have been added to the preliminary development plan. A note needs to be added to the text for Subarea I indicating the buffer at the rear of Lots I -181 through I -191 takes precedence over the rear yard setback. • Subarea B is proposed for cluster (detached) or condominium (attached) development. It contains 30 or more landmark trees (over 24 caliper inches in diameter) and several wetland areas. The text needs to be modified to include language on requiring environmental sensitivity in the site design. The schematic condo site plan has been adjusted to be more environmentally sensitive, and a cluster lot layout within the same developable area as the condo plan is now included in the text. This site includes a 200 - foot setback along Hyland -Croy and McKitrick Roads, and the corner should be utilized for a major focal point. A vineyard treatment is indicated at the corner and a woodland buffer will be within the 200 -foot setback on both roads. Smaller stormwater retention areas are shown covering portions of the public park. As shown, the wet areas are in balance with dry land areas, allowing other uses in addition to stormwater management. As the engineering for the site progresses, there needs to be a commitment that no additional land is incorporated for stormwater retention purposes. Substantial improvements to the water distribution system will be needed to serve this site. These include a new 500,000- gallon water tank, a booster station, a pressure reducing valve, and other appurtenances. The developer and the City Engineer have reached a preliminary agreement on the appropriate cost sharing on this issue. A site for the water tank itself still needs to be determined. Dublin Planning and Zoning Commission Staff Report — November 6, 2003 Page 21 Residential Development: • Subareas C and D are single - family areas. Subarea C has 19 lots in the north part of the site, at least 150 feet wide and 30,000 square feet. There is a 50 -foot front setback on "Club" Drive and a 35 -foot front setback on Bordeaux Court, except on corner lots where the front setback is 25 feet. Lot C -32 has a 50 -foot front setback on "Club" Drive and a 35 -foot front setback on Donatello Drive. Subarea D has 31 lots that will be at least 100 feet wide and 15,000 square feet in area. The front setback along "Club" Drive is 50 feet. The setbacks along the remainder of streets in Subarea D will be varied between 25 and 35 feet and between 30 and 35 feet for those lots with a bikepath in front. Providing appropriate buffers along all of the exterior properties will be important, and these will need to be field- checked along each line at the final development plan. • Subarea G contains 111 attached condominium units in buildings with two to five units apiece. The text indicates a perimeter setback of 25 feet for all buildings and pavement in this subarea. A setback of 50 feet is required from "Club" Drive. The other streets will be private. • Subareas H and I are cluster sites and contain fee simple lots that front on public roads. The text indicates that these subareas will be themed communities. The subdivision diversity ordinance (lot width and setback variation) would apply to these lots, and neither has been incorporated. The development standards permit almost the entire lot to be covered with a house, with only five or six -foot setbacks in front, sides and rear. • Subarea H requires 4,500- square foot lots that are 50 feet wide. Subarea I requires 5,500 - square foot lots that are 60 feet in width. In order to comply with Building Code requirements, 12 feet must be maintained between all structures. The "Club" Drive setback will be 50 feet. • Subarea J permits 48 condominium units, in four buildings up to 12 units, a 13 -acre lake and a portion of the 200 -foot setback on Hyland -Croy Road. The required setback from the private street is 25 feet. The buildings will have Tuscan architecture and can be up to 48 feet in height, as measured by Dublin Code. • Subarea B is located on the southeast corner of Hyland -Croy and McKitrick Roads and does not have a specific product line identified. It is limited to 76 units, but the site has a number of environmental factors to consider. The revised layout for an attached condominium product provides for a larger setback along the property line to preserve more trees. Fitness/Wellness Center: • Subarea K permits a 79,000- square foot fitness /wellness center, and 456 parking spaces are shown. The building will have Tuscan architecture and is permitted to be up to 55 feet tall, as measured by Code. The elevations show this will be a two -story building except along the pond. Facing the pond and Hyland -Croy it will be three stories and 53 feet tall, measured per code. The text indicates a 50 -foot parking setback and 100 -foot building setback from "Club" Drive. The building should also conform to the drawings contained in the Subarea K text. Permitted uses include athletic club, health and wellness center, spa, banquet facility, restaurant, and overnight accommodations. The text includes maximum square footages for the proposed uses. Access and Traffic: • "Club" Drive is the main "through" street, and it runs from Manley Road to Hyland Croy -Road. It will be a divided public street. Compliance with the Thoroughfare Plan has been shown for the exterior roadways. Dublin Planning and Zoning Commission Staff Report — November 6, 2003 Page 22 • A list of proposed street names was submitted for review. Additional street names are still needed for private streets and those that were not accepted. "Club" Drive will be named after the final name for the fitness /wellness center is determined. • The developer has agreed to provide a list of roadway improvements. These include left - turn stacking lanes at every entrance into Tartan West, widening Hyland -Croy Road for a southbound right turn lane at Post Road, northbound right -turn lanes at "Club" Drive and Tuscany Drive, and widening Jerome -Manley Road for a northbound right -turn into Tartan Fields. The developer will also contribute to improving three intersections: Avery at Brand, Hyland -Croy at Mitchell- Dewitt, and Jerome - Manley at Avery /Glick, as well as the signalization of Post Road at the southbound SR 161 ramps. • Although the Future Land Use Plan shows the Metro Park at this project site, traffic volumes were assigned to this Traffic Analysis Zone (TAZ). The modeling done with the Community Plan assigned 502 single - family houses (two du/ac.). The proposed empty- nester development will generate fewer vehicle trips on an average weekday than a standard development of single - family homes. • The City Engineer has sent a letter (see attached) to the Delaware County Engineer requesting permission to install school warning signs on Manley Road and to perform a speed study. The study will evaluate if the speed limit could be reduced on Manley Road (between McKitrick and Avery Roads). • The City Engineer met with Dublin City Schools' representatives regarding the traffic congestion associated with the schools on Avery Road. Staff will be working with the schools to review the circulation and traffic patterns at these locations. • The Tartan West master plan shows a new road that would connect "Club" Drive through to Tartan Fields. This road will require approval from Delaware County, as it is not located with the corporation limits of Dublin. A four -way intersection at this location on Manley Road creates different traffic patterns from a T- intersection. If this street is approved by Delaware County, these new patterns would have to be studied, as well as the impacts to the surrounding roadway network. Bikepaths/Tunnels: The plan shows bike /pedestrian paths along Hyland -Croy, McKitrick, and Manley Roads. These paths need to be eight feet wide. The path system also runs throughout the site including a path connecting to the new cul -de -sac at the western end of Glick Road. • Two bike /pedestrian tunnels are shown on the plan, one under Hyland -Croy Road to Glacier Ridge Metro Park and one under Manley Road connecting to Tartan Fields. The developer will be responsible for designing and building both of these. The timing should be included in the text. • The surrounding roadway network is within Union County, Delaware County and the City of Dublin. Staff and the applicant have been working with these other agencies on the traffic impacts, access management and resident concerns involving this project. Landscaping/Open Space /Park and Tree Preservation: The preliminary development plan does indicate no- build, no- disturb, and tree preservation zones on all lots. Tree preservation and no- disturb zones are utilized along existing trees. Tree preservation zones are utilized between lots where trees exist, but allow for utilities. Landscape buffers are indicated around portions of the residential subareas. The areas where the buffer is not shown have existing tree rows or woods on the adjacent property. The site contains several well- defined areas that are heavily wooded, and the tree inventory has been submitted. Some 4,451 trees are over six inches in diameter (49,939 Dublin Planning and Zoning Commission Staff Report — November 6, 2003 Page 23 total caliper inches), including 150 landmark trees (24 -inch diameter or greater) are shown. The text indicates that many trees will be relocated into the 200 -foot setback and buffers. The text states that a "good faith effort" will be made to transplant any tree that is of appropriate size and condition to elsewhere on site. • The Code requires park dedication of 31.5 acres, and the preliminary development plan shows 104.7 acres in combined public /private open space. The major open space areas are in the entry "park" on both sides of "Club" Drive south of Jerome Road, exterior setbacks, the 13 -acre pond, and along the electrical easement. The existing barn at the south edge will be donated to the City, and it may be appropriate for conversion to a shelter house. A small parking lot is shown. A community garden for ornamental plantings is shown by the barn as well. Sanitary Sewer: The majority of Tartan West is tributary to the North Fork Indian Run sewer shed. The preferred sewer is located at the north edge of the Belvedere subdivision, at the terminus of Timble Falls Drive. This is an 18 -inch sewer. Extension of this sewer would require crossing either the Riviera Country Club golf course or the Dublin Jerome High School property. Staff is aware that the applicant has contacted both parties regarding this sewer alignment. The final alignment should be determined to the satisfaction of the City Engineer prior to filing the first final development plan for Tartan West. Water: Water is available to the project from the existing 12 -inch line in Muirfield Village, Phase 43 and the existing 16 -inch line on Hyland -Croy Road. Both these connections need to be made with this development. • A 16 -inch waterline is to be installed along Hyland -Croy, McKitrick, and Manley Roads. A 12 -inch waterline is proposed along "Club" Drive. These connections and the one into Muirfield Village, Phase 43 provide the preferred loop system. All other proposed public streets show the appropriate eight -inch waterlines to be installed. The other areas of the site (fitness /wellness center, 5 -12 unit condominiums, and attached condominiums) will have private water lines with master meters. • The land elevation of the project area requires an additional water tank. This will create an additional pressure district and will serve the northern parts of Muirfield that have a history of low water pressure. The applicant has agreed to contribute funds toward construction of the water tower and the associated booster. The City will be doing additional work on the existing water system to create this new pressure district including: a new booster station, pressure reducing values, waterline connections and reconfiguring certain water appurtenances. • The site for this new water tank still needs to be selected. The options include on site, along McKitrick Road or Jerome /Manley Road or in the Glacier Ridge Metro Park. Stormwater: • The land is within the North Fork of Indian Run sub - basins defined by the Stormwater Master Plan and drains to the southeast. The development will meet the requirements of the Stormwater Regulations. The stormwater exits the site via a tributary of the North Fork of Indian Run through Riviera, Belvedere, and Shannon Glen. A series of lakes have been proposed as the stormwater management facility for this project. The application states that 46 acre -feet of stormwater storage are needed, and this will be Dublin Planning and Zoning Commission Staff Report — November 6, 2003 Page 24 handled in 23 acres of ponds. The retention areas need to be limited to the areas shown to assure that "park" character and usage can be retained. • Wetlands have been delineated in Subareas B, D, and I. The applicant is working with the Army Corps of Engineers and the Ohio EPA on mitigation. The City will require evidence that this process is moving forward with the review of the final development plans. Architecture and Design Elements: • Architecture is addressed in the text, and "coastal" architecture was eliminated. Except for Subareas J and K, all areas will have a 35 -foot building height limit (Subarea J permits 48 feet and Subarea K permits 55 feet). All structures, including the foundation, will use brick, stone, manufactured stone, wood, stucco, EIFS, and fiber - cement siding products. Trim materials are limited to wood, vinyl, aluminum, copper or fiber- cement products. Roofing material can be dimensional asphalt shingles, wood, slate, concrete, tile or metal. Earth tones of warm neutral colors, plus white, are permitted; high - chroma colors are not permitted. • Four -sided architecture is required. Windows and/or doors must be present on all elevations, consistent with the front elevation. Blank walls are prohibited. When brick, stone, or manufactured stone is used on the front elevation, it must be repeated (water table, chimney, corner wrap, etc.) on the remaining elevations. Cantilevered or through - the -wall chimneys are not permitted. All chimneys must have a foundation. • The condominium areas (Subareas B and G) will select architecture from the seven styles in any combination. The text indicates that Subareas H and I will be "themed" communities. They architectural character of these subareas is not known at this time and will be submitted at final development plan. • Examples of the architectural character for the wellness /fitness center are included in the text, as are elevations for the condominium buildings also in Subarea J. The architecture for both is of a "Tuscan" nature. Stone and stucco are prominent, and arches and columns are defining features. Tile roofs are characteristic of this style. • The proposal includes an architectural review program by the developer through an Architectural Review Committee (ARC). The text states that the ARC is responsible for the evaluation of each house plan to meet diversity goals. An approval letter from the ARC will be submitted with each building permit. The text states that in the single - family subareas (Subareas C and D), the same or similar front elevations shall not be repeated within each subarea. STAFF RECOMMENDATION: The proposal represents a major land assemblage, provides for a large quantity of open space and tree preservation. It is designed around an innovative fitness /wellness facility, and provides diverse housing for the growing empty nester population. The proposed architecture sets an extraordinary high standard for the northwest area. Positive steps have been taken to identify "useable" park area, update and clarify the traffic study, create unique entry features, and lower the density. Staff recommends approval of this rezoning application with nine conditions: Conditions: 1) That a site for the water tank and an acceptable route for the sanitary sewer be selected prior to filing the first final development plan; Dublin Planning and Zoning Commission Staff Report — November 6, 2003 Page 25 Bases: 2) That an updated traffic study be submitted if the connection to Tartan Fields is made, as approved by the Delaware County Engineer, and the impacts of the new road be mitigated to the satisfaction of the City Engineer; 3) That a note be added to the text for Subarea I indicating the buffer at the rear of Lots I -181 through I -191 takes precedence over the rear yard setback for those lots; 4) That the text be modified to include language requiring environmental sensitivity in the site design for Subarea B; 5) That the design of the stormwater management ponds not exceed the area shown; 6) That the timing for the construction of the modern roundabout at the intersection of Jerome/Manley /Avery and Glick Roads and both bike /pedestrian tunnels be included in the text; 7) That all street names be established prior to scheduling a public hearing at City Council; 8) That the applicant provide evidence that work with the Army Corps of Engineers and the Ohio EPA on a wetlands mitigation plan is progressing/completed prior to filing a final development plan for Subarea B, D, or I; and 9) That minor modifications be made to the text and plan prior to scheduling for City Council. 1) The plan provides a variety of housing choices. 2) The plan has respected the 200 -foot scenic setbacks recommended in the Community Plan and provides a 13 -acre pond along the scenic frontage. 3) The wellness /fitness center provides a community service, recreational opportunities, and a gathering place for residents. 4) The projected impacts fall within the Community Plan. 5) The proposal assembles 250 acres under one, coordinated, comprehensive land use plan. 6) The proposed architecture is of high quality design and architectural character and sets a high standard for this whole area. 7) The development of the site will provide the opportunity to mitigate water pressure problems for existing residents. 9 0 I Im PUD PUD I City of Dublin Division of Planning 02 -126Z Tartan West . D R -1 A Z\ N Feet 0 500 1,000 Dublin Planning and Zoning Commission Minutes — November 6, 2003 Page 13 DRAFT 5. Rezoning 02 -126Z — Tartan West Kolby Tumock presented this rezoning application. Since the Commission had seen it several times previously, he only went over the changes since it was last seen. The large book provided in the Commission packet has been reformatted. Every subarea contains all the information necessary for a final development approval. He said staff believes it will make it easier in the long run when all the final development plans start being submitted. Mr. Gerber said he had reviewed the book this weekend and he thought it was great. Mr. Zimmerman agreed. Mr. Tumock said 43 -units have been dropped from the plan and the density is now 1.83 du/ac. Essentially it has remained the same. Subarea B in the northwest corner has an attached condo and a cluster plan for it. Eleven units were removed from Subarea D, 15 from Subarea G, one from H, five from I, a condo building was removed (12- units), and one unit was added to Subarea B. The applicant has removed four lots from Subarea D and created a more usable open space. It has been determined by Fred Hahn that there is area that could be programmable for park if the future area residents desire it. There are now 104.5 acres of openspace; 71.3 acres are public however, it is all to be maintained privately. He said at the last Commission meeting it was indicated that a better idea of a landscape treatment was need and some gateway features. The applicant has proposed that along Hyland - Croy Road there will be a vineyard treatment along with restored woodlands. Gatehouses with Tuscan architecture will be at the entrances. At the main entrance, at the northern entrance on Hyland -Croy Road at Club Drive, there will be arbors with wood columns and overhead trellises. He showed a slide of the view looking east into the development on club drive with the two gatehouses on each side of that boulevarded entry. There will be another gatehouse behind the entry gatehouse and a trellis connecting them. He showed a slide of the typical Hyland -Croy Road cross section. A parkway treatment for Club Drive has been proposed which has clustered street trees instead of Dublin's typical spacing in an effort to maintain the rural characteristic of the boulevard. The entrance at Manley Road has been created into a much larger park area. Mr. Tumock showed slides which compared some building heights. The wellness /fitness center is 42 -feet tall. The Dublin Community Recreation Center is 43 feet tall. The condos in Subarea J are permitted at 48 feet. The high school football stadium is just over 46 feet tall. The football stadium is set back approximately 500 feet from Hyland -Croy Road. The condos will be set back over 600 feet from Hyland -Croy Road. The traffic study has been revised. The fitness /wellness center has been broken down more thoroughly into its uses and assigned square footage to them. The traffic study has increased the daily trips from the fitness /wellness center, however it is still below what the Community Plan assigned being 502 single- family residential units and what would be generated if a typical residential development was built on this site. Dublin Planning and Zoning Commission Minutes — November 6, 2003 Page 14 L)R/A'%FT Mr. Tumock said staff recommends approval of this rezoning application with nine conditions: 1) That a site for the water tank and an acceptable route for the sanitary sewer be selected prior to filing the first final development plan; 2) That an updated traffic study be submitted if the connection to Tartan Fields is made, as approved by the Delaware County Engineer, and the impacts of the new road be mitigated to the satisfaction of the City Engineer; 3) That a note be added to the text for Subarea I indicating the buffer at the rear of Lots I -181 through 1 -191 takes precedence over the rear yard setback for those lots; 4) That the text be modified to include language requiring environmental sensitivity in the site design for Subarea B; 5) That the design of the stormwater management ponds not exceed the area shown; 6) That the timing for the construction of the modern roundabout at the intersection of Jerome/Manley /Avery and Glick Roads and both bike /pedestrian tunnels be included in the text; 7) That all street names be established prior to scheduling a public hearing at City Council; 8) That the applicant provide evidence that work with the Army Corps of Engineers and the Ohio EPA on a wetlands mitigation plan is progressing/completed prior to filing a final development plan for Subarea B, D, or I; and 9) That minor modifications be made to the text and plan prior to scheduling for City Council. Mr. Hale agreed to the above conditions. Tom Anderson, a managing partner of the Tartan West development, said he was very proud and appreciative to be standing in front of the Commission this evening. He was proud of what they, the Commission, and staff have been able to come up with over the last year on this site. He was appreciative of the efforts and support of both the Commission and staff. He thanked them for all their hard work and all the cooperative efforts. He reaffirmed their consent of all nine conditions above. He said this was important project for them and the City of Dublin. It has been designed to respond to the increasing market demand for quality empty- nester product. He said it will allow the City of Dublin to be able to retain current residents and capture new ones. He thanked the Commission for their time. Mr. Hale addressed Mr. Saneholtz's previous questions, even though he was not present. He said they spent a lot of time looking at each of the functions and what they thought the high end, realistic numbers might be for each and then they added employees with each functions and the traffic number did increase from the original plan, however 33 units were dropped. The number of daily trips out of this whole development being 100 percent, they are now producing 80 percent of the trips that it would be under the Community Plan (20 percent under the daily trips). He said the main unloaded boulevard is designed with a functional capacity to carry approximately 9,000 cars per day, but they are only going to have 1,000 cars. He said the internal roads are greatly over designed in terms of their carrying capacity. He said when looking at the site improvements and the improvements on Hyland -Croy Road and other places, one of the issues were how to handle a large event where everyone wants to leave at the same time. He said the traffic improvements were planned as though the entire 450- space parking lot emptied at one time. Dublin Planning and Zoning Commission Minutes — November 6, 2003 Page 15 Mike Fite, Bird Houk Associates, showed drawings that compared the wellness /fitness center to other facilities which included the Dublin Jerome High School for scale. He said the size and scale of their wellness /fitness center was very similar to the Deer Run Elementary School. Mr. Fite said they detailed the landscaping as previously requested. He said they were attempting very hard to make this feel very rural on the perimeters and internally. They are spending more than normally spent on a subdivision's entrance features. They identified specifically all the nine trees being removed out of 150 Landmark trees and showed exactly where they will be replaced at a minimum. He said the landscaping effort here is far above a normal project. Mr. Hale said they are not asking for a tree replacement waiver. They are committing to transplant trees and if a tree dies, they will replace it. Mr. Fite said there are 905 trees that they have to plant if they plant them all at 2 %2 -inch caliper. If a moved ten -inch tree dies, a 2Y2-inch caliper tree will still meet the minimum. Mr. Hale said replacing inch - per -inch would make them way over. Mr. Fite said the openspace now is substantial and is a critical mass that will be enjoyed by everyone in this community and the City of Dublin. Mr. Fite presented a short animated video which depicted turning from Hyland -Croy Road onto the new boulevarded road, through the club porte cohere and flying over the lake. Brad Schoch, architect for the club building, said the purpose of the animation was to give anyone looking at it a more realistic idea of what the buildings proposed will look and feel like against the landscape intended to be put around them. Cynthia Reed asked where would be 48- and 55 -foot units would be located in relationship to Muirfield Village Phase 43. Mr. Hale showed their location and said basically, openspace is all around Phase 43. Units on the main drive have been removed. One -story condos with a 35 -foot maximum height will be located on the drive. Ms. Reed said that was fine with them. Mr. Gerber asked what would be done to control the waterfowl on the lake. Mr. Hale said in the spring when the geese nest, their eggs are shaken, marked, and placed back in the nests. The mother goose will not come back to that area because they had an unsuccessful year. This will reduce the number of geese. Mr. Anderson said the golf course has a border collie that will work every spring and fall. Mr. Turnock said there were various ways a pond edge could be treated with plantings to deter geese by decreasing the slope. Mr. Gerber said the staff report indicated that the athletic club permitted uses included an athletic club, heath/wellness center, spa, banquet facility, restaurant, and overnight accommodations. He said the text did not include those uses. He wanted them listed. He asked how large was the restaurant proposed. Mr. Hale said the restaurant would primarily service the members. Mr. Anderson said currently, there was an 1,100 square foot bar proposed and a 1,000 square foot restaurant proposed. Mr. Gerber asked if the applicant objected to language in the text that limited the uses to what was stated in the staff report. Mr. Fite said the permitted uses were included in Subarea K on page 1 under the diagram. Mr. Turnock agreed. Dublin Planning and Zoning Commission Minutes — November 6, 2003 : T Page 16 L j ' k _s.s r Mr. Hale said the Commission had some administrative discretion if there were any substantial modifications on the size of the uses. Mr. Gerber asked where would the water tower be located. Mr. Hale said it had not yet been determined. The park district was reluctant to have it at the southwest corner. He said a meeting was being set to discuss the location. Mr. Anderson said it will be determined before they go to City Council for approval. However, if they cannot work out anything with Metro Park, they propose to locate it farther setback off the road than the existing water tower, but it will be aligned with it. It is in the ten -acre park. Mr. Messineo asked where the overnight suites would be located. Mr. Schoch said in Subarea K in the upper level floor plan of the facility. He said the guest rooms are intended for the members use. They are intentionally accessed in a less dramatic way so as not to be public. Mr. Anderson said the rooms are for residents and members to have a client or family member stay overnight. Ms. Boring asked if bed taxes will be established. Mr. Anderson agreed if it was a City ordinance. Mr. Messineo asked what was a spa conservatory. Mr. Schoch said it was located on the lower level. A typical spa experience includes being met at the door and being brought down to the locker rooms then being brought into a waiting space before getting treatments. It is a nice place to sit and wait for a technician to bring you to have your treatment. It will have a water element, likely a small pool or fountain. It is intended to be a quiet space to wait. Mr. Anderson said it also will be utilized for bridal parties to interact before and after their treatments. Mr. Anderson said the whole spa concept which encompasses approximately 10,000 square feet of the building is designed to service every need that you would want at a high end spa/resort including manicure, pedicure, and six hair stations. Creams and ointments will be sold. He said you do not have to be a member to utilize the spa or the banquet facility. However for the heath/wellness services, you have to be a member. Mr. Messineo asked about the agricultural aspect for the production of fruits. Mr. Tumock said that was added for the vineyards. Mr. Hale said the grapes may be harvested for show and a club wine. He said there were about three acres proposed for cultivation. Ms. Boring asked where the parking spaces would be located in Subarea K. She asked why there needed to be 456 parking spaces for this size of facility. Mr. Hale said in reality if there is a large wedding it may be needed. It will be adequately screened with setbacks. Mr. Anderson said they were more than willing to reduce the number of spaces. Ms. Boring said she would like to see the parking reduced, keeping the other in reserve. Mr. Hale agreed. Mr. Tumock said the parking could be phased at the final development plan stage. Ms. Boring suggested that. Mr. Anderson agreed. Dublin Planning and Zoning Commission 7`� ,y Minutes — November 6, 2003 Page 17 option on the land to buy it in the next 18 months. Mr. Hale said some of the phases will be built at the same time. Mr. Messineo asked about the tunnels beneath Jerome/Manley Road and Hyland -Croy Road. Mr. Fite said the tunnel timing has not been determined. A tunnel leading to Tartan Fields will probably be constructed when Phase 1 is constructed. Mr. Hale said the Hyland -Croy Road tunnel would be completed in Phase 6. This will be clarified at the final development plan stage. Mr. Sprague said this has really been an excellent high - quality, very dedicated job and a good effort. Mr. Zimmerman said on September 18 the Commission said the roofline height for the clubhouse should be changed to 45 feet from 55 feet. He asked if that had been done. Mr. Fite said it was in the back. Mr. Zimmerman said the text stated the maximum building size was 79,000 square feet and on September 18, it was 75,000 square feet. Mr. Fite said that would give them flexibility for the design process. Mr. Zimmerman agreed. He said the parking lot buffer should be consistent and opaque. Mr. Fite said they are trying not to do a lot of mounding, but to make it gentle. However, the ground will be elevated at the parking lot to hide the parking lot and make the vineyards run up hill to look authentic. The dirt will provide the 100 percent opacity. Mr. Zimmerman said all the materials he has received on this application have been phenomenal. It has answered all his questions.. He thanked the applicant. Mr. Gerber said that at the beginning, the Commission and the applicant were very far apart. He thanked the applicant, staff, and the other Commissioners for all the hours spent on this. He said the walk in the snow in February, the extra meetings, etc. have been a lot of work. He said a good job has been done to resolve the Muirfield Phase 43 issue and he appreciated the applicant's cooperation with that. He appreciated all the input and hard work of the Muirfield residents as well. He said this was a fantastic project with the rural characteristics desired which fits with the Community Plan. Mr. Gerber said when a large area is all planned at one time everybody benefits. He wished this development all the success in the world. Mr. Gerber made the motion to approve this rezoning application because the plan provides a variety of housing choices, it has respected the 200 -foot scenic setbacks recommended in the Community Plan and provides a 13 -acre pond along the scenic frontage, the wellness /fitness center provides a community service, recreational opportunities, and a gathering place for residents, the projected impacts fall within the Community Plan, it assembles 250 acres under one, coordinated, comprehensive land use plan, the architecture is of high quality design and architectural character and sets a high standard for this whole area, and the development of the site will provide the opportunity to mitigate water pressure problems for existing residents with nine conditions: 1) That a site for the water tank and an acceptable route for the sanitary sewer be selected prior to filing the first final development plan; Dublin Planning and Zoning Commission Minutes — November 6, 2003 Page 18 2) That an updated traffic study be submitted if the connection to Tartan Fields is made, as approved by the Delaware County Engineer, and the impacts of the new road be mitigated to the satisfaction of the City Engineer; 3) That a note be added to the text for Subarea I indicating the buffer at the rear of Lots I -181 through I -191 takes precedence over the rear yard setback for those lots; 4) That the text be modified to include language requiring environmental sensitivity in the site design for Subarea B; 5) That the design of the stormwater management ponds not exceed the area shown; 6) That the timing for the construction of the modern roundabout at the intersection of Jerome/Manley /Avery and Glick Roads and both bike /pedestrian tunnels be included in the text; 7) That all street names be established prior to scheduling a public hearing at City Council; 8) That the applicant provide evidence that work with the Army Corps of Engineers and the Ohio EPA on a wetlands mitigation plan is progressing/completed prior to filing a final development plan for Subarea B, D, or I; and 9) That minor modifications be made to the text and plan prior to scheduling for City Council. Mr. Messineo seconded the motion, and the vote was as follows: Ms. Boring, yes; Mr. Zimmerman, yes; Mr. Sprague, yes; Mr. Messineo, yes; and Mr. Gerber, yes. (Approved 5 -0.) The meeting adjourned at 9:15 p.m. Res ectfully submitted, Libby F ley, Administrative Secretary Planning Division Dublin Planning and Zoning Commission Verbatim Sections of Minutes — September 18, 2003 Shelley Woytek Short and sweet, nothing prepared this time, I'm Shelley Woytek. My address is 6520 [inaudible] Lane, in Phase 43. One thing, I saw on the list that I was the last one, so could I ask people to raise their hand? How many people are here from Phase 43 and give you an idea. You guys mind raising your hand? I'm actually going to speak for myself. Sometimes I have spoken for the group, but tonight I actually didn't talk to that many neighbors. I decided, they want to speak here's their chance. The water issue. Well I wanted to go back and first start with, were issues previously brought up last year. I think it was November when we started this. We talked about safety and the water issue. It's been dealt with. I'm pretty sure we'll be happy with that, the only thing is when they were showing where the waters were, you guys got to see it, and we didn't. So, I only picked up the one that would be across from the present water tower, which we didn't agree on that one, either, but, because it's Delco water and we don't have it, we get to see the Delco sign our way and the Tartan people don't get to see it, but that's their water. I do disagree with the cut off at Glick and Manley, as everyone in our phase has. The idea of leaving Glick Road as it is right now, with the butt at the end and to landscape it would be perfect. If 15 years down the road everybody changes their mind, then so be it, people will accept that. I love the idea of the circle. I think it's great. It does not disconnect us from Muirfield, so we don't have this issue of property values going down and cutting through Tartan. The other thing is, I feel the circle will definitely enhance people coming into Dublin, like we're trying to fix up every other entrance way. Here's another one, but no water fountain, please. The other thing is... Sorry about that, that's personal, like I said. I love it when it foams all over. Those are great, and I'll tell ya, my husband keeps saying to me, someone throws detergent in there. I go, oh yea everyday, okay. The other thing is I missed the last meeting, because I was on vacation, but, I got something valuable out of that and the City that we had visited had circles at every main intersection. And at first I thought, gosh this is kind of strange, but it was kind of interesting, because you got to see various speed limits coming to this circle, everyone knew they had to stop, took their turn, it worked perfect. And what I mean by various speed limits, for example, the place we stayed at, from our resort, pulled right out to the circle. To the right it was 35 mph. Another one was 45 and the one to the very left was at the bottom of the highway exit ramp. So that's what I meant by various speed limits coming right to the circle, needing to stop and go ahead and go around. It worked very well. It was actually much better than a red light. You did not have to wait. And then, like I said, it was at every main intersection. They're landscaped very well, it was actually beautiful. And once I had heard about a circle, I said I'm all for it. I like this drawing, I think it looks well. I have one little concern and I hate saying this, but we have an issue when the school, Deer Run mainly, when they let out at 3:35 p.m. The people park on Manley Road and when it's a rainy day, that will block totally of anyone moving in the south bound direction. And like I said, I'm for the circle, but if this comes through, the only thing is the City and the school has to A. Make up some other type of exit plan for these parents who pick up their kids. And it Dublin Planning and Zoning Commission Verbatim Sections of Minutes — September 18, 2003 Page 2 has to be enforced. No parking would be on that road whatsoever. I have a suggestion for ya on that already, they can park in Phase 43 Glick Road, once you see the buses turning, coming by, all you have to do is make a right hand turn and you're not stopping anyone else. That's all I have to say and thank you. Ms. Boring Okay, Thank you. And I really appreciate, although you all have worked hard with Paul, that he's come up with a solution that is much more attractive than any of the others that happened. My concern is that, the whole transportation problem is that it does look, this road still looks a little bit too cast/west to me, that I am concerned about the traffic on there. I guess I want to find something to hang my hat on, but, if we're not going to imple... If we are going to not implement the entire plan, then maybe the citizens have a valid point, for me. I do believe in connectivity. I do like the idea that we're, like the last speaker said, leave this for 15 years on down the road, but do all the other things on that. But, I'm kind of concerned that we're just hanging our hat on one half of it, when the rest of it has been able to be changed because of conservation issues. Mr. Ritchie I want to make sure I'm clear on this, before we go forward. My understanding is that the plan will include right -of -way for a future extension of Glick Road if it is ever needed. Is that correct? Ms. Boring: The condition will be changed to include the things that were requested, the roundabout and the bulbing at the end. But, the plan... not exactly for the extension, but for the possible future extension. Mr. Ritchie: Right, okay. That was my understanding. Mr. Gerber: That was two hours ago we talked about that. Mr. Hale: We will make that very clear in our text, that that's what it is. Ms. Clarke: Okay. Can I restate that one more time? We are going to show a plan that features a roundabout. Mr. Gerber: I think the minutes will reflect what we've said about an hour and a half ago on that. Ms. Clarke: Don't want a cul -de -sac. And reserving future right -of -way. Mr. Spralzue: Right. Ms. Clarke: Okay, we can do that. Mr. Gerber: Okay. Take the roll now. Respectfully submitted: Flora Rogers Clerical Specialist II fL k �Y e Z 4 1 � X ? �• �� ice' '" �".� �+ ' • y two [ yy .qq .... d LI _-i•. :T 1 T ty._.�i Yy �il- J V o g l. Ali P A y " In respect to the traffic issue, the City Engineer and myself have had numerous conversations with residents regarding the traffic patterns at Deer Run Elementary School and Grizzell Middle School. It is our understanding that school drop -off and pick -up traffic stacks out of the parking lots and onto Avery Road and Glick Road, creating congestion on these roadways. As more development occurs in the area of these schools, the traffic on the roadways is only going to increase and having the parents waiting on the public roadway system to collect their children is going to be an increasing safety hazard. We ask that this situation be reviewed. Please let us know the results of this review so that we can inform the residents that have queried us about the situation. As you know, the main sanitary sewer infrastructure in this area is being constructed as the development occurs. The land on which the Tartan West project is proposed is located in the same tributary area of the North Fork Indian Run trunk line as Dublin Jerome High School. The City would prefer that Tartan West access this trunk sewer system via an 18 -inch pipe that is located at the end of Timble Falls Drive in the Belvedere subdivision. The Tartan West developers have studied many options on providing their project with sanitary sewer. They have also contacted the Riviera Country Club Board regarding gaining access to the sewer through the golf course property, as this would be the most direct route. It is my understanding that the direct route may not be deemed acceptable to the country club. Therefore, Tartan West is exploring other options, one of which is through the high school property. Please find attached a copy of that option for your review and information. Please let me know if you have any questions on these items. I would be happy to meet with you to discuss them. - Sincerely, /1 u( ' Barbara A_ Cox, P.E. Assistant Director of Engineering — Development Attachment Cc: Paul A. Iiammersmith, P.E_, Director of Engineering/City Engineer Barbara M. Clarke, Director of Planning Kolby Turlock, Planner Tom Anderson, Tartan Development Ben Bale, Jr., Str ith and Hale 02 -126Z Greg Comfort, P_E_, EM I &T Tartan West September 11, 2003 Mr, Ralph Feasel Assistant Director of Business Affairs Dublin City Schools 7030 Coffman Road Dublin, Ohio 43017 ._CITY OF DUBLIN RE: Tartan West Department of 03-006-RES Development 0o Shier Pings Road lin, OH 43016 -1236 Dear Ralph: phone/WD:614-410-4600 The City of Dublin is currently processing an application for rezoning of approximately 250 Acres in fax: 614- 761.6506 the northwest area of the city. In our review of this application, two items have surfaced that need Web Site: www.dAkoh.us input from the school district. These involve traffic congestion in the area and sanitary sewer service for the project. In respect to the traffic issue, the City Engineer and myself have had numerous conversations with residents regarding the traffic patterns at Deer Run Elementary School and Grizzell Middle School. It is our understanding that school drop -off and pick -up traffic stacks out of the parking lots and onto Avery Road and Glick Road, creating congestion on these roadways. As more development occurs in the area of these schools, the traffic on the roadways is only going to increase and having the parents waiting on the public roadway system to collect their children is going to be an increasing safety hazard. We ask that this situation be reviewed. Please let us know the results of this review so that we can inform the residents that have queried us about the situation. As you know, the main sanitary sewer infrastructure in this area is being constructed as the development occurs. The land on which the Tartan West project is proposed is located in the same tributary area of the North Fork Indian Run trunk line as Dublin Jerome High School. The City would prefer that Tartan West access this trunk sewer system via an 18 -inch pipe that is located at the end of Timble Falls Drive in the Belvedere subdivision. The Tartan West developers have studied many options on providing their project with sanitary sewer. They have also contacted the Riviera Country Club Board regarding gaining access to the sewer through the golf course property, as this would be the most direct route. It is my understanding that the direct route may not be deemed acceptable to the country club. Therefore, Tartan West is exploring other options, one of which is through the high school property. Please find attached a copy of that option for your review and information. Please let me know if you have any questions on these items. I would be happy to meet with you to discuss them. - Sincerely, /1 u( ' Barbara A_ Cox, P.E. Assistant Director of Engineering — Development Attachment Cc: Paul A. Iiammersmith, P.E_, Director of Engineering/City Engineer Barbara M. Clarke, Director of Planning Kolby Turlock, Planner Tom Anderson, Tartan Development Ben Bale, Jr., Str ith and Hale 02 -126Z Greg Comfort, P_E_, EM I &T Tartan West Chris Bauserman, P.E., P.S. County Engineer September 3, 2003 J Scott A. Pike, P.E. Chief Deputy Engineer CITY OF DUBLIN SEP 5 2003 Mr. Paul A. Hammersmith, P.E. DIVISION OF ENGlNEERI �G` Director of Engineering/City Engineer � City of Dublin 5800 Shier -Rings Road Dublin, Ohio 43016 Re: Manley Road/Tartan West Development Dear Mr. Hammersmith: The Delaware County Engineer's Office has received your correspondence regarding the proposed speed study and installation of school warning signs along Manley Road. We concur wth your proposal to have a speed study performed for Manley Road funded entirely by the City of Dublin. For your information, only the Ohio Department of Transportation (ODOT) has the jurisdiction to change the speed limit for State, County and Township roads. The results of the speed study will need to be submitted to ODOT for their review and approval for a possible speed limit change. The recommendation to install school warning signs along Manley Road is acceptable to this office. All costs associated with the installation and maintenance of these signs shall be incurred by the City of Dublin and/or Dublin City Schools, Delaware County will not be responsible for any costs for installation or maintenance of these school signs. Please feel free to contact this office regarding this issue. Sincer , Chris Bauserman, P.E., P.S. Delaware County Engineer DWR:cd cc Doug Riedel, P.E-., Delaware County Ryan Mraz, Delaware County Brian Dilley, Delaware County Greg Channel, ODOT District 6 50 Channing Street, Delaware, Ohio 43015 E -Mail_ delcoeng@co.delaware.oh.us Web Site_ www.co.delaware_oh.us _. - i� Any r_ AQ '7Q19 Plf I CI'10 . F/ Y" (7dn) RRR -9R99 02 -126Z Tartan West Tartan West Site Im � v •t. • LEGEND Public Improvement (A) act anal sis &Yc Related / mprovemenf (la #11 1 #10 Site Refalcd m / mprovement Executive Summa V4 S (e Related 7mprovemenl O Site Related Z �`' Improvements Ste Related ' (7J 1Cx Improvements a (8> `� 4r 4 West Site Dr public and Site Related Improvement(D) ,(3 Alt. 1 Stop. When Warranted #12 Nt_ 2= Signalize, When Warranted Ail 3= Roundabout Aft. 4= Remove West leg and Add Wb, Rt Lane. Site Re%led Improvements (4) and (6) p SO(Iffl Ddw Q 1 #13 Public and Site Related Im rovement C 2 Alt_ 1 =4 —Way Stop, When Warranted Alt. 2 =Signalize, When Warranted Alt. 3— Roundabout VVY #6-7 Mitd�en & Brand Road Dewlit Road + #1 Public and Site Related Improvement( B). 11 Site Refuted Alt 1— Signalize, When Warranted Improvement Aft- 2 =Roundabout �y #8 9 p to��� O016t m"a MOM" l satvno" PUBLIC TRAFFIC IMPROVEMENTS A. Signalize the Past Road /State Route 161 Southbound Romps Intersection B. Contribute to the improvement of the Avery Road /Brand Road intersection. C Contribute to the improvement of the Hyland & Croy Road /Mitchell Dewitt intersection. D. Contribute to the improvement of the Jerame-Manley /Avery Rood /Glick Road intersection. SITE TRAFFIC IMPROVEMENTS 1. Widen Hyland & Croy Road to provide for a SB right turn lone at Post Road. 2. Contribute to the improvement of the Hyland & Croy Road /Atitche /l Dewitt intersection. 3. Contribute to the improvement of the Jerome - Manley /Avery Road /Glick Road intersection. 4. Widen Hyland & Croy Road to provide for a NB right turn lone at the West Site Dr. 5. Widen Hy /and &Croy Road to provide for a SB left tum lone at the West Site Dr. 6. Widen Hyland & Croy Road to provide for a NB right turn /one at the South Site Dr. Widen Jerome - Manley Rd to provide for NB and S8 left turn /ones of the Cost Drive Site Hyland C roy Rood. 7. Connector B. Provide for exclusive westbound left and right turn lanes on the W Sit Drive at Hyland & 9. Widen Hyland & Croy Rood to provide for a SB left turn lane at the South Site Drive, 10. Widen McKitrick Road to provide for o WB left turn lane at (he North Site Drive_ 11. Contribute to the improvement of the Brand Rood /Avery Road intersection. 12. Kden Jerome - Manley Rd. to provide for a N8 right turn lane of the Tartan Connector Roar/ 02 -126Z Tartan West c Proposod Traffic Signal c Existing Traffic Signal 4 c Exiting Lanc r e Proposed Lane Addition i* a Intersection ID No. Public Improvement (A) act anal sis &Yc Related / mprovemenf (la #11 1 #10 Site Refalcd m / mprovement Executive Summa V4 S (e Related 7mprovemenl O Site Related Z �`' Improvements Ste Related ' (7J 1Cx Improvements a (8> `� 4r 4 West Site Dr public and Site Related Improvement(D) ,(3 Alt. 1 Stop. When Warranted #12 Nt_ 2= Signalize, When Warranted Ail 3= Roundabout Aft. 4= Remove West leg and Add Wb, Rt Lane. Site Re%led Improvements (4) and (6) p SO(Iffl Ddw Q 1 #13 Public and Site Related Im rovement C 2 Alt_ 1 =4 —Way Stop, When Warranted Alt. 2 =Signalize, When Warranted Alt. 3— Roundabout VVY #6-7 Mitd�en & Brand Road Dewlit Road + #1 Public and Site Related Improvement( B). 11 Site Refuted Alt 1— Signalize, When Warranted Improvement Aft- 2 =Roundabout �y #8 9 p to��� O016t m"a MOM" l satvno" PUBLIC TRAFFIC IMPROVEMENTS A. Signalize the Past Road /State Route 161 Southbound Romps Intersection B. Contribute to the improvement of the Avery Road /Brand Road intersection. C Contribute to the improvement of the Hyland & Croy Road /Mitchell Dewitt intersection. D. Contribute to the improvement of the Jerame-Manley /Avery Rood /Glick Road intersection. SITE TRAFFIC IMPROVEMENTS 1. Widen Hyland & Croy Road to provide for a SB right turn lone at Post Road. 2. Contribute to the improvement of the Hyland & Croy Road /Atitche /l Dewitt intersection. 3. Contribute to the improvement of the Jerome - Manley /Avery Road /Glick Road intersection. 4. Widen Hyland & Croy Road to provide for a NB right turn lone at the West Site Dr. 5. Widen Hy /and &Croy Road to provide for a SB left tum lone at the West Site Dr. 6. Widen Hyland & Croy Road to provide for a NB right turn /one at the South Site Dr. Widen Jerome - Manley Rd to provide for NB and S8 left turn /ones of the Cost Drive Site Hyland C roy Rood. 7. Connector B. Provide for exclusive westbound left and right turn lanes on the W Sit Drive at Hyland & 9. Widen Hyland & Croy Rood to provide for a SB left turn lane at the South Site Drive, 10. Widen McKitrick Road to provide for o WB left turn lane at (he North Site Drive_ 11. Contribute to the improvement of the Brand Rood /Avery Road intersection. 12. Kden Jerome - Manley Rd. to provide for a N8 right turn lane of the Tartan Connector Roar/ 02 -126Z Tartan West �:rn uF nl lc1.l� Wiision of Planning $hier -Rings Road wht aia 43016 - 1236 onen 4 :6144104600 fax: 614 - 761.6566 :6 Site: www- duhho.oh.us PLANNING AND ZONING COMMISSION RECORD OF ACTION DECEMBER 12, 2002 The Planning and Zoning Commission took the following action at this meeting: 4. Concept Plan 02 -126Z— Tartan West Location: 211.1 acres generally located east of Hyland -Croy Road, approximately 1,500 feet south of the intersection of Hyland -Croy Road and McKitrick Road. Existing Zoning: R, Rural District. Request: Review and approval of a concept plan under the PUD provisions of Section 153.056. Proposed Use: A residential community designed around a recreation/wellness center. The plan includes 96 new single- family lots, 119 cluster dwelling units, 208 condominium units, a recreation center, equestrian center, a 10 -12 acre pond and 50 acres of open space. Applicant: Tartan Development Company West, LLC, 8070 Tartan Fields Drive, Dublin, Ohio 43017; George and Mary Bakallis, 8643 Birgham Court, Dublin, Ohio 43017; Norman Malik, 8640 Hyland Croy Road, Plain City, Ohio 43064; Jon Shoemaker, 121 Horse Spring Coulee Road, Tonasket, Washington 98855; and Susan Woemer, TR, 5796 Haddingtonshire Lane, P.O. Box 3334, Dublin, Ohio 43017; represented by Ben Hale, Jr., 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contact: Kolby Turnock, Planner. MOTION: To table this concept plan as requested by Mr. Hale. VOTE: 7 -0. RL`SULT: This concept plan was tabled after a lengthy discussion. Issues of concern were entrances on Manley Road, traffic in general, adequate water supply, changing the development name, the extension of Glick Road, above ground transmission lines, reducing retail uses, and bike, pedestrian, and /or horse trail connections to Tartan Fields and Glacier Ridge- STAFFn� t 1 ti CERfIFICATION �� ��t.� U Barbara M. Cl Planning Dire 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — December 12, 2002 Page 17 Bori „yes; Mr. Ril ie, yes; and Gerber, yes_ Motion to Disprove 7 - 0.) Sprague said Appreciated Mr. line's effo� short recess called_ P AN 4. Concept Plan 02 -126CP — Tartan West Mr. Sprague reviewed the meeting procedures. Ms. Clarke said this is a new area for development within Dublin. It is north of the Jerome High School site, and it is an unfamiliar area for most Dubliners. The staff wants to assure that the Commission has enough information, and the right kind of information, to make its decision. Ms. Clarke said the staff is recommending approval of this concept plan, but she is sure the Commission will need additional data. She suggested a less formal Commission meeting to walk the site and to become more familiar with it. It would be an advertised public meeting. This application represents the consolidation of five properties into one plan. It is far preferable to attempting to coordinate five separate zoning cases which affords the opportunity to have a unified plan, one design ethic for the 211 acres. She asked the Commissioners to inform the staff of areas where they needed more data. It was emphasized by several Commissioners that a concept plan is a non - binding review. Mr. Sprague agreed that a walk - through meeting in January is a good idea. Mr. Turnock said this is a PUD concept plan for a residential community designed around a recreation and wellness center. He gave a Power Point presentation. He noted that Glacier Ridge Metro Park and the Jerome High School are very close to the site. The site is almost all in Union County, except for a small portion along Manley Road in Delaware County. It is west of Muirfield Village Phase 43 and Riviera Golf Course. The site is zoned R, Rural District, and a PUD rezoning application has been filed. He said Hyland -Croy Road is at the west edge of the site, and McKitrick Road is to the north. The proposal includes 423 units with various housing styles. The wellness and fitness center is in the center of the site and is proposed to be between 50,000 to 60,000 square feet in area. The size roughly compares to Phase I of the recreation center. The text has a very broad list of permitted uses for the wellness center. Staff is concerned about some of them; they need to be fairly limited because this will be a residential neighborhood. Main entrances are at Hyland -Croy and Manley Roads which will be two collectors and will intersect just cast of the wellness center. The road systems in the single - family area are public, and private in the cluster and condo areas. Sanitary sewer and water will be extended north from the high school site up Hyland -Croy Road. Water and sewer are also available in Muirfield Phase 43. The majority of this project is within the North Fork - Indian Run sewer shed which was partially studied for future development potential_ Consultants will undertake this study in early 2003, as a water storage tank site will also be needed_ Staff has some concerns that water pressure may be too low for tills development due to the location of the site in relation to existing water towers in the City. Mr. Turnock said the staff report has a table describing each subarea. Subareas B and F have condos similar to the Lakes of Ballantrae and the The Lakes at Dunmcre_ Subareas A and G are 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — December 12, 2002 Page 18 cluster sites with architectural themes with the design undetermined. Subarea C to the south has an equestrian center. Subarea D has sixteen 100 -foot single- family lots. Subarea G is in the center and contains a 10 -12 acre lake, community center, wellness /fitness center, and 19 cluster units in the wooded area. Subarea H has fourteen 150 -foot lots. Subareas I and J have nine -foot wide lots. The architecture for the houses will match that in Tartan Fields. He said the openspace plan is basically linear with a pedestrian system that follows the 150 -wide electric line easement. The rest of the openspace is at the edges. The lake is being called out as openspace, but the area needed for stormwater needs to be deducted. He said the equestrian center is located in an openspace area. There are an existing barn and outbuildings. Horses will be boarded, and there will be riding lessons, etc. A bridle path will run through the frontage along Hyland -Croy Road with a potential connection to the Metro Park. Mr. Tumock said the vast majority of the site is either open, high grassy areas or wooded areas. The site has three very large electric towers. Mr. Tumock said this proposal represents an opportunity to master plan a large area. Staff has some concerns with the density, the ability to service, and the limited use of the park included in the plan. At this stage, the proposal may exceed the recommended Community Plan density of one to two units per acre. He said the proposed density is two units per acre, but it does not factor in the impact of the wellness and fitness center. He said these issues will be closely evaluated with the engineering feasibility data at the preliminary development plan stage. He said the layout should be modified as the proposal moves forward. Staff recommends approval of this concept plan, with six conditions: 1) That services have to be determined to be adequate prior to consideration of the preliminary development plan; 2) That the density remain within the recommended Community Plan density (1 -2 units per acre), including the impacts from the wellness /fitness center; 3) That the open space system be reconfigured to incorporate consolidated areas of usable "park(s) "; 4) That a new traffic study be prepared and reviewed by staff; 5) That the layout provides for appropriate neighborhood traffic control, multiple connections, based on tree resources; and 6) That the text be revised regarding the density transfer, architectural provisions, alternate housing styles, private streets, phasing, uses, and wellness /fitness center at the preliminary development plan. Ben W. Hale, Jr., representing the applicant, providedto the Commission additional information. He said this is really a unique opportunity. It is important to know that the wellness health facility is an integral part of this_ It will serve more than this site and will offer memberships. It is sort of an adjunct to the community center. It was a terrific building and use. Mr. Hale said they were aiming at the empty- nester market_ They are proposing 96 single - family lots and the rest is empty -nest housing. He said quotes frorn the City Manager and Mayor printed in the Dublin Life magazine support providing new types of housing for the community as it ages. He said everyone living in this development will have the opportunity to belong to the Tartan Fields Golf Club and use their facilities_ 1ie said the housing quality here will match Tartan Fields. Mr. Hale met with the Dublin schools, although very few children are expected to 02 -126Z Dublin Planning and Zoning COmnliss(On Minutes — December 12, 2002 Page 19 reside here. He said a traffic study had been done. He said by clustering, they could have more openspace. He said the 14 -acre lake would be open to the public. Mike Fite, Bird/Houk Associates, said they have presented more information than is necessary for a concept plan. They are very excited about this project. They incorporated the development goals of Tartan, and diversity was a major goal. He said they wanted a high quality development that integrated a health and wellness facility as a central hub. They wanted to preserve the natural integrity of the site, work with the surrounding property owners, and take into account the Community Plan. They also walked the site to analyze the topography and tree masses as a basis for their plan. There are five watercourses on the site. They also analyzed the uses around the site: Riviera Country Club, a preserve, existing traffic, etc. , Mr. Fite said they considered planning principles, how to deal with the issues, and ways to integrate openspace. They wanted to avoid creating a cut - through for the traffic, and they designed a road system to make it less attractive for through traffic. He said the wellness facility is central to the site, and everyone will be able to walk to it. It is integrated with the pond. Mr. Fite said the openspace system is part of a bigger system. They have 24 percent openspace (50 acres or 23 acres more than required). He said the easement would not be counted towards the park requirement. The openspace has a lake, equestrian center and connection to the 1,500 - acre Glacier Ridge Metro Park. He said a sheet in the packet analyzed traffic and school impacts of their development. For the schools, to match the kids produced by a standard single - family development on this site, their concept would be at seven units per acre. This concept will not generate school age children. The closeby developments, such as Muirfceld Phase 43, are similar to their requested density of two dwelling units per acre. This will be better for the community than a standard subdivision. Mr. Fite said this is precedent - setting for Dublin with better architecture than Tartan Fields. He said they are extremely excited about this development and proud to be a part of it. Mr. Hale said house architecture and computer generated pictures are at the back of the handout. Ray Hustle, a salesman at Tartan Fields and Tartan West, said the health/fitness facility will be unlike any other seen locally. He said empty- nesters are looking for a relaxed lifestyle, and they are knowledgeable about their bodies. They are interested in working out and having a better quality of life as they get older. They are people that love Dublin and live here already. They don't want to leave to get an upscale maintenance free lifestyle. They want sunbelt -type residential products here in Dublin. They expect a big demand from their research. Mr. Hustle said fine dining, fancy locker rooms, excellent service, a ballroom, and a pool are planned_ It will be a relaxing experience with a destination spa, wellness center, and a fitness facility. The setting will be like a country club. Good architecture is necessary. He said they would like a cluster area to have the same Tuscan -style of architecture as the clubhouse. Ile said the country club will be for members only, but there will be �ji.s that can be used by non - members. It will overlook the large lake. 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — December 12, 2002 Page 20 Shelly Woytek, a Muirfield Phase 43 resident, said tier neighbors were concerned about the increase in traffic in their neighborhood through the Glick Road extension. The Glick Road intersection is already difficult. They are concerned about the water hookup and the safety of their children. She said there are no sidewalks in their neighborhood. The multipurpose path borders along the Grizzell Middle School field and also Deer Run and in order to get to it, you need to cross Glick Road. She said there are over 60 homes and 68 children in their area. There are no stop signs on Glick Road and the traffic flies through there. Ms. Woytek said a child was hit by a car. She said their water pressure is very poor. She said this summer, her house was at 42, too low for a sprinkler system without a pump. She expected the pressure would fall lower with this development added. She questioned the necessity for a third exit/entrance on Glick Road from Tartan West. It will serve as a short cut for those residents. She was also concerned that it would be used as a service road for the trucks to access the country club. Larry Holbrook, Muirfield Association, echoed Ms. Woytek's concerns. He said extending Glick Road really served no purpose. He said the Manley /Glick Road intersection was difficult to traverse because you have to pull out to look at a 30- degree angle to your left for traffic. He agreed this will be used as a short cut and it will become a service road. Mr. Holbrook said Muirfield Association is also concerned with their 1 I acres of openspace at the current terminus of Glick Road. He said the Association would like to request that the developer fence that area. Dan Lorenz owns eight acres abutting this property off Manley Road in Jerome Township. He said this was an exciting project which would be good for the community, but he is concerned about traffic. He did not think the developers gained much by extending Glick Road. He was concerned about the connection of this development to Tartan Fields. Overall, he said this would be a good use of this land and an enhancement to the community. Terry Olbrysh, a Muirfield Village Civic Association member, said they have the same concerns already stated: traffic, congestion, safety, and the impact on property values in Muirfield Village. He requested that their group be part of the process. Michael Bryant, a Muirfield Phase 43 resident, said children walked to the intersection of Glasford Court and Glick Road to be picked up by a bus. He asked how they can guarantee that there will only be a few children in this development, so close to the new high school. Mr. Hale said Glick Road will be extended as required typically by the City. They will follow the guidance of the engineering department. He estimates the proposed 423 units will have 102 children. By comparison, Muirfield Phase 43 has 60 lots and 68 children. His numbers are based on the actual historical experience in Dublin. He referred to the Dublin School dot matrix. Mr. Sancholtz asked for the Tartan Fields figures for Dublin Schools. Mr. Fite did not know, but said that Tartan Fields had one of the highest numbers. Overall, the average single - family home in Dublin produces 0.82 children, but it went up to 0.9 per household in the northwest area. Mr. Fishman, speaking as president of the Muirfield Association, said lie spoke to the developer prior to this meeting. He was told that staff wanted Glick Road extended through, and lie understood that. He thought it was one of their better parks, and the road would divide it in half. 02 -126Z Tartan W(-.St Dublin Planning and Zoning Commission Minutes — December 12, 2002 Page 21 Ms. Clarke said road extensions are considered to be connections rather than "cut- throughs." Mr. Fishman said the developer agreed to install a fence around the 11.4 -acre Muirfield reserve. Barb Cox said regarding the water pressure, the City of Columbus computer modeling indicates this site relates to the tank in Avery Park. She said it is predicated on either the elevation of the lot or in the tanks versus the elevation of the ground. The land elevations increase farther north and west, and the difference between the tank and the houses decreases, which decreases the pressure. She said the problem needs to studied and solved. There are ways to fix the pressure. Mr. Zimmerman said water pressure will dictate the density and layout of the development. He asked who would be responsible for the cost of a necessary water modification. Ms. Cox said it would be based on overall results, impacts and benefits. The equation must be balanced, and the study will be available by February. Mr. Sprague said the City must be sensitive to residents being placed in adverse water -situations. Ms. Cox agreed. Ms. Clarke said land north of this site will also be studied for servicing. It may require additional water tanks or other water system improvements. Mr. Hale said there would be adequate public access to the lake. Mr. Zimmerman asked if the water pressure required lowering the density, what would change. Mr. Hale said he expected the water problem would be solved. If the density is greatly reduced, the project will not happen. He said if these properties developed independently, the quality of development will be lower and there will be no club. He said this is a real opportunity for Dublin. He said properties north of McKitrick Road are all either in Dublin or will be, and this kind of development sets a fabulous precedent. He said the club will service the community. Ms. Boring asked for the difference of "cluster" and "condo" and tiny lots. She is concerned about water and traffic. The traffic improvements need to be made in conjunction with this project. She is concerned about access in and out of this area. She requests that they have citizen contact throughout this process_ The site data says general openspace and not who will maintain it. The equestrian and community center raise questions about who is going to build them and who is going to pay for them. She said the questions need to be answered. There is a barn to be examined for reuse. Mr. Gerber said he looked at the Community Plan for the future use. He envisioned a density closer to one unit per acre. He said the concept seemed fine to some extent, but he preferred to see more of a rural setting use of the property instead of another subdivision. Mr. Gerber was concerned about who will buy a $400,000 empty - nester home. He said the above ground transmission lines were an eyesore_ They needed to be buried or removed. He said Tartan Fields looked uglywith above ground wires_ They should not be that way in Dublin. 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — December 12, 2002 Page 22 Mr. Gerber wanted to see the water pressure study. He said additional studies needed to be done regarding the extension of Glick Road. He expected the developer to help with the cost. The name "Tartan West" could lend itself to confusion for emergency services, and he suggested the name be changed. The retail uses need to be better defined_ Mr. Ritchie said this was a very interesting concept plan. However, the issues mentioned by the Commissioners needed to be addressed. He said he was impressed with the housing alternatives. He said if quality homes were made affordable, it would be very successful. He liked the idea of being able to retire and stay in Dublin. Other issues needing to be addressed are the roadway infrastructure, key intersection improvements, and the preservation of the natural resources including the barn. Mr. Ritchie recommended that the Commission not take a position until they are able to read the materials provided tonight and walk the site in January. Mr. Messineo said it was a very interesting concept plan. He agreed that the condo cluster home concept needed to be better defined. He wanted to see how the athletic concept worked. Mr. Turnock said after the Commission votes on the concept plan, it goes to City Council. Next is the preliminary development plan (rezoning) review and approval by the Commission. Mr. Saneholtz suggested considering an entrance to the north off McKitrick Road, not coming out onto Manley Road. He asked to see the relationship between this development and Tartan Fields and how in concept they would work with pedestrian and/or bicycle traffic. He said the streets were long and straight and he encouraged reconfiguration. Mr. Hale said Glick Road could be made a cul -de -sac as done on Dan Sherri Drive. Mr. Sprague asked for an update from Metro Parks regarding the connection of their bridle path. Mr. Gerber made the motion to table this Concept Plan. Mr. Banchefsky asked Mr. Hale if tabling was acceptable since there was a 90 -day time limit. Mr. Hale agreed. Ms. Clarke said unless another special meeting was scheduled for January, this Concept Plan can not be heard until February. Mr_ Zimmerman seconded the motion, and the vote was as follows: Mr. Messineo, yes; Mr. Saneholtz, yes; Mr. Sprague, yes; Ms. Boring, yes; Mr. Ritchie, yes; Mr. Zimmerman, yes; and Mr. Gerber, yes. (Tabled 7 -0.) The meeting adjourned at 11:30 p-m. Respectfully submitted, Libby F rley, Planning Division Administrative Secretary 02 -126Z Tartan West c] 11 (it: tlt lHAN Division of f fanning T A Shier -Rings Road Du Ofiio 43016 -1236 fi«li SOD: 614410-4600 Fax: 614- 761 -6566 Neb Site: www- dubhn-oh.us PLANNING AND ZONING COMMISSION RECORD OF ACTION FEBRUARY 20, 2003 The Planning and Zoning Commission took the following action at this meeting: 1 Concept Plan 02 -132CP — Tartan West Location: 211.1 acres generally located east of Hyland -Croy Road, approximately 1,500 feet south of the intersection of Hyland -Croy Road and McKitrick Road. Existing Zoning: R, Rural District. Request: Review and approval of a concept plan under the PUD provisions of Section 153.056. Proposed Use: A residential community designed around a 60,000 square foot recreation/wellness center. The plan includes 95 new single - family lots, 112 cluster dwelling units, 225 condominium units, a recreation center, equestrian center, a 13 -acre pond and 66.5 acres of open space. Applicant: Tartan Development Company West, LLC, 8070 Tartan Fields Drive, Dublin, Ohio 43017; George and Mary Bakallis, 8643 Birgham Court, Dublin, Ohio 43017; Norman Malik, 8640 Hyland Croy Road, Plain City, Ohio 43064; Jon Shoemaker, 121 Horse Spring Coulee Road, Tonasket, Washington 98855; and Susan Woemer, TR, 5796 Haddingtonshire Lane, P.O. Box 3334, Dublin, Ohio 43017; represented by Ben Hale, Jr., 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contact: Kolby Turnock, Planner. MOTION: To disapprove this concept plan because it is not consistent with the Community Plan (more rural characteristics needed), there are un- addressed density issues, there are traffic and water considerations, and there needs to be preservation of natural resources. VOTE: 5 -2. RESULT: This concept plan will be forwarded to City Council with a negative recommendation. STAFF CERTIFICAT[ Garo'. Gun Assistant Dii 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — February 20, 2003 Page 2 Mr Saneholtz agr \abut at "ruralis I" had been st ssed lately, a i everyone see is excited by tl P ote Itial results. aid accords Ig to the Coy unity Plan, laining the ru al character o Dubl I was one omain princip es stressed by he citizens. I felt direction was needed to info developers what the Ci Council, the ommission, a d citizenry rea ly want from the dev lopment, er this should ontinue Curren patterns or be _omething diff ent. Mr. Spra�Ve asked whallould be the be \t vehicle to ni ke their though \s known to CiN Council. Ms. Clarke oted the c _nt PUD regu tions could b used as the ehicle to imp ment a conservation esign. Howe r, there is no rmal policy t encourage or i fluence desig in that direction. Sh said City C ncil is the p icy - making a of Dublin's government. here should be so m type of com unication wi I City Counci perhaps requ sting passage of a r solution foste 'ng conservatio techniques in appropriate ci umstances. r. Sprague agr ed. 1. Clarke said i Council passe a resolution, t e policy is the set. Mr. Gerber made motion to k City Coun it to adopt a policy invol 'ng the use of cons ation design chniques for tune develop nt, where app opriate, in the sty of Dublin. Mr. chie seconded, and the vote as follows: s. Boring,. ; Mr. Zimme an, yes; Mr. Spragu yes; Mr. S holtz, yes; Messineo, y ; Mr. Ritchie, yes; and Mr. erber, yes. (Approv d 7 -0.) Mr. S ague thanked r. Gerber for is enthusiasm. Mr. Sprag e explained th � meeting proc dures and a unced severa time limit for onight's one case: S ff, 30 minute applicant, 60 unutes, and 5 inutes per per n from the auNjence. 1. Concept Plan 02 -132CP — Tartan West Kolby Turnock presented this PUD concept plan for a residential community designed around a fitness and wellness center. The 211 -acre site contains five parcels and is located east of Hyland -Croy Road, south of McKitrick Road, approximately 500 feet north of Dublin Jerome High School. Only a tiny portion of the site along Manley Road is in Delaware County, and the balance is in Union County. He said the north central portion of the site is heavily wooded and gave a PowerPoint presentation. He said there are five streams running south through the site and generally follow the wooded areas. A 150 -foot electric easement runs diagonally across the site with three towers. The site was zoned R, Rural District following its recent annexation. Property to the north and west is in unincorporated Union County, with Glacier Ridge Metro Park taking up most of the property to the west. Muirfield Village Phase 43 is located to the east. Tartan Fields is located outside of Dublin City limits to the north. The site plan has changed since the first hearing on December 12, 2002. The plan still includes 423 units, with a gross density of two units per acre. The cluster homes shifted from 119 to 112 units, one single- family lot was dropped (now 95 lots), and eight condo units were added. The wellness center is now located on the western side of the site, rather that the middle, several other subareas changed location, and the through street is now more curvilinear. Mr. Turnock said the text has not changed since last the Commission's special meeting in January. Mr. Turnock said staff requested text modifications to lower the wellness center's height and reduce the extensive list of permitted uses_ Staff would like the densities to be set at the rezoning stage instead of permitting density transfers. 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — February 20, 2003 Page 3 The layout still maintains the two collector streets coming from Manley Road and Hyland -Croy Road. There are two access points from Hyland -Croy Road, one into the wellness center and then the collector street. He said the collector streets and the single- family streets are to be public, and those within the cluster and condominium sites would be private. Staff supports a connection to Muirfield Phase 43 at the Glick Road stub and pedestrian access points from the condo area into the school site. The stubs shown are into the Riviera Country Club and to the north. There may be a need for another stub to the north, possibly from the condominium site. He said utilities were questioned at the last meeting. An engineering study has been received which recommends how to service this site. An 18 -inch trunk sewer line that is currently stubbed in Belvedere will service the majority of the land. It needs to be extended through the Riviera site. Waterlines will have to be extended on Hyland -Croy Road and Manley Road. Mr. Turnock said 12 -inch waterlines are needed, however 16 -inch waterlines will be installed, reimbursing the developer for the cost of enlarging the pipes. He said a connection to an eight - inch waterline in Muirfield Phase 43 will also be required. Water pressure concerns were voiced previously. He said the study suggests solutions such as a booster station and other minor modifications. There are solutions to service this site and future development while not adversely affecting existing residences in the area. The proposed architecture remains the same. The single - family homes will resemble what exists at Tartan Fields. The condominiums have been proposed to resemble condos at The Lakes at Ballantrae and the Lakes of Dunmere. The cluster areas will possibly have a seaside /lakeside village theme. However, these things have not yet been decided. He said at the January 25 °i meeting, the Commission requested an overlay of the natural features. He noted the drawing which shows the existing trees that would be removed by development. Ms. Boring said trees next to a roadway right -of -way would also be impacted. Mr. Tumock said it was not yet clear which openspace would be private or public. He said 66.5 acres of openspace are shown, and 27.5 acres were required. The main openspace consists of a central 13 -acre lake, a linear openspace system with bikepaths following the electric easement, and the 200 -foot setback areas along Hyland -Croy, McKitrick, and Manley Roads and the proposed equestrian center. The existing barn may be preserved for equestrian uses. He said a new subarea map with the new densities was distributed to the Commissioners tonight which were excluded from the staff report. Ile said it accurately represented the recently shifted units and locations. He said this was not the phasing. Mr. Tumock said this concept plan presented an opportunity to master plan a large area of land and presents a coordinated development with potential links to the Glacier Ridge Metro Park. Also the wellness and fitness center provides a unique feature for this area. Not all concerns have been addressed. Staff believes with continued work and some alternations, including layout, that this proposal can meet the Community Plan goals. He said staff recommends approval of tilts concept plan with six conditions: 1) That utility services be provided consistent with the recommendations of the Water and Sanitary System Analysis for Northwest Dublin final report provided by the City; 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — February 20, 2003 Page 4 2) That the density remain within the recommended Community Plan density- (1 -2 units per acre), including the impacts from the wellness /fitness center; 3) That the open space system be reconfigured to incorporate consolidated areas of usable "park(s) "; 4) That a new traffic study be prepared and that the appropriate set of road improvements be provided by the developer, subject to staff approval; 5) That the layout be revised to provide neighborhood connectivity, appropriate neighborhood traffic control, multiple connections, and conservation of tree resources; and 6) That the text be revised regarding the density transfer, architectural provisions, alternate housing styles, private streets, phasing, uses, and wellness /fitness center at the preliminary development plan. Ben Hale, : attorney representing the developers, said he hoped that all the Commissioners received a copy of his letter. It includes his narrative of why he thought this was a really good plan for Dublin. He said he had participated in a lot of developments, and he believed that this project was in one of the top three that had ever been before the Dublin Planning Commission. Mr. Hale said one should always read things with a grain of salt and examine in one's own mind whether things are true. He said land, like blank writing paper, has no conscience, no desire to have one thing or another on it. He asked what the Commission wanted on this site. The property has been annexed into Dublin, and it has got sewer and services to it. The property will get developed. He asked, "if not this, then what ?" He said this is the beginning of this process and likened it to the Conine proposal which changed for the better with every meeting. Some of the requested changes have already been made, like relocating the wellness center, and making the roads more curvilinear. This process is supposed to facilitate talking about issues. Then, the ideas are tested and some are incorporated. Mr. Hale said every development also has an economic reality, and the proposed impact on the Dublin schools is outlined in his letter. This is a balanced development with relatively minor amounts of what is traditional single - family. it is primarily an empty- nester development with a club that is going to cost $ISM, providing big benefits to the school system. [At this point, technical difficulties lasted approximately one minute.] Mr. Hale said a Dublin friend of his is very excited about this housing alternative for senior citizens. Mr. Hale said small projects are very easy to consume in a year or two, and the financial risks are minimal. Typically you deal with one builder, and the infrastructure is built. Big deals are much harder because they involve big numbers. A critical mass needs to be created to support this concept. People will not buy into a concept unless they can touch feel, and believe it. He gave the example of Ballantrae and the public /private partnership with Tartan Development. The Ballantrae golf course was selected as 1114 out of 325 new golf courses in a golf magazine. He said this concept has to be made believable. The wellness center will cost $15M and the land is $8M, plus the cost of infrastructure (sewer, water, and major streets). The landscaping and fixing the barn will cost another $9M_ To make this believable, it will cost approximately $32M. Spending that much, you need to attract multiple markets to provide cash flow to pay back the bank. A variety of products are needed. There are estate lots for a $1M house, $500,000 to 02 -126Z Dublin Planning and Zoning Commission Minutes — February 20, 2003 Page 5 $800,000 single - family houses similar to Tartan Fields, and various cluster units with different prices. Large developments have to meet the economic reality of paying back bank loans_ Mr. Hale said this proposed development meets and exceeds Dublin's community standards. It is way beyond anything anybody thought would develop on this land. He hopes they will get some good suggestions from the Commission to work into the preliminary development plan. He said this is a great opportunity for Dublin. Mr. Hale presented a four - minute video about the proposed club concept and its amenities. He said the club is a very important part of making this development work. Mr. Sprague requested a copy of the video for the record. Mr. Hale agreed. Mr. Hale and Michael Fite of Bird Houk Collaborative, then jointly showed a PowerPoint presentation. Mr. Hale said the five parcels have separate owners and are under contract. He said they propose to develop them in a unified manner. Many properties are developed individually, and this consolidation is a rare opportunity for Dublin. There are great benefits in developing a large site because you get better design coordination and can deal with that large power line. The openspace can be properly organized, and it is a much better project. Mr. Hale said they feel they are raising the bar on this property. He had worked on Tartan Fields, Ballantrae, and Muirfield which all involved land assemblage. He said the great architecture in Tartan Fields will be repeated here. Mr. Hale said this project will add almost $2M in excess of what it will cost to educate the children from this development, educating 325 children from outside the development. Mr. Fite described the site plan. They would like a work session environment. He said their 1 1 /2- inch thick application is sometimes hard to understand. His goal tonight is to respond to the Commission's and the public's previous concerns. They also prepared an alternate development plan for the site. He hopes there will be agreement tonight on a conceptual direction for the project. Mr. Fite said everyone wanted a quality project for Dublin. Mr. Fite showed the site was in relation to Tartan Fields, Muirfield, Riviera Country Club, Dublin Jerome High School, and the 1,500 -acre Glacier Ridge Metro Park. He said the tree survey shows where trees larger than six inches in caliper are located. He said the aerial showing what looked like woods, was actually a heavy brush growth, not landmark trees. Mr. Hale suggested that landmark trees be replaced inch- for -inch and that smaller trees be replaced on a tree - for -tree basis. Mr. Fite said another impact is the electric line running diagonally across the site and the three towers. They propose to incorporate them in an openspace system. Mr. Fite said they understood the natural features and are using them. He presented their development goals: 1. Residential diversity; 2. Health/wellness facility; 3. Tartan Fields standards (architectural, landscaping, openspace, preserving trees); 4. Implement the Community Plan policies; 5. Be sensitive to neighbors; and 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — February 20, 2003 Page 6 6. Utilize natural features and create a central lake which will become a recreational feature for the Dublin community Mr. Fite compared the old plan to this new, revised plan, explained the overlay, talked about the openspace and architecture, the most important components of this community. He said they were requested to shift things around by staff and the Commission. He said they moved the lake due to the tower elevations, which cannot be moved. In the first plan, the lake came right up to the tower and the road on the other side. The road is now on the northern side of the tower, so it becomes the dam for the lake and separates the elevation requirement from the bottom of the tower. The lake can get higher and they don't have to remove as many trees. He said they moved the Hyland -Croy entrance southward, creating an eight -acre openspace that includes the barn to be totally visible to the community. After receiving comments about the relationship between the equestrian center and the condos, they decided to use the road to provide separation. Nobody will have a unit backing up to the barn. The club moved to the western edge so that traffic would not go through the middle of the site. The club has its own entrance and does not impact the residential component. Mr. Fite said there are no homes on the road from the entrance back to the middle of the site. Except for one side to Manley Road, it is totally unloaded, perhaps a parkway. He felt they have diminished the impact of the overhead power lines by moving the road and not accentuating them. He said the 90 -foot wide single- family lots were all widened to 100 feet to save the trees and to facilitate side - loaded garages. It also will avoid the issue of Dublin's lot diversity ordinance. Mr. Fite said the street stub maintains a bigger park that is not bisected by a street. It will incorporate bigger openspace versus linear parks. There will be an eight -acre park with an question center, a 13 -acre recreational lake (openspace), etc. He showed an overlay of their plan over the site's natural resources, as requested. He said the road widths were not finalized. Mr. Fite noted the efforts to save woods at Ballantrae and the value added to lots. This greenspace in not just located under the 150 -foot wide power line easements. Parks extend past it in order to make the power lines visually go away. He said approximately 67 acres of openspace is proposed, or 32 percent of the site and exceeding Dublin's maximum requirement. The setbacks are 200 feet. Their client intends to maintain all the openspace, including the lake and equestrian center across the street_ Mr. Fite said the lake can be used for public boating, fishing, canoeing, etc_ There will not be any skiing. It is a passive lake recreation area. Mr. Hale said if the City wanted to own and maintain the lake, they will agree to that. Mr. Fite said the owner was very willing to let the public use the lake and enjoy it. Mr. Hale said the club was not for the exclusive use of residents. Anybody can join it. The development is not big enough to support the club. The openspace trails will connect to Dublin's bike system, Tartan Fields and the Glacier Ridge Metro Park_ He said the Metro Park will not board horses, and this equestrian center provides nearby horse boarding facilities_ He said the Metro Parks staff is intr A ( 02 -126Z I Tartan West Dublin Planning and `zoning Commission Minutes — February 20, 2003 Page 7 Mr. File said the architecture generally will have an Tuscan theme, and will be superior to the architecture in Ballantrae. The club and Subarea C will be Tuscan with tile roofs, stucco walls, courtyards and fire pits. it will feel like being in Arizona_ Mr. Fite said several issues were discussed at the January 25 meeting, including the public meeting schedule, traffic, density, the open space plan, preservation of natural resources and the barn, providing adequate water and sewer, alternative housing types, street layout, the uses and scale of the wellness center, defining the community center, the density transfer proposal, and the effect of the electric towers. He said they wanted to work with the Commission and staff on these issues. These issues will be addressed in detail at the preliminary development plan. Mr. Hale said Dublin has emphasized preserving the setback along many roads for a number of years.- The lots have been 80, 90, and 100 feet wide, and the Code now call out the percentages. The first two plans use those standards to give a standard subdivision design. The first plan they did was a "conventional subdivision" which treats each parcel separately, connects the streets and uses Dublin standards. Mr. Fite said it assumes all parcels are developed independently over time, with five Commission hearings, etc. There are no alternative housing types in it, and the park is five acres. He said it is not bad, but it is a very typical "cookie- cutter" design. He said it fails to answer the goals that he thought he had heard the City wanted. Mr. Hale said the second plan shows a subdivision with Dublin standards with the five parcels planned and developed together. Mr. Fite said the unified parcel plan creates the opportunity to develop a traffic system and to organize the openspace system. This plan saves the creeks and ravines, and it has the same density with no alternative housing styles, as their proposal. He said it would be similar to Muirfield Phase 43, with lots backing up to the power line. Mr. Fite said the first principle in conservation design was "what is the base right for the land ?" A "yield" plan shows how a typical subdivision would be developed. The number of lots remains the same in a conservation design. Units are consolidated where there aren't trees, etc. Under conservation design, 50 percent of the site or more must be open, but the density is the same. It yields small lots and condominiums. It is intended for use on a regional level. He has attended seminars on this technique. Sometimes the open land is dedicated to a land trust. He said the conservation plan and their cluster concept are not too different from one another. Mr. Hale said he has never said anything negative about Dublin's process. It may be difficult but the results are pretty good, especially the office parks. There is a tremendous amount of time and energy in the meetings spent on the building architecture, finishes, and landscaping_ Dublin is a great looking place. Typically, it is more difficult on the housing side, and the site plan becomes all - important. Ile said tilts proposal has the wellness center, the tic to Tartan Fields, plus sensational architecture. He said this is a great site plan, and it will have great architecture_ Mr. Fite said tills plan adheres to the Community Plan density of I to 2 units per acre, encourages cluster Housing, and meets other goals from the Community Plan_ Mr. Fite said they believe what they have shown the Commission merits moving to the next step. Larry Holbrook, for the Muirficld Association, said their primary concern was not connecting Glick Road to Tartan West. The Deer Run Elementary School is just to the south, and marry children use Phase 43 as their path to school_ A connection would only be a short cut. It would 02 -126Z Tartan West Dublin Planning and Zoning Comnussion Minutes — February 20, 2003 Page 8 not add to safety and has no other purpose. Not continuing Glick Road would be consistent with the overall Mutrfield plan. He said the said Glick Road would probably be extended requested bringing it into Mutrfield_ The owner n Union County developing if he could g et water and sewer services. He said with that land i d people may have purchase in Phase 43 thinking that Glick Road would not be continued. Mr. Holbrook said the Mutrfield Association also wants a fence around its 11 -acre reserve. He said their primary concern was a liability issue for Muirfield. eld Joan Downing, resident, said Dublin has developed into a desirable suburb, and uirfi en Village and the Tournament give it national recognition. There h been agreement Mutrfield Village and the City on most issues over time. She said the Civic Action Committee of the Mutrfield Village Civic Association has studied the Tartan West development and has ct to nn identified three areas of concern. She said the revised e did not want does not tioneShe Glick Road through Phase 43, and the developers sa id they understands that Dublin wants the road connected, but the Civic Action Committee believes this shortcut will force traffic through a quiet neighborhood. The project will add traffic on Avery, Manley, and Glick Roads and present dangers to the children of Deer Run and Grizzell schools. Connecting Glick Road through Phase 43 will cause more congestion. ing is Ms. Downing said there is low water pressure now h Phase ad adjacent are and as this of Mwill uirfeld Village could done to increase the water supply in the area. Other J size of this new development. She said the Civic Action Committee also be affected due to th e of the Muirfield Village Civic Ass welfare other nea areas to consider preserving the welfare of Phase 43 residents, their children, Shelly Woytek of Muirfield Phase 43 said this concept is actually a wonderful idea, but it may impact their neighborhood safety. [Approximately 20 people in the audience indicated residence in Phase 43.1 She said they desired that Glick Road be curbed and mounded as a cut de sac. She noted that the plan for Wilcox Road was changed, and it became a cut de sac. She was told that the City Engineer requires road stubs to be extended when future development begins. She thought the safety consideration in the case should override this policy. She said sometimes change is good. She said their area can sustain its own traffic, but not an increase in traffic. She said the neighborhood has 62 homes with 60 school children, 40 of whom walk to school using Glick Road. She said their multi-purpose Q cro 1 ss oa R oad to the ss school property on the south end of their development, and they have id if Glick Road is extended to Tartan West, hundreds of additional vehicles Ms. Woytek sa would be added to this small neighborhood, and Glick Road will become a throughway. Increased traffic will not mix with bikes and pedestrians, and safety is their top priority. She said the neighbors are also concerned about exiting g u g h tie intersecti near n es. Glick Road and Jerome/Manley /Avery Road. There have been stions to increase safety: 1) Install a traffic signal at the She said they have several sugge intersection of Glick Road and Manley Road, or at least four -way stop signs; 2) Stripe part of the Glick Road pavement for the use of pedestrians and bicycles; and 3) Install two curbed Glasford Court North intersections with lampposts islands at the Glick/Forfar Lane and Glick/ 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — February 20, 2003 Page 9 and evergreens. Traffic will slow down because it is forced slightly to the right_ She thanked the Commission_ Mr. Sprague thanked her for her comments. Warren Fishman, as president of the Muirfield Association, agreed with the remarks by Mr. Holbrook. He finds the proposed 13 -acre lake at Tartan West exciting. He had confidence in staff and the applicant to make this a fabulous development. Art Byrd of Phase 43 said there was no reason to connect Glick Road to Tartan West. It will create a shortcut, and people will cut through rather than using the Manley Road entrance. Dan Lorenz said he lives just to the north and thinks it will be a wonderful development and great for Dublin. He still had concerns about traffic which he was sure would be addressed later. Tim Kincaid, who lived west of Hyland -Croy Road on McKitrick road, said the plans were fabulous. This will be a great addition to the community and a beautiful development. The traffic pressure on Hyland -Croy Road from this development will be bad, and it was not built to handle it. The connection of Glick Road to Tartan West will take some of the pressure off Hyland -Croy Road. One of Dublin's strengths has been the ease of traffic flow within the City. He said such things as the Glick Road connection will contribute to the ease of traffic flow. Brent Bennett said he lives only one house from the Glick Road stub, and there is a lot of traffic activity from outside Phase 43. Some drivers miss the intersection at Avery Road. He noted that much of the outside traffic exceeds the 25 mph limit. Volumes will increase if Glick Road is extended. He believes the intersection at the entrance to Phase 43 is a safety hazard, and will be worse with bigger traffic volumes going both directions. Currently, drivers have to creep out of Glick Road to observe traffic along Avery Road from the north, and there have been a few accidents. Mr. Sprague asked that Paul Hammersmith note the comments made, particularly those about this intersection if there is a sight visibility issue. Robin Sabo of Phase 25 was concerned about Glick Road traffic. She said they are already absorbing much traffic from developments to the north. Mr. Sprague called a recess at 8:25 p.m. The meeting reconvened at 8:50 p.m. Mr. Ritchie said the information provided was good, and he had spent many hours preparing for this case. He wanted to discuss this conceptually. He said the Commission has discussed the need for other forms of housing to appeal to different markets and different generations so people can find appropriate housing for a lifetime. He said they should not miss an opportunity for these concepts here. Mr. Ritchie hoped this would be more exciting and different than the standard "box on the lot." He believes different housing would work on this site. Mr. Hale said the density at Tartan Fields is 1.6 units per acre_ Mr. Saneholtz asked what the connection is between Tartan West and Tartan Fields. Mr. Hale said they were committed to some connectivity, either a road or a bikepath. Mr. Saneholtz asked about the existing service road. Mr_ Hale said it was right across the street from the entry 02 -126Z °^ Tartan West Dublin Planning and Zoning C Minutes — February 20, 2003 Page 10 Mr. Saneholtz said the wellness center was beautiful and expectations are high. -He requested a copy of the video as a quality guide for every phase of development. Mr. Hale said Janet Jordan was working on the wellness center. Mr. Turnock said the openspace was calculated at 66 acres, but some part of the lake is used for detention and will be subtracted. Frontage treatments usually get partial credit, but this exceeds all City park requirements. Mr. Saneholtz said he agreed with the Muirfield Phase 43 residents and is very concerned about the safety within the neighborhood. He said it needed to be addressed seriously. Glick Road appears to be wide and was always designated as a collector street. He had problems when he lived on a collector street. Children should.not have to cross a collector street to get to school. Mr. Saneholtz said empty nester housing was a great concept. He noted another application on Avery Road was denied due to high density. He thought that the condo density (Sections A and F) is excessive for an area that if rural in character. Mr. Saneholtz said the quality of the houses is high, but he was concerned about the development quality. The alternative concept was desired. The Commission wanted to see more conservation concept. He agreed this proposal generally implements the Community Plan policies, but it is not rural. This area is not developed and the Commission is being quite He said the type of development on Pages 22 and 23 in the booklet was not encouraged. Mr. Gerber said this is an opportunity to master plan a large area, but this plan is not rural in character as the Commission previously requested. He said that a condo or an apartment is not his concept of an "empty nester" home. He agreed with the Muirfield residents, that there is a traffic problem that should be addressed. The Commission met twice on this development, including an entire Saturday morning. Traffic and water were discussed, and they were promised a report in February. He said discussion included needing a different name. He noted the plan had not been revised since then. Ms. Boring was concerned about the housing types. She asked about available condominium and multi - family opportunities in Dublin. She said Dublin currently has a higher percentage than any other suburban community of multi - family condos. She said they needed to be exceptional and different with different floor plans. Dublin's overall limit is being exceeded. She wanted guarantees that these subareas are going to be developed just as promised. She did not like so many condos close to Glacier Ridge Metro Park_ She thought they wanted the densities reduced closer to the park to maintain the rural look for a transition. She said there are great things about this proposal, but she was not sure it fit in the rural park. Ms_ Boring said the wellness center scared her. It sounded like a great thing, but it has too many uses and it is way too tall at six stories. Ms. Boring did not support the density transfer. She loved the trees and thought they should be saved rather than creating another pond. Ms. Boring said tilts concept only works for the neighborhood, not the larger community. The plan presented in December provided more public access. Every citizen should feel comfortable taking a stroll around the lake, but this looks too private with the building locations_ She was 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — February 20, 2003 Page 1 l unsure slre could support this concept and authorize additional engineering when the problems have not been addressed_ Nothing was addressed since the Saturday meeting. Mr. Zimmerman said the connector road was good because it had no curb cuts and more of a country character. He did not want any density transfer for Subareas A and F. Ile wanted to see a layout and what product line was proposed for those subareas. He liked the lake concept and suggested a bikepath around it. Mr. Hale said they would consider a walking trail or bikepath around the lake. He said they would delete the density transfer option from the text. He said the text language was inclusive regarding the club, but they will reach consensus with the Commission and staff on the uses. He saw no reason to rewrite those issues for the concept plan. Mr. Hale said the clubhouse building will be three stories, not six stories high. Mr. Hammersmith said they received the water /sewer study several weeks ago. Paul Hammersmith said the elements from the MS Consultants water study were incorporated in the staff report. He said the study recognized the existing water pressure deficiencies in the area. Mr. Zimmerman said he liked the idea of housing diversity. It was important for the community to have that. He liked the idea of having the cluster, condos, and single - family areas. He liked having the entrance for the wellness center at Hyland -Croy Road. It will take the traffic out of the neighborhood and onto a main road. Mr. Zimmerman said this plan has promise, even though there are many issues to solve. Mr. Messineo said he thought quality was the issue, and the presentation showed a quality product. The key will be to maintain it. He personally liked the concept of a private reserve, and this development promotes that feeling. The wellness center is inadequately defined. He said the Glick Road connection was a problem and did not understand the "density transfer" proposal. Mr. Hale said he is completely removing the "density transfer" option from the text. Mr. Messineo asked about Condition 3 above. Mr. Turnock said specifically, the park system proposed is very linear, and staff is looking for massed, more usable spaces. Mr. Hale said the openspace had changed. Mr. Messineo said the presentation seemed to be marvelous and headed toward quality. Mr_ Sprague said tl►e concept is valid. It has some good points and four problem areas -- traffic, wafer, preservation/natural resources, and narrowing the language and uses ►n the text- lie favors connectivity where is works, and lie believes the City should study the current intersection for safety improvements. The sight triangles and the visibility need to be studied quickly. He noted that at times new developments improve water pressure situations for neighborhoods_ Tlie attempt to preserve natural resources, especially for trees, needs to be stronger. Ile said that traffic, water, and preservation/natural resources are things that the City can address with the applicant and hopefully will be rectified by the time the preliminary development plan comes back. lie said lie could probably support this concept plan tonight- 02-126Z Tartan West Dublin Planning and "Zoning Commission Minutes — February 20, 2003 Page 12 Mr. Ritchie said the condominium and cluster units were fine, but how the development will be done makes all the difference. This should not be just another multi- family community that looks like every other one in the world. Mr. Ritchie noted there may be a regional transportation issue with Glick Road. He suggested it be checked. He said Glick Road runs from near I -71, down Powell Road, across the bridge and ends at Avery Road. Mr. Hammersmith did not think Glick Road had regional significance. Mr. Saneholtz said the Community Plan identifies very limited greenspace on the perimeter of Dublin.. This development is in one of those perimeter areas. A 2 -unit per acre development with a conservation theme needed something unique. Mr. Gerber agreed with Mr. Saneholtz about greenspace. He wondered if "condo" and "empty nester" could mean just another apartment complex. He had expected an improved plan based on the issues discussed at the Saturday special meeting in January. There had been no changes and he could not support it. Ms. Boring agreed with the comments of Mr. Saneholtz and Mr. Gerber. The road impact is huge. At two du/ac, there will be a big impact, and a traffic study is needed. The concept plan does not integrate the streams. She said the "Tartan" name will cause confusion with Tartan Fields for safety and other purposes. A different name is needed. Mr. Sprague agreed. Mr. Hale said they would work on renaming the development. However, when calling 911, the street address is used, not the subdivision name. They want to use "Tartan" in their name. Mr. Hale said prior to the preliminary development plan, they will meet with the police and fire departments to make sure they are happy with the name chosen. Mr. Zimmerman said the new equestrian center location will have a lesser impact. Mr. Zimmerman thought Muirfield should be responsible for fencing its own reserve. Mr. Sprague proposed requiring a name change that did not include "Tartan." It leads to safety and confusion issues for potential residents. Mr. Zimmerman suggested that the police /fire departments and staff be consulted. Mr. Messineo said it seemed to be a safety issue. Mr. Hale said the Wedgewood and Camden Lakes developments are similar. He said they will work with staff and come back with good answers or they will change the name. Mr. Sprague thanked Mr. Turnock for a very thorough presentation. Mr. Zimmerman made a motion to disapprove this concept plan. Mr. Gerber seconded. Mr. Bancliefsky said the bases for disapproval should be provided. Mr. Hale said lie already filed the preliminary development plan_ He had not wanted a separate concept plan review, but the staff strongly recommended it. He said lie will address the Commission's continents at the preliminary development plan_ The concept clan deals with the 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — February 20, 2003 Page 13 big issues and is non-binding- This has more detail than any concept plan he has ever seen. If this concept plan did not meet the community's standards, there was something very wrong. Ms. Boring said the Commission felt this concept plan was not where they wanted it. Mr. Banchefsky said the concept plan was designed to tell the community what is proposed and to give the applicant guidance on whether the overall plan or big picture is viable. He said the applicant can proceed to City Council for its decision. Mr. Gerber said the Commission and staff had spent a lot of time on this concept plan, and they will accommodate any applicant at any time. In this case, the Commission made many comments previously, and they were not worked into the plan. Mr. Saneholtz said this is supposed to be a conversation between the Commission and the applicant to provide guidance and work together. He said the bases for disapproval follow the Community Plan. The density is too high for this particular piece of land in the far north corner of Dublin, and this concept plan does not bring in the concept of ruralism, which is a preferred trait in the Community Plan. That is why this certain corridor of land was designated that way. Mr. Gerber said there were four bases for disapproval: This concept plan is not consistent with the Community Plan (more rural characteristics needed), there are un- addressed density issues, un- addressed traffic and water considerations, and un- addressed preservation -of natural resources. He'asked that the motion to disapprove be amended to reference these bases. Mr. Zimmerman accepted the amendment to his motion. Mr. Gerber seconded. The vote on the motion to disapprove the concept plan was as follows: Mr. Ritchie said this meets the Commission's three charges for a concept plan, and the plan is heading in the right direction, no; Ms. Boring, yes; Mr. Sprague said he was torn, but the issues in the bases for disapproval needed to be addressed at the concept plan stage, yes; Mr. Saneholtz, yes; Mr. Messineo, no; Mr. Gerber, yes; and Mr. Zimmerman, yes. (Motion to disapprove 5 -2.) Mr. Sprague asked that the applicant be cognizant of the Commission's comments tonight when the preliminary development plan is submitted. The meeting adjourned at 9:50 p.m. Respectfully submitted, Libby Farley Administrative Assistant Planning Division 02 -126Z Tartan West RECORD OF PROCEEDINGS Minutes of Dublin City Council Meeting .,. tic., - _. (e. Mardi 3, 2003 Page 4 held 19 Mr. Price responde that the architect ha - worked with the co itractor previously a id the N2103 ntractor has pei if ned well in a numbe of public service pr 'eels under $.5 milli n. added that the de Sion was made pre ously to delay the b s until the first qua er of in the hope of a vocable bidding en onment. will be a second Ordi \ance 29 -03 Acce g the Lowest at a Coct for Construct Ms. igam stated that felt tie bids were too the March 17 Cokincil meeting. Best Bid and Aut prizing the City M of the Departme of Service Site 1, 1f f is requesting that is ordinance not , and staff prefers t retum at a later 4 Ordinanc .30 -3 Authorizin the City Manager o Agreement ith AEP for the D v of Dublin, C unty of Franklin, to dispense ith public hearing Ms. Salay uced the ordinano Mr. Smith stale that this facifitate� reviewed by I-e I staff and Engine Ms. Chinnici-Zue er moved to di emergency I Ms. Salay s< Mr. Lecklider, y on the Ordinan Mr. Reiner, yes; Execute and Gr t an Additional elopment of the llantrae Golf ( ate of Ohio, and O Glaring an Em the motion. Mayor McCash, ye. s; Mr. Kranstuber, : Mr. Lecklider, y s. Salay, yes; Mr to Enter into introduced. Staff i with an ordinance. In the City :y. (Request service to th golf course. it has e with the public aring and treat this Mr. Reiner, yes; . Salay, yes; Mrs. s; Ms. Chinnici -Zu cher, yes. C� Ms. Chinnici-Zuer, er, yes; Mayor 1 anstuber, yes; Mrs. 13oring, yes. IN ODUCTIONIPUBL C HEARING - RES LUI IONS Res lution 13 -03 Auth rizing the City Ma ager to Accept th Donation of a .96 cre Parcel of Land Locat d at 5359 Post Ro d from the Contin ntal Real Estate C mpany Ms. Sa y introduced the re olution. Ms. Bra ti gam stated that th owner of this prop rty approached the ity recently regardin their desire to don e the land. The Ci wants to accept th donation, but a Phase 1 nvironmental asses ment is needed pr i to moving forward ith acceptance. Staff is re mmending passag . Vote on th Resolution: Ms. Ch nici- Zuercher, yes Mayor McCash, ye ; Mrs. Boring, yes; Mr. Kr istuber, yes, Mr. Re er, yes; Mr. Leckli er, yes; Ms. Salay, es. OTHER Concept Plan — Tartan West Colby Turnock, Planner stated that this is a concept plan for Tartan West, a 211- acre site. This site was zoned "R" after annexation to the City. He showed aerial slides of the site and surrounding area located in the northwest portion of the City. Much of the land to the west is not within the City limits, and is located within the Glacier Ridge Metro Park: to the east is Phase 43 of Muirfield. The site plan of 211 acres includes 423 units for a density of two units per acre. There are 95 single - family lots, all 100 foot or wider; 112 cluster units; and 225 condominium units. For the most part, the single - family lots are located at the northern portion of the site with the exception of a small subarea. The site has areas that are heavily treed, with the western side fairly open. The architecture has not been determined for the condos and cluster units. The single - family product will be similar to that of Tartan Fields. There has been mention of a - seaside type village for file cluster units around a 13 -acre lake. This lake is part of the proposed open space and will be open to the general public. Another main portion of fire proposal is a fitness /wellness center of 60,000 square feel on the west side of the site. There is an existing barn in file southwest corner of the site, and file applicant has mentioned a potential equestrian center for this location to lie into the existing riding trails at Glacier Ridge. There are 66 acres of open space proposed, mainly on the linear out portions of the site and also diagonally through the middle of the site, in accordance with a 150 -foot wide electrical easement The existing three large electrical lowers on the site are located within the open space area on the plan 02 -126Z Tartan West RECORD OF PROCEEDINGS Minutes of Dublin City Council Meeting Mardi 3, 2003 Page 5 19 i The P &Z Commission voted to disapprove the concept play by a vote of 5 -2 on the following bases: 1) The Plan is not consistent with the Community Plan in that it needs to be more 1 rural in character, 2) That there are unaddressed density issues; 3) That there are traffic and water considerations that still have to be dealt with; and 4) That there needs to be preservation of natural resources. i Mayor Kranstuber invited questions from Council for staff. Mr. Reiner asked what the Community Plan specifies for this area. Mr. Turnodc responded that, originally, the Plan called for this area to be Metro Park. Last year, however, a new future land use map was adopted and it calls for medium density residential of under two dwelling units per acre. There is an area plan that doesn't specifically call for a density, per se, but for developments to have a rural character in keeping with the Metro Park plan. That plan assumed the Metro Park would be located further to the east, but it has been shifted westward. Mr. Leddider stated that this is another reiteration than the version staff was considering in their recommendations to P&Z. Does staff still stand by the conditions recommended at that time? Mr. Turnock responded affirmatively. Ben Hale Jr. 37 West Broad Street indicated he represents the applicant, together with Michael Fite of Bird /Houk Collaborative. He reported that his client has obtained an option for an additional tract of land, which will increase the development to 250 acres. He provided a brief history of the project, noting that the owners of Tartan Fields wanted to expand in an area relatively dose to Tartan Fields. The concept for this development is unique, and they were able to combine 5 pieces of property of 40 acres each, which provides an opportunity to plan over 200 acres. Similar opportunities in Dublin were in Muirtield and Ballantrae. The end product is much better than a number of separate parcels. This development proposal provides homeowners the opportunity for membership at Tartan Fields and the value in this allows for a higher market price. They also plan to build a health and wellness center at a cost in the range of $15 million. It will include rehab and other health screening opportunities, along with typical country dub amenities. In Central Ohio, some aspire to a different lifestyle as their children are grown, and the plan de- emphasizes single- family homes and accommodates 'empty-nesters.' Muirfield was built in 1973 and many who live in Muirtield and other northwestern Franklin county areas are ready to move to this type of housing. In terms of impact on the schools, this project will produce in excess of what it costs to educate the children it generates - a total of $1,750,000 per year —which will educate 270 students in the district. The target group of residents will no( impact municipal services in the same way as younger families. In terms of the process, their goal at the concept plan stage is to ensure they are on the right track, to listen and gather information so that the preliminary development plan takes into consideration all of this feedback. The Planning Commission has recommended an additional rural feet, and preservation of natural resources. In this effort, the plan has been sent to Randall Arendt for review and they have begun to revise their plan based on the P &Z feedback and that from Mr. Arendt. They believe that in terms of the big picture, this is a concept plan, which should be approved- It provides housing opportunities for empty nesters that want to remain in the community and has a positive impact on the school system This represents an opportunity to build something of high quality and architectural standards in Dublin. Their commitment is to do this at the highest possible level. lie asked Mike Fite to comment briefly about the plan They haven't filed anything new, but want to share with Council some of the things they are moving towards in terms of planning issues for the development. In addition, they have a video that portrays the quality and the type of development they are trying to deliver- Mayor Kranstuber asked if what is being presented is the same information as that presented to Planning Commission. Mr_ Hale confirmed that it is. tie added that they intend to file a preliminary development plan, which is the zoning action, which will take into account the feedback from Planning Commission, i.e., natural resources preservation, etc- 02-126Z Tartan West RECORD OF PROCEEDINGS Minutes of Dublin City Council Meeting Mardh 3, 2003 Page 6 Held 19 - -, _— Michael Fite Bird /Houk Collaborative stated that they are at concept level, but have approached this as a working document with the staff, the Planning Commission and with Council. They are taking notes and responding to the suggestions made by Planning Commission. The details of the plan are not important tonight, but rather the concept proposed which includes high architectural standards, a health and wellness center, and focus on the lake. The two plans submitted to Council, and the third sketch to be shared tonight conceptually are the same — trying to attract a different marketplace, preserving natural resources, incorporating a lake and a health and wellness facility_ The video contains images that portray what they are trying to achieve. Mrs. Boring noted concern with showing a new plan to Council that was not shown to Planning Commission. Mr. Fite responded that the issues expressed by P&Z are being addressed, and the applicant believes it is important to show that they are responding to what has already !' been suggested. This is a non - binding concept plan and they are working toward filing a preliminary development plan. Mrs. Boring asked if a su majority vote is then needed to override the P &Z vote. Mr. Smith responded that this is not a rezoning case and a supermajority is not needed. P &Z is not bound by their vote, and Council will not be bound by their vote tonight. This is only a concept plan. He spoke with Mr. Hale today and indicated that the concept plan shown to P&Z should be presented to Council. If changes have been made, they can be discussed; however, Council is to vote on the plan that P&Z voted upon. Mr. Hale confirmed this, noting that they have not filed any additional documents with the City. What they want to show Council tonight are the changes being made in the plan to date. Mayor McCash stated that in reading the staff report of February 20, staff recommended approval with 6 conditions. Many of the Commissioners' concerns related to those six conditions. Do the changes in the alternative plan address the six conditions? Mr. Hale said that they address these conditions and others. Mr. Reiner applauded the applicant for responding to the suggestions of the Planning Commission. Mrs. Boring noted that she spoke with Mr. Hale outside of the meeting. The concern is that P &Z tried to expedite the process by devoting a Saturday to walking the area and reviewing the plan. The next meeting of the Commission was devoted entirely to this case. Tonight there are changes that have been made and presented to Council — why weren't these done previously? The important issues are the density in the area near the Metro Park_ Why wasn't P &Z given the opportunity to consider these items? Mr. Hale responded that P &Z made several suggestions at the first meeting — more curvilinear roads, relocation of the dub — and the plan was amended and submitted to them- Al the Saturday meeting, the applicant was not allowed to speak during the three - hour meeting. The plan was not changed between the Saturday meeting and the following meeting, but it was first presented at the meeting on February 20. Based on the feedback from that meeting, the applicant is responding. He suggested that Council see the video and review the plan previously submitted to P &Z. Following the video. r�4r. Fite summarized that the important question is whether this ;xolect deserves the opportunity to proceed. They are requesting Council's approval of the concept plan. Mayor McCash stated that there are two plans in the package submitted for this meeting - Exhibit G, Site Plan Original Submission and Exhibit G, Site Plan Resubmission. Is the resubmission the one reviewed by P &Z on February 20? Mr File confirmed that the resubmission plan was viewed by P &Z at the Saturday meeting and the first discussion of that plan was at the February 20 P &Z meeting. Mr. Reiner asked if file architecture shown in the video is being considered. Mr. File responded that there is a Tuscan flavor for the architecture to be utilized for the club. One of the cluster components developer /builder favors the Tuscan theme and they are exploring the various elements needed_ 02 -126Z Tartan West RECORD OF PROCEEDINGS Minutes of Dublin City Council Meeting Mardi 3, 2003 Page Held -- Mr. Kraristub - stated ihat his assumption is that the locus tonight is not on road design, but on the big picture concepts. Mr. Fite agreed, noting that details will be discussed at the preliminary development plan stage. Mr. Reiner noted that the northern lots are described as similar to Tartan. Are the lots of a similar size? Mr. Hale responded that the single family homes priced at $1 million plus will be on very large lots of 200 by 250 feet — the rest are a minimum of 100 feet wide, similar to Tartan Fields. The remainder are clustered are attached condominium units. He noted that there is a creek through the middle of the site and power fines. Some adjustments have been made to preserve the trees and to make it more open. He showed the updated plan to Council. Mr. Fite explained that the dub has been relocated toward Hyland -Croy Road. An in- depth study was done of every tree on the site, and 150 landmark trees have been identified. Only one tree wilt be impacted where the road could not accommodate it. There is three times the amount of open space required which is dedicated to public use. They are requesting the maximum density, but are providing the maximum quality. At the time of preliminary development plan filing, there will be 251 acres at two units per acre, with 95 acres of open space and a variety of land uses — all residential other than the dub. Most of the 4,000 trees have been saved and will be relocated to the perimeter_ Mr. Fite added that they plan to meet with Mr. Arendt to share their plan and obtain additional feedback. Mr. Arendt's major concern was with elimination of the stream or swale. Mr. Kranstuber stated that he likes the plan and doesn't believe that Council should be sidetracked for procedural reasons. He senses some members are a little uncomfortable. For him, he was surprised with the P&Z vote in view of the land uses proposed. They could have approved it with direction regarding the changes needed in the plan. He asked if the developer would be willing to return to P&Z for a streamlined review of the concept plan. Is there a timing issue? Mr. Hale responded that they have been under review with P&Z for four months, and their options on the land expire in October. They would prefer to have P&Z reviewing a preliminary development plan that is'rea! " He is hopeful that the City removes concept plans from the process — a work session for a preliminary development plan would be much more productive. Mr. Kranstuber stated that some might not feel that way, so he wants to ensure that P &Z has an opportunity to review this prior to reviewing the preliminary development plan. Ms. Chinnici - Zuercher commented that the P &Z vote was surprising — in reading the minutes, it seemed they could have approved the concept plan with the six conditions, as those were the focus of their concerns. Discussion continued. Mr. Lecklider staled that he spoke briefly with Mr. Hale by telephone about this project. The reiteration presented this evening demonstrates the applicant's willingness to work with the City in good faith. There is a lot of negotiation that takes place in (fie development process and this is simply a concept plan. If he should vote in favor of this tonight, it is the concept he is endorsing — not the preliminary plan shared tonight. Ms Salay stated that the applicant has indicated that he was not allowed to comment at the Saturday session. Procedurally, it would make more sense in the future to give the applicant an opportunity to discuss what is being demonstrated to the Commission during these special sessions. Discussion continued Ms. Chinnici - Zuercher summarized that Council is voting tonight on file concept plan (fiat was reviewed by P &Z. The applicant will be coming in with a new plan because they have acquired an additional 40 plus acres. Mayor McCash invited public testimony at this time 02 -126Z Tartan West RECORD OF PROCEEDINGS Minutes of Dublin City Council Meeting Mardi 3, 2003 Page 8 I eld bli- si - Cynthia Reed 5208 ArYShire Dri stated she has lived in Ounce 198G. As a member of (he Civic Action Committee, she wants to identify their issues of concern to Council: 1) Safety and traffic concerns. 2) Water pressure concerns of the entire northwest area, particularly the existing Phase 43 of Muirfield and this proposed development. 3) Density at this level will bring more traffic. 4) The 500 -seat media and wellness center will bring more density and more traffic to the area. She is concerned with the City policy to connect developments. In keeping Wit, this policy, staff has proposed that the Glide Road stub be connected to Tartan West, although there have been six accidents at the Glick/Manley intersection. For the safety of children walking to school and for residents, it makes no sense to make Glick Road a thoroughfare and shortcut or service road to access Tartan West. Connectedness will make block watch programs more difficult and crimes of theft more difficult to prevent. Regarding water, the P&Z staff report of February 20, Page 6 indicates that the City performed a utility study for the North Fork Indian Run sewer shed. The water pressure in northwest Dublin was identified as a concern. The proposed plan with six -story structures will present an issue for water service. Residents of Phase 43 Muirfield have made known to P&Z the current scarcity of water in and around their homes. It was noted in the P&Z minutes of December 12 that a water storage tank wilt be needed to service this site and that the staff has concerns that the pressures may be too low for this development due to the location of the site in relation to the existing water towers in the City. Regarding density, Tartan has proposed a conservation plan. This concept creates a large pocket of green space with crowded higher density areas in smaller spaces of the plan. A recent Columbus Dispatch article focused on several Central Ohio areas that have this type of conservation development. Dublin should not tradeoff density for greenspace. The high density in this project will bring more traffic. The concept plan was vague in regard to the 500 -seat media center. This may be a venue for concerts, and could violate the noise ordinance. It could also bring commercial strip center development. In summary, Ms. Reed noted that residential neighborhoods should remain residential and commercial in commercial corners of the City. Whenever retail strips are located near residential areas, there should be proper buffers so that property values are not impacted. Does anyone have an overall vision (or this corner of the City, complete with infrastructure and roads to handle the added traffic? The Civic Action Committee is not opposed to the general Tartan West concept. However, in the P&Z staff report of February 20, it indicated concerns with the density of the proposal and plan for utility services. The Civic Action Committee is requesting: (1) a watertsanitary system analysis for northwest Dublin; (2) that the Committee be involved in a new traffic study to be prepared; and (3) that the appropriate set of road improvements be provided by the developer, subject to staff approval, as noted in the staff recommendation under Condition #f4. Mr. Kransluber asked for confirmation that ltie Civic Action Committee is in agreement with residential development for this area. I'As Reed responded that Muirfield Phase 43 is concerned with the density and the resulting traffic as well as the proposed connection of Glick Road to Tartan West. Mr_ Kransluber added that in lieu of piecemeal development of all of the individual tracts, this plan would bean improvement- He urged the Committee to address their concerns within the context of this very positive development proposal. Mr. Reiner noted that a fence along the Muirfield reserve property would be desirable ( an y Holbrook Muirfield Associa 8372 Muirfield Drive stated that the primary concern of the Board and the residents (s connection with Glick Road. They trust that the density issues will be addressed by P &Z and Council. The original developer of Phase 43 had 59 acres and had developed 207 lots north o(Gtick Road with non-connecting streets - Phase 3G, Phase 40. The City did no( require the stub street at that lime, and fie does not believe there is a safety issue it the road connection is not made. The Muirfield 02 -126Z Tartan West Erm RECORD OF PROCEEDINGS Minutes of __ __ Orablin City Council Mardi 3, 2003 Page 9 Association has met with the developer regarding some concerns, and they have demonstrated a willingness to work with Muirfield. Marie Andrews, resident of Muirfield noted that if this development were approved, the resulting traffic would be horrendous. The children will have problems in crossing the streets. She would prefer no(to have any further development in the area. She is opposed to this entire development, unless the access can be provided in some other way. She is concerned with the traffic impacts on Glick Road, Concord Road and Sawmill Road. Jamie Judge 8894 Giass(ord Court North slated that he lives directly behind the proposed development. A few years ago, a proposal for a self- storage and gas station was made for this area. He can't imagine any better development proposal coming forward for this site. He trusts the details wilt be worked out with (he City officials. In terms of Glick Road being connected, he is opposed to this, due to the impact on young children crossing the streets. It could result in the same issue described by the Bristol Commons residents earlier this evening. He urged Counci( to approve the concept plan tonight- Dan Lorenz, 9341 Jerome Road stated that there are many reasons to support this proposal: (1) Fiscal reasons - a great return on the investment, unlike Ballantrae or the Rec Center, limited number of children for the schools, which does not adversely impact the tax base; (2) fits the Dublin demographics in terms of housing for those who want to downsize; fits with the Metro Park; and saves trees; and (3) the track record of these developers is excellent as evidenced in Tartan Fields and Ballantrae_ He has attended both of the PSZ meetings on this proposal and the applicant has responded to the suggestions. Mayor McCash dosed the public hearing and invited Council to comment. Mr. Reiner stated that Dublin is trying to stop the urban sprawl of 80 -foot lots in a legal manner. In this effort, Dublin is considering the new naralism_ If this developer is consulting with Mr_ Arendt, the plan should reflect those concepts. Otherwise, it will be difficult to persuade Council to do another such project in the future_ It is important that the concept be executed correctly. The water pressure issue can be resolved, and the street connection issue will be addressed with another viable solution. The developer has also indicated a willingness to fence off the Muirfield reserve area. This concept can then be incorporated for other areas in Dublin where appropriate. W. Hate noted that site plans are exceptionally important, but good architecture and good housing stock makes a good plan a great plan. They intend to do all of these things well. Mayor McCash asked about the number of builders for the development- Ray flustick salesperson for Tartan Fields and Tartan West slated that for duster areas, they envision that a single architect and a single builder are key to creating a neighborhood feel. There are many examples in the Columbus area - Mr. Hale added that for the single- family areas, there would likely be 10 -15 high quality, top end custom builders involved. The single - family home prices will range from $500,000 to $ t million plus. In averaging the clusters and single family together, the average price will be $500,000. Ms Salay staled that she is basically in favor of the concept, but she is interested in the impact of the wellness center. Some intense uses are still being considered and a traffic analysis is needed. It is important to address (he Glick Road extension issue and provide direction to staff. There is a lot of concern from the residents about this issue. She is confused about the architectural concepts - new ruralism is a concept that celebrates what is unique about the site. She is not certain this architecture is in keeping with its characteristics. It is important to study the water needs for the area prior to approving any development to ensure the needs can be met and are programmed- She is personally interested in as much public open space as possible. She would like to see connectivity provided through this area to the Metro Park and to the Oublin park system. Mr. Leddider disclosed that he has had conversations with several people who are opposed to the project. He urged the residents to lake comfort in the fact that Council, staff and P&Z listen to their concems and to have confidence that they will be addressed. lie appreciates (lie time and energy the Commission has devoted to this project and 02 -126Z Tartan West RECORD OF PROCEEDINGS Minuwsof Dubfin-City-Coupcil - _- -- _- _ _]Accting Mardi 3, 2003 Page 10 Held understands some of their frustrations. Personally, he views this as a concept - a positive vote does no( constitute absolute approval of any reiteration proposed to date. His general concerns are with traffic, utilities, especially water, and with the density within the context of what is being proposed. In regard to the road connection, he offered that the Phase 43 development likely met with opposition from some others in the area when it was developed and probably contributed to a more dangerous intersection at Manley and Glick. With respect to Glide Road, he supports the connection of neighborhoods to the community - whether this one is done by an extension of Glick Road or otherwise. He doesn't agree with having islands of subdivisions within the community. They are all part of the larger Dublin community. Mr. Kransluber asked staff for an assessment about the impact of eliminating the Glide Road connection to Tartan West. Mr. Hammersmith responded that this is difficult to determine until the Gnat traffic study is completed. Staff does have concerns with this intersection as well as creating a new intersection on Manley Road that would require left-hand turn lanes. This may also be an opportunity to resolve the problems with an existing dangerous intersection. Ms. Salay pointed out that Muirfidd Phase 43 has no sidewalks, which contributes to the pedestrian safety issues resulting from the connection of Glick Road_ Mr. Hammersmith responded that the street could be adapted with sidewalks. Mayor McCash slated that if the connection is made of Glick Road to Tartan West Boulevard, could Glick then be cut off at Avery/ManleyfGlick so there is not a four -way connection in that location? In other words, Phase 43 would have access solely off of Manley and a left turn into Phase 43 rather than Phase 43 coming off of Avery and Manley. That would resolve the issue of cut- through traffic and would perhaps improve the safely at the intersection. Mr. Kranstuber stated that the 'proof" will be in the details of the implementation of the concept plan. He noted that, legally, the City couldn't prevent development other than by purchasing land. The Metro Park project, envisioned in the Community Plan, is twice the size anticipated and has taken all of that land out of development. He urged the residents to support this high quality development proposal. Ms. Brautigam suggested that staff comment on the issue of water utilities. Mr. Hammersmith staled that staff has expended considerable efforts to evaluate both the water and sanitary sewer systems in this area - not only to serve Tartan West but to serve all future development in Dublin's exclusive expansion area as well as the negotiated expansion area. It was identified in 1998 that areas above an elevation of 952 feet would experience water distribution and pressure problems. Solutions have been identified to meet the needs of Tartan West, Muirfield 43 and the surrounding areas. Staff will work toward making this development pars of the solution toward the existing problems. Ms. Salay asked about the costs for these utilities. She would not want the City to be in a position where it approves development that it is not prepared to serve. Mayor McCash responded that the general policy is that the developer pays any costs associated with the development. Mr. Hammersmith stated that staff has identified the cost of the outside utility extensions to serve Tartan West, and that would be the developers responsibility. The City has also identified additional costs to make immediate improvements needed within the area. Mr- Reiner staled that he envisions closing the road as beneficial due to the limited number of people in Phase 43. He is not certain about the impacts on property owners of doing this. lie is in agreement with the developer to dose Glick Road at (he back of Phase 43- Mayor McCash staled that he spoke with Mr_ file regarding the original proposal and with Mr- Bale last week regarding the new proposal. Some of his concerns are with density - nol necessarily with the two dwelling units per acre - but how (he wellness center fits in with that density. The Community Plan addresses only the residential area density_ This is similar to the Muideld development, with residential as well as clubhouses with banquet facilities. The uses permitted for the wellness facility should be darified at the P&Z review. The conditions recommended by staff address the various areas of concern. He would be concerned with connecting Glide Road through to Tartan Wes( and creating 02 -126Z Tartan West RECORD OF PROCEEDINGS Minutes of DublinCily,Council Mardi 3, 2003 — Pag another Tara Hill or Tuliymore situation. There may be some other options for providing another access for this development without connecting through Phase 43. Mrs, Boring noted that Council is reviewing a concept plan at this time and it is not appropriate to make recommendations regarding traffic engineering. Mayor McCash stated that he is hearing from a majority of Council the general sense not to provide that connection as the development moves into the preliminary development plan stage. There remains a need to review the intersection of Avery, Glick and Manley Roads to determine how to address the safety issues, and this will be a staff function. Mr, Reiner asked the developers to review Mr. Arendt's books and to follow his principles in this development. Mr. Kranstuber moved approval of the concept plan for Tartan West, including the six conditions, with an amendment to condition #5 to eliminate the language 'neighborhood connectivity" and "multiple connections.' Ms. Chinnici- Zuercher seconded the motion. Ms. Salay suggested she would feel more comfortable with leaving Condition #5 as written, in view of the fad that many comments have been made tonight by Council about the road connection_ She would rather empower staff and the developer to be creative with the road network to address the concerns expressed tonight. Mr. Kranstuber amended his motion to approve the concept plan with the six conditions as outlined in the staff report for February 20. Ms. Chinnici- Zuercher seconded the amended motion. Vote on the motion: Mr. Reiner, yes; Mrs. Boring, no; Mayor McCash, yes; Mr, Kranstuber, yes; Ms. Salay, yes; Ms. Chinnici- Zuercher, yes; Mr. Leddider, yes. iT ,. Brautigam noted t t staff has come up 'th three priorities in Nrms of the i rovements of Coun Chambers: lighting, udiovisual capabilitie and the appearance of �e room. An architect as assisted in this e ri, bu( the total cost f the items is $12 000, exceeding the e tablished budget of $ 0,000. Items propos include lighting and a diovisual equipment, duding a document ager to project pre ntations for meetin s - so that the audie e and Council can b h view the presentat n materials. The roo would be painted, a a glass, opaque ba drop added for Cou cil. The projecli screen would be imp ved; the plastic lam( to replaced on the t l udi d and the sound wal improved. The Cou it chairs would be re aced as well as the ence chairs. Sta worked on various s ematics to improve t set-up of the Coun it Chambers, b t the placement of th dais in the room ma this a very expensi undertaking. e podiums will be re aced with smaller s le ones, as the ADA ompliant podium actually bstructs the view of me of the audience embers. Based upon the als outlined, staff ha recommended a pri itization for items in der to reduce costs: kee ing the current proje ion screen and the d set doors; not addin the glass backdrop but stead removing the utter from the wall, k ping the plastic laminate; and not repycing the audience irs. Staff is recomm nding replacement ie Council chairs. T se could be used in �e new City Natl, as t ey would be ergono is t 'e chairs, suitable for ny use. In addition, ortable tables are re mmended to repla th larger staff tables - t ,y will accommodate arious meeting set- s. The bid for the SO Building renovations vas lower than antid ted, as indicated ea ier tonight, but Mr. Price s recommending tha he conference room novalion be added (tie 5800 Buildin project. She would ke input from COUnci bout the extent of i rovements they would Ii e to see for this room based on this inform lion. After input fro Council, staff will then 'port back at the Mar 1 17 Council meeting (ter discussions will Mr. Price about the ue costs for the 580 uilding conference r om and whether ad tionat funding is available r the Council Cham .rs renovation. Mc Lecklider sked if anyone has c Isidered how the opa \te s will televis if (ulure meetings are b adcast? Ms. Brautigam r ponded tllal this has iot been determin Mr. Kranstuber sug ested that the glass �ckdrop be elims it doesri 1 seem necessar y tie wool suggest increasing 1 e budget, as tprim 02 -126Z Tartan West PLANNING AND ZONING COMMISSION RECORD OF ACTION JUNE 19, 2003 Division of Planning 5800 Shier -Rings Road Juhl " hio 43016 -1236 tone,". 1:614A10A600 Fax: 614 -761 -6566 -eh Site: www- duhfin.oh.us The Planning and Zoning Commission took no action on the following case at this meeting: 1. 30- Minute Limit — Informal Review - Rezoning 02 -126Z — Tartan West Location: 251.5 acres generally located east of Hyland -Croy Road, approximately 1,500 feet south of the intersection of Hyland -Croy Road and McKitrick Road. Existing Zoning: R, Rural District. Request: Review and approval of a rezoning to PUD, Planned Unit Development District, under the provisions of Section 153.056. Proposed Use: A residential community designed around a 75,000 square foot recreation/wellness center. The plan includes 62 new single - family lots, 160 cluster dwelling units, 185 condominium units, 90 future residential units, a 13 acre pond and 92 acres of open space. Applicant: Tartan Development Company West, -LLC, 8070 Tartan Fields Drive, Dublin, Ohio 43017; George and Mary Bakallis, 8643 Birgham Court, Dublin, Ohio 43017; Anna James, 9338 Hyland Croy Road, Plain City, Ohio 43064; Norman Malik, 8640 Hyland Croy Road, Plain City, Ohio 43064; Jon Shoemaker, 121 Horse Spring Coulee Road, Tonasket, Washington 98855; and Susan Woerner, TR, 5796 Haddingtonshire Lane, P.O. Box 3334, Dublin, Ohio 43017; represented by Ben Hale, Jr., 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contact: Kolby Turnock, Planner. RESULT: The applicant updated the Commission on recent changes to the overall plan. There was a discussion regarding proposed changes to the plan including the preservation of Landmark trees, removing the commercial acreage from the density calculation, tunnel connections across perimeter roads, limiting the uses in the wellness center, bikepath connections, and providing open space abutting Muirfield Village Phase 43 The Commissioners generally liked the changes as presented. No action was taken. STAFF CERTIFICATION Barbara M. Clart— Planning Direct 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — June 19, 2003 Page 2 1. 30- Minute Limit — Informal Review - Rezoning 02 -126Z — Tartan West Mr. Gerber noted this is an informal update to update the Commission on the changes in the plan. He noted this is limited to 30 minutes, and there will not be public input tonight. There will be future opportunities for public input. Kolby Tumock said there have been a number of changes since the concept plan. Over 40 acres were added at the northwest corner, the large lake has been shifted, and there are not 498 units. The new layout will save more trees. Providing service to the site and Community Plan impact equivalencies have been answered positively. The utility plan is not final. There will only be 62 single - family lots. The northwest corner is non - specific and indicates 90 units. The wellness center layout has grown to 80,000 square feet with the same uses. Ben W. Hale, Jr. said they positively addressed all the Commission's issues. They plan to save 90 percent of the landmark trees, and there are going to transplant the majority of the site's trees to the border and for reforestation. They want to create a rural corridor. They preserved the creek except for a crossing. Mr. Hale said because there are only 63 single - family lots, they will add only 40 children to the schools, and this size project would typically produce 435 children. They have been working with Doyle Clear to assure that the traffic numbers are supportable. He said this cluster, empty- nester type of housing produces about 25 percent less traffic than standard single - family lots. He said their school and traffic impacts are less. Mr. Hale said the plan has 37 percent open space, much of it is on the creek. The plan is to save all the tree masses along the creek. He said they will have four or five specific kinds of architecture. Mike Fite, the site designer, said the layout for the added 40 acres will be similar to the housing at the southeast corner. They are working on a plan that will not impact the wetlands or streams. The openspace will be linear due to the 200 -foot setback. He said the major change is the club and its location. It was moved to preserve the stream and trees. It creates an opportunity to increases the Hyland -Croy setback to 600 feet. The lake will connect to all Hyland -Croy Road bikepaths, providing access. Mr. Fite said the majority of the roads connecting to Hyland -Croy Road will be public. They have addressed the concerns of Mr. Clear and staff regarding intersections and improvements. There is a street stub to Riviera. He said they have worked out vehicular and pedestrian connections to Tartan Fields Drive, and are considering a tunnel for the bikepath. Mr. rite said they are trying to make the open space more visible from the units themselves. Many more wily abut open space than in the previous plan. They incorporated conservation design techniques. They have amassed the openspace to create larger park spaces. They are not impacting any of the documented wetlands or streams. He said there are 92 acres of openspace. Dry detention basins will not be necessary. Mr. Fite said they are using a Tuscan theme. Their architectural palette has eight styles from which to choose. Each component will choose a style. A high level of architectural diversity will be incorporated. If the City wants the barn, they will preserve it. He said the bikepaths will run through all the parks and connect to Glacier Ridge Metro Park. All the outside bikepaths will connect to Tartan West. 02 -126Z Tart , An AAA, -ct Dublin Planning and Zoning Commission Minutes — June 19, 2003 Page 3 Mr. Hale said they met with the Muirfield Civic Association and the Phase 43 neighbors. The plan has no connection, but the traffic study looked at three possibilities. They will do whatever is required. The results from the resident survey are not yet calculated. He said the most vocal group does not want anything done and prefers their street being left alone. They prefer the strong connection to Muirfield. A fabulous wooded entryway could be developed at Glick Road. Mr. Hale said they will transplant 60 percent of the existing trees to create a very special buffer. Mr. Fite said 60 percent of the 4,000 trees one -foot in cdliper or less. They will meet the City's preservation and replacement ordinance. Mr. Fite distributed a packet that shows the private and public open spaces. He said the club had grown primarily to add amenities. Ms. Boring said the residential density should not be based on the commercial clubhouse site. Ms. Clarke agrees that this usage should be separated out. Ms. Boring asked if non - residents could walk around the lake. Mr. Fite said the western half of the lake would have public access and the eastern would be private. Mr. Fite said there will be a walk trailfbikepath along the middle road. Ms. Boring said the connection to Tartan Fields made sense. She liked the idea of a tunnel and asked if tunnels to the Metro Park had been considered. Mr. Fite said they were trying to decide where that connection would best be located. Mr. Saneholtz had a problem with the density, but he appreciated the overall concept. It was a great alternative to the original plan. He commended the applicant. He asked if the bikepath connects to the southern tip. Mr. Fite said they would look into it. There is a connection on the parkway, a 50 -foot setback with a pedestrian connection. Mr. Saneholtz liked the tunnel. He noted the very straight street in the northeast area should meander more. Ms. Boring agreed. Mr. Saneholtz said the center of the development, which was very dense, seemed very grid -like. Mr. Fite said this is a village concept. It has rear- loaded with houses and alleys. He said the pocket of woods needed something different. Mr. Ritchie liked how this plan was evolving. He strongly supported the variety of housing types being presented and said the power line had been addressed well. Mr. Messineo asked if the riding trails were still part of this plan. Mr. Fite said no. He said crossing the road in a tunnel would be difficult for a horse. Mr. Zimmerman wanted a clear list of the uses for the 80,000 square foot club building. Mr. Hale said there is a narrow list of uses in the text, uses associated with a health club. Mr. Gerber said the usage needed to be sculpted, and a gas station would be inappropriate. Mr. Gerber liked the tunnel idea and suggested it be used for cars also. He asked if homes would be built behind Muirfield Phase 43. Mr. Fite said no, it was all openspace_ Mr. Gerber said it should be placed in a no- build /no- disturb zone. The applicants should discuss enhancing that area with the Muirfield Civic Association. He said they were on the right track. Mr. Fite said a finalized submission will be filed next week. Mr. Gerber thanked everyone. He restated the residents will be welcomed to comment at future meetina-z 02 -126Z Tartan West ._CITY of DUBLIN Division of Planning 5800 Shier -Rings Road Dul — bio 43016 -1236 hom ,D:614-410 -4600 Fax: 614- 161 -6566 Neb Site: www.dublin.oh.us PLANNING AND ZONING COMMISSION RECORD OF ACTION AUGUST 14, 2003 The Planning and Zoning Commission took the following action at this meeting: 5. Rezoning 02 -126Z — Tartan West Location: 251.5 acres generally located on the southeast of Hyland -Croy Road and McKitrick Roads. Existing Zoning: R, Rural District. Request: Review and approval of a rezoning to PUD, Planned Unit Development District, under the PUD provisions of Section 153.056. Proposed Use: A residential community designed around a 78,878 square foot recreation/wellness center. The plan includes 61 new single - family lots, 160 cluster dwelling units, 186 condominium units, 75 future residential units, a 13 acre pond and 100 acres of open space. Applicant: Tartan Development Company West, LLC, 8070 Tartan Fields Drive, Dublin, Ohio 43017; George and Mary Bakallis, 8643 Birgham Court, Dublin, Ohio 43017; Anna James, 9338 Hyland Croy Road, Plain City, Ohio 43064; Norman Malik, 8640 Hyland Croy Road, Plain City, Ohio 43064; Jon Shoemaker, 121 Horse Spring Coulee Road, Tonasket, Washington 98855; and Susan Woerner, TR, 5796 Haddingtonshire Lane, P.O. Box 3334, Dublin, Ohio 43017; represented by Ben Hale, Jr., 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contact: Kolby Turnock, Planner. MOTION: To table this rezoning application. Issues: 1) The text needs to describe the specialty /"empty- nester" housing, especially regarding its revenue and school impact characteristics; 2) The text needs to address the maintenance responsibility for the common areas within these subareas; 3) The text should include a community garden in Subarea I, if it is an intended use in conjunction with the preserved barn; 4) The maximum height from grade and the maximum square footage of the fitness /wellness center need to be established in the text; 5) A greater setback for the fitness /wellness center from Street "A" should be established; Page I of 3 02 -126Z Tartan West PLANNING AND ZONING COMMISSION RECORD OF ACTION AUGUST 14, 2003 ±1 Rezoning 02 -126Z — Tartan West (Continued) 6) All lots must meet the requirements in the proposed text or be eliminated; 7) The "coastal' architectural style should be removed from the architectural palette as an option; 8) The subarea plans and text need to be consistent with the preliminary plat, and the potential connection to Glick Road be shown on all plans; 9) A phasing plan is needed as required by the PUD, preliminary development plan regulations; 10) The applicant needs to provide evidence that work with the Army Corps of Engineers and the Ohio EPA on a wetlands mitigation plan is progressing/completed prior to filing any final development plan for Subareas B, D, and I; 11) The open space calculations should be revised to exclude the pond areas attributable to for stormwater management; 12) Side property lines need to be added to Lots H -76 through H -78; 13) No -build and no- disturb zones should be added to the plan in the appropriate locations as discussed in the staff report; 14) Buffers are needed around the residential subareas and that buffer designs be submitted; 15) A mitigation plan is needed in the text that covers the replacement of transplanted trees if they do not survive; 16) External landscape plans for the scenic road frontage areas are needed; 17) The proposed bikepaths must be at least eight feet in width; 18) The text needs to indicate that the developer will build the tunnels indicated on the plan; 19) Sufficient public access and parking must be provided for the barn and large lake; 20) Access into any parking facility adjacent to the existing barn on Hylan&Croy Road must be from Street F and to the satisfaction of the City Engineer; 21) All public streets must have a 100 -foot turning radius and that any changes in the layout or number of units be revised accordingly on the preliminary development plan and in the text; 22) Additional stub streets will be needed in the northern portion of the site to provide access for future potential residential development; 23) If the connector road into Tartan Fields is approved by Delaware County, the traffic study for this project will need to be updated and the impacts of the new road mitigated to the satisfaction of the City Engineer; 24) A pavement width of 22 feet is required for the north/west side of Street "A" in the area of the medians; 25) The road in Subarea B should be public; 26) The typical street sections need to be revised to the satisfaction of the City Engineer prior to submitting any final development plan; Page 2 of 3 02 -126Z Tartan West PLANNING AND ZONING COMMISSION RECORD OF ACTION AUGUST 14, 2003 S. Rezoning 02- 126Z— Tartan West (Continued) 27) Tree lawn size in Subareas C and D should be seven feet in width and all other tree lawns be sized to the satisfaction of staff, 28) Sidewalks are to be at least four feet in width except along Street A where they need to be at least five feet in width; 29) The right -of -way at the intersections of the public streets needs to be revised to straight lines as required by code; 30) Proposed street names should be submitted, reviewed and approved prior to applying for any final development plan; 31) The applicant needs to continue to work with staff in resolution of the alignments and infrastructure needed to service the site with sanitary sewer and water; 32) Ownership of sewer and water lines needs to be finalized prior to submission of any final development plan; 33) The sanitary sewer alignment needs to be determined with sensitivity to existing trees and other natural resources on site; 34) The necessary sanitary sewer easements from Lots 2065 and 2066 of Muirfield Village Phase 43 need to be secured to the satisfaction of the City Engineer; 35) A site for a water tank needs to be identified; 36) The noted future 16 -inch waterline along the Hyland -Croy Road and McKitrick Road frontages of Subarea B will be the responsibility of the developer /applicant for the subarea; 37) The proposed waterline on the south side of Street A can be reduced in size to a 12 -inch line to the satisfaction of the City Engineer; 38) The existing 12 -inch waterline on the south side of Glick Road needs to be extended to connect to the proposed 12 -inch waterline on the south side of Street A; 39) The existing 16 -inch water line at the north property line of the high school property needs to be extended; and 40) The stormwater management plan must meet the requirements of the Stormwater Regulations to the satisfaction of the City Engineer; * Ben W. Hale, Jr. agreed to the tabling. VOTE: 7 -0. RESULT: After a lengthy discussion, this case was tabled to the September 18, 2003 meeting in order to better address the issues listed above. STAFF CERTIFICATION Barbara M. Clarke Planning Director Page 3 of 3 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — August 14, 2003 Page 11 11 5) That a screenin Ian for rear utility bo be submitted, subject staff approval; 6) That a left to lane be constructed o yland -Croy with the f t phase; 7) That a c y of the recorded e ment for the stormw r facilities on the Met Park e be submitted before e construction drawin for any section of the division 10) 11) 12) 1 14) prop are pproved and that the intenance of the impr ements on the Metro p property be solved subject to staff proval; That a modified Bis Crossing preliminary at be submitted for the f ; That the text be r ised to prohibit firepl es and bay windows fro encroaching into side yards, require chitectural detailing ol elevations which can b een from exterior roads, not consid streets as lots in coon ' g for architectural dive tty, incorporate a third front setback ave a rear yard of 25 et, and be limited to 56 ots and a density of 1.84 du/ [for e Bishop's Run section , subject to staff approva - t the proposed 25 -foot ont setbacks on the six located on the west side of e major north/south drive be justed to vary by a ' imum of five feet, as re red in the subdivision diversit ordinance, at the time o e preliminary plat, and that is be reflected on the drawings miffed for rezoning, s sect to staff approval; That the Bi op's Crossing bikepa along Tullymore Drive be fled north and be depicted the final plats for Bisho s Crossing, subject to staff roval; That t portion of the lot locat in the 100 -year flood plai 'n the northeast corner of site e deeded to the Metro P , and that and a fence be aced at the rear of the lot o e eded portion; That subject to staff proval, the bikepath alon yland -Croy Road be situ d so that there is a smooth ition from sidewalk to ikepath, at Sagestone Driv , and perhaps meander slightl , That the ap cant provide details of stormwater design, in ac rdance with current stormwat regulations, and that o raised crosswalks be i ized on the primary north/ uth street for traffic calmi at the preliminary plat; T Clove Mill Drive be pos with a sign indicating that e street is subject to extension a future date; That a forced and ed homeowners' associate be legally established and tit maintain the comm areas; and That all utility p iders be listed on the final at. 15) 17) Mr. Ritchie s onded, and the recorded �rber, was: Mr. Messineo, yes; Mr prague, yes; Mr. Zimmerm , yes; Mr. Ritchie, yes; Mr. no; and Ms. Boring, yes. pproved 5 -1.) rber called a short recess a :10 p.m. 4. Development Pla onditional Use 01- 088DP /Z Kohler PCD, bares E - United Dairy F mers/Mobil Gas — 5565 Woe oad This case was p poned prior to the meeting. T e was no discussion or v taken. 5. Rezoning 02-126Z— Tartan West [Mr. Saneholtz arrived at 9:15 p.m., just prior to the beginning of this case.] Mr. Gerber said this case has been recommended for a tabling because there are numerous issues outstanding. Because it is a very large project, they need to get started this evening. He announced the order 02 -126Z Tartan We-t Dublin Planning and Zoning Commission Minutes — August 14, 2003 Page 12 of speakers and said the hearing of this case will be continued until September 18, provided the applicant agrees. It will have an extended hearing at that time, and there may be subsequent meetings if necessary. He encouraged everyone to attend that meeting also. Kolby Turnock said this is a preliminary development plan for 482 residential units and a 78,878 square -foot wellness center. He showed several PowerPoint pictures. The site totals 251 acres on the southeast corner of McKitrick and Hyland -Croy Roads. It is in Union County, except for the extreme northeast corner. Nearby uses include the Jerome Dublin High School, Tartan Fields, Muirfield Village Phase 43, Glacier Ridge Metro Park, and the Riviera Golf Course. This site is zoned R, Rural, and this is a request for the PUD, Planned Unit Development District. Mr. Tumock said this land assemblage represents a great opportunity, and there is still some work to do. Staff recommends tabling to address the issues listed in the staff report: 1) The text needs to describe the specialty/"empty- nester" housing, especially regarding its revenue and school impact characteristics; 2) The text needs to address the maintenance responsibility for the common areas within these subareas; 3) The text should include a community garden in Subarea I, if it is an intended use in conjunction with the preserved barn; 4) The maximum height from grade and the maximum square footage of the fitness /wellness center need to be established in the text; 5) A greater setback for the fitness /wellness center from Street "A" should be established; 6) All lots must meet the requirements in the proposed text or be eliminated; 7) The "coastal" architectural style should be removed from the architectural palette as an option; 8) The subarea plans and text need to be consistent with the preliminary plat, and the potential connection to Glick Road be shown on all plans; 9) A phasing plan is needed as required by the PUD, preliminary development plan regulations; 10) The applicant needs to provide evidence that work with the Army Corps of Engineers and the Ohio EPA on a wetlands mitigation plan is progressing/completed prior to filing any final development plan for Subareas B, D, and I; 11) The open space calculations should be revised to exclude the pond areas attributable to for stormwater management; 12) Side property lines need to be added to Lots H -76 through H -78; 13) No -build and no- disturb zones should be added to the plan in the appropriate locations as discussed in the staff report; 14) Buffers are needed around the residential subareas and that buffer designs be submitted; 15) A mitigation plan is needed in the text that covers the replacement of transplanted trees if they do not survive; 16) External landscape plans for the scenic road frontage areas are needed; 17) The proposed bikepaths must be at least eight feet in width; 18) The text needs to indicate that the developer will build the tunnels indicated on the plan; 19) Sufficient public access and parking must be provided for the barn and large lake; 20) Access into any parking facility adjacent to the existing barn on Hyland -Croy Road must be from Street F and to the satisfaction of the City Engineer; 02 -1262 Tartan West Dublin Planning and Zoning Commission Minutes — August 14, 2003 Page 13 21) All public streets must have a 100 -foot turning radius and that any changes in the layout or number of units be revised accordingly on the preliminary development plan and in the text; 22) Additional stub streets will be needed in the northern portion of the site to provide access for future potential residential development; 23) If the connector road into Tartan Fields is approved by Delaware County, the traffic study for this project will need to be updated and the impacts of the new road mitigated to the satisfaction of the City Engineer; 24) A pavement width of 22 feet is required for the north/west side of Street "A" in the area of the medians; 25) The road in Subarea B should be public; 26) The typical street sections need to be revised to the satisfaction of the City Engineer prior to submitting any final development plan; 27) Tree lawn size in Subareas C and D should be seven feet in width and all other tree lawns be sized to the satisfaction of staff; 28) Sidewalks are to be at least four feet in width except along Street A where they need to be at least five feet in width; 29) The right -of -way at the intersections of the public streets needs to be revised to straight lines as required by code; 30) Proposed street names should be submitted, reviewed and approved prior to applying for any final development plan; 31) The applicant needs to continue to work with staff in resolution of the alignments and infrastructure needed to service the site with sanitary sewer and water; 32) Ownership of sewer and water lines needs to be finalized prior to submission of any final development plan; 33) The sanitary sewer alignment needs to be determined with sensitivity to existing trees and other natural resources on site; 34) The necessary sanitary sewer easements from Lots 2065 and 2066 of Muirfield Village Phase 43 need to be secured to the satisfaction of the City Engineer; 35) A site for a water tank needs to be identified; 36) The noted future 16 -inch waterline along the Hyland -Croy Road and McKitrick Road frontages of Subarea B will be the responsibility of the developer /applicant for the subarea; 37) The proposed waterline on the south side of Street A can be reduced in size to a 12 -inch line to the satisfaction of the City Engineer; 38) The existing 12 -inch waterline on the south side of Glick Road needs to be extended to connect to the proposed 12 -inch waterline on the south side of Street A; 39) The existing 16 -inch water line at the north property line of the high school property needs to be extended; and 40) The stormwater management plan must meet the requirements of the Stormwater Regulations to the satisfaction of the City Engineer; Mr. Turnock said one ongoing concern is preserving the natural resources. The existing structures are a barn at the southwest corner, and an existing house along the northern portion of Hyland -Croy Road. Streams transverse the site, and there are wetlands on the northern portion of the site. There are large tree stands. An electric easement runs diagonally through the site. He said the Tartan West master plan includes 61 large lots, 160 cluster units, 186 condos, and 75 undetermined units in Subarea B (either attached cluster or condo) in the northwest corner. The 02 -1262 Tartan NAIact Dublin Planning and Zoning Commission Minutes — August 14, 2003 Page 14 gross density, excluding the wellness center site of ten acres, is 1.99 du/ac. The single - family area is in the north along Street A, the main through street running from Manley Road to Hyland - Croy Road. There are three access points: two from Hyland -Croy Road and one from Manley Road. Most streets will be public. Within the attached area and the wellness center, the streets will be private. It is unclear if several will be private or public. Another public street onto McKitrick Road is needed through the corner site, plus additional stubs into adjacent sites. Mr. Tumock said the northern lane of Street A needs to be 22 feet wide to provide on- street parking. Mr. Tumock explained the single - family standards. He said Subareas H and I are on public streets and are fee simple lots, and the plan asks to be exempted from the lot variation standards in the subdivision regulations. There are 200 -foot setbacks from all scenic roads, as designated in the Community Plan. The plan has about 13 acres of ponds. The plan does not show no -build or no- disturb zones. Buffer details around residential areas are needed. Subarea Chas 19 single - family lots, which are at least 150 feet wide and 30,000 square feet, and Subarea D gas 100 -foot lots of 15,000 square feet. Several lots fail to meet the size standards. Subarea G will be 126 attached condos at a density of 3.66 du/ac and over 16 acres of openspace. It has a perimeter setback of 25 feet and 100 feet from Street A. Subarea H, south of street A in the middle of the site, will have 49, 60 -foot lots of 6,200 square feet. Several of these fall below the standards. There are four -foot front setbacks, and five -foot rear yards. There will be 12 feet maintained between buildings as required by the Building Code. This subarea has a density of 2.94 du/ac and has 6.6 acres of openspace. He said Subarea I has a density of 1.92 du/ac and 27.8 acres of openspace. It contains 111, 70- foot lots of 8,400 square feet. The front setback is four feet, the rear is five feet, and the side yard requirement is six feet. Several lots do not meet the minimum size standards. This subarea also contains the barn located along Hyland -Croy Road that will be donated to the City. The bam/park area will need some parking, with access from Street F. Subarea J has 60 condos in five 12 -unit buildings, the majority of the 13 -acre lake and 200 feet of frontage along Hyland -Croy Road. These streets will be private with a setback of 25 feet. It will have Tuscan-style architecture, as will Subarea K. The northern two buildings will be permitted to have overnight accommodations for club members and residents of Tartan West. Subareas J and K permit four -story buildings. Subarea K is ten acres and contains the fitness and wellness center of 78,878 square feet with 500 parking spaces. The text indicates a 25 -foot setback for parking and the building, and staff believes the building setback needs to be increased. The maximum height above grade and maximum size need to be established. The uses include an athletic club, health and wellness center, spa, banquet facility, restaurant, gift shop, and dry cleaning. Mr. Tumock showed a slide of the 100 -acre openspace plan. He said 19 acres of that is private and 88 acres are public openspace. He said staff had concerns with access to some of the public openspace, mainly the large lake. The openspace includes the 150 -foot electric easement. He said staff is still working with the applicant on the total openspace calculation. 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — August 14, 2003 Page 15 Two tunnels are proposed for connections to the Metro Park and to Tartan Fields, but it is not clear who will fund them. A connector is shown to Tartan Fields as was requested in previous meetings. The road intersection is actually out of Dublin's jurisdiction. Mr. Turnock said the study indicates that Dublin can service this site, but the routes to be taken have not yet been finalized. Waterlines can be extended, but a site for a future water tank needs to be established. A water booster station is also planned. The general water pressure in the surrounding area will be improved. Stormwater regulations must be met. Mr. Turnock said the applicant is working with the Army Corps of Engineers to manage the wetland issues for Subareas B, D, and I. He showed slides of examples of the Tuscan-style architecture style proposed for the condos and the fitness and wellness center. Traffic improvements include left- and right -turn lanes on Hyland -Croy Road, left turn lanes on McKitrick and Manley Roads, and left turn lanes within the site. A connection to Tartan Fields is included. Off -site improvements may include traffic lights, stop signs, etc. Paul Hammersmith, said his written evaluation of the Glick Road extension had been distributed to the Commission. He was asked to evaluate the extension relative to transportation, planning, and traffic operations, with an emphasis on safety. The 1988 Thoroughfare Plan was in place when Muirfield Phase 43 was built in 1989. The 1988 Thoroughfare Plan shows a road extension of Glick Road extending to a new north/south connector road. In 1997, the Thoroughfare Plan was changed, and Glick Road is not shown as extending. At that time, the area under study was expected to become acreage within the Metro Park. The Park Board's land acquisition plans changed, but the Thoroughfare Plan did not. He noted that Glick Road is a 38- foot wide, back to back of curb, "unloaded" roadway within a 60 -foot right -of -way. Mr. Hammersmith said the applicant performed a traffic impact study with the concept plan, and it has been forwarded to the Commission. Three access alternatives were studied for Tartan West, related to Muirfield Phase 43. Alternative A is the `no- build' alternative. Alternative B is a configuration consistent with the 1988 Thoroughfare Plan, extending Glick Road into Tartan West as the major access. Alternative C provides a Tartan West access to Manley Road and connects to Muirfield Phase 43 through Street A, then disconnects Glick Road at Avery/Manley. Mr. Hammersmith said he and Doyle Clear reviewed and concurred on the traffic impact study. The results of the study were shared with the residents to seek their input regarding the three alternatives. Their responses identified several issues: Children and pedestrian safety within the area, requests for a multi -way stop sign at the Avery /Manley /Glick intersection, requests to reduce the speed limit on Manley Road north of the intersection, and no connection into Tartan West from Muirfield Phase 43 (basically Alternative A, the no -build scenario). Mr. Hammersmith said another resident issue was the loading and unloading for the schools on Glick Road, but that is a separate issue to address with the schools. He has written to the Delaware County Engineer asking to reduce the speed limit on Manley Road which was outside of Dublin's jurisdiction. The County Engineer is required to perform a speed study and then submit it to ODOT for review. If ODOT approves it, the speed can be reduced. Dublin has offered to fund and perform that study ($3,500). He said the multi -way stop will be evaluated 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes —August 14, 2003 Page 16 under current and future conditions. He said the intersection does not meet the MECTD warrant for a multi -way stop sign control, and may not meet the criteria even in 2013. Mr. Hammersmith made a correction to the trip distribution in his analysis report. He said instead of 10 percent, it is actually a 20 percent resultant to this intersection. Also, in the total traffic in 2013, under Alternative C, it should be 185 vehicles in the PM peak. He said they evaluated the affect of the wellness center traffic and level of service. It shows 54 AM peak trips, evenly split entering and exiting, and 44 trips in the PM peak. The Community Plan sets the base standard for intersections as level of service "D." Currently, the intersection is at level of service `B," and it stays there with the site traffic at the intersection. It declines to level of service "E" in 2013. The analysis indicated that multi -way stop signs are not really needed. A roundabout may produce the best results, up to level "A" during the horizon year. Mr. Hammersmith said the character of Glick Road within Muirfield 43 indicates it was intended to be extended west. The residents have concern about pedestrian access and traffic, but the greatest concern is to the safety of the intersection. He said for the near and long term, the safest alternative is really Alternative C for Tartan West and for Muirfield 43. He said the new connection shown between Tartan Fields and Tartan West does not change the traffic impact study of April 29. The net affect is negligible on the Avery/Manley /Glick intersection. Ben W. Hale, Jr., attorney, said they had worked hard to resolve the technical issues, and they made numerous plan changes based on staff's suggestions. Mr. Hale said they will have answers for the issues raised in the staff report before coming back to the Commission. Mr. Hale said this project is unique to Central Ohio because the majority of the houses are "empty- nesters." Their traffic study compared a standard subdivision on this site to their plan, and there is a 25 percent reduction in overall traffic, or about 1,000 less cars a day. Also, with respect to the affect of "empty- nester" housing on the school system, this development will produce excess school revenues of about $2.5 million, over the costs to educate the new students that will live in Tartan West. By comparison, a typical single - family development would be a negative of $3M for the school district. Mr. Hale said they have 100 acres of openspace, and 30 acres are required. They will be movin many trees, rather than removing them. They plan to move all the trees possible. As few landmark trees as possible will be disturbed. Only two or three landmark trees should be affected and they will replace them inch - per -inch. Ray Hustic, sales director for Tartan West, said this will be exciting for the future residents. The community and club are designed for people who are between children and grandchildren. Some Dublin residents want to simplify life, but they have not found a housing product that meets their lifestyle, a place to relax and revitalize. They are concerned with living longer and better. Present housing choices have floor plans that are nearly obsolete. These will have open entertaining kitchens, elegant master suites and baths. The community itself will feature smaller maintenance -free condo and patio homes priced at $400,000 4600,000. Mr. Hustic said the community will have classic architecture. The club will have athletic and wellness components, a spa, and a banquet hall. The athletic and wellness center will have a .� 02 - 126Z Tartan Weot Dublin Planning and Zoning Commission Minutes — August 14, 2003 Page 17 country club atmosphere with professional trainers, nutritionists, concierge, etc. He said club memberships (for the athletic and wellness center) will be available to the public. The public will have the ability to use the banquet hall and spa. They are quite excited about the concept. Mike Fite, project land planner, said they started working on this project 13 months ago. He said the client voluntarily pushes up the quality standards, and both the site and product are great. The plan is better through teamwork with the City. Their goals were to create a high quality residential community focused around a wellness facility and to integrate openspace as a functioning part of the community. They have identified trees and worked around them through openspace. Another goal was to work with the Community Plan. Mr. Fite said the important focal point is the 13 -acre water feature with the club behind it. He said 80 acres of the openspace is public, and most residents will be living next to openspace /park. Eight styles of architecture chosen are detailed in the development standards. Mr. Fite said the circulation, sewer, and traffic concerns have been addressed. Cynthia Reed, chairman of the Muirfield Civic Action Committee (CAC), said they do not oppose the Tartan West development, but they are concerned about the water supply to this area. She thanked the City for acknowledging and addressing this issue before this development begins. She said their largest concern is the roads and strain on the Muirfield Phase 43 roadway. Ms. Reed said the City's proposal would cut Phase 43 off from Muirfield by closing Glick Road at Avery/Manley Road and it is bizarre. The only access for Phase 43 would be through the new Tartan West street system. This might cause delay of emergency services. She said the CAC believed Alternative B provided a win -win solution. This would take the new added traffic away from the schools, along with changing the current two -way stop to a four -way stop. They wanted the speed limit reduced to 35 mph on Manley Road. The CAC conducted a survey, and the overwhelming majority supported Alternative B. She submitted petitions with 807 signatures opposing a Glick Road extension and requesting safety measures at the Avery/Manley /Glick intersection. Ms. Reed said the Engineering staff had been very helpful. Ms. Reed submitted a copy of an e -mail response received from Bobbie Clarke in February on the City's policy to connect neighborhoods. The e -mail said road stub connections for future like development are provided. If the development were a non -like use, such as a pickle factory, no connection would be made. Ms. Reed equated this development to a pickle factory. She also submitted part of the Transportation section of Dublin's Community Plan. That section discourages primary access to high intensity development through lower intensity development. Ms. Reed said the Tartan West proposal includes 60 club condominiums that can be used for overnight accommodations and a 500 -seat media/recreation /banquet hall. This all is higher intensity development, with or without the hotel uses and is incompatible with Phase 43. Those residents bought their homes understanding that this was a quiet neighborhood with a park behind it. They do not want to be separated from the neighborhood that provides its pools and tennis courts through assessments they pay. Ms. Reed said the proposal has increased from 423 to 498 units, and the clubhouse went from 60,000 square feet to 78,000. 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — August 14, 2003 Page 18 Ms. Reed discussed the chronology of how the McKitrick Road entrance for Tartan West came to be aligned with a driveway into Tartan Fields. She thanked Commissioner Boring for responding to the CAC's many questions. Ms. Reed said Dublin takes pride in having a safe community for our children and protecting property values. Neighborhoods have not been opened up to higher intensity areas. According to the Community Plan, the proposed Tartan West site was to be part of the Metro Park. The recommendation to cut off this neighborhood goes against this community's values. Phase 43 residents do not want to be cut off from the larger neighborhood. It is not good for property value or fire safety. Glick Road should remain as it is with a four -way stop. Joan Downing, Muirfield resident and member of the CAC, explained their petition. She said a full information sheet was distributed to every resident in selected areas affected, which included those that accessed Glick Road, Avery Road, and Memorial Drive. Kathy Beyl, Phase 43 resident, said they chose their home in 1995 due Dublin's family orientation and neighborhood safety. They checked on the status of Glick Road before building, and the City told them that the road would go directly into a City park. Their realtor was told that too. Dublin is considering extending Glick Road into a development which will force drastic changes on their neighborhood. It will be a route to the high school and the wellness center. She said Alternative C would cut off Phase 43 and would take away their Muirfield Village identity. They are pleased that the plan shows no connection to Glick Road. She said neither police nor fire forces need to extend Glick Road. She said many cities are rethinking connections due to security and crime. She said Phase 43 residents do not want Glick Road extended and do not want cut off from the Avery/Manley Road exit, and they have indicated this in letters, meetings, e- mails, and surveys. She asked the Commission to support the least expensive solution, and to just leave Phase 43 alone. Sheri Courier, future Muirfield Phase 43 resident, said they chose to live there because they had observed the interaction between the neighbors and low traffic and noise. Ruth Overmohle, Phase 43, said her house abuts Tartan West park. She does not oppose the plan, but she wants to be connected to Muirfield Village, and for Glick Road to remain stubbed. She requested a berm between Tartan West and her back yard. Ruben Bake said his house is being built in Phase 43 and they also decided to live there because of the safety in the neighborhood with little traffic. Rick Muhleman, Muirfield Phase 43, said he agreed with the other residents. He said the high intensity power lines might pose a health safety. Brent Bennett, Phase 43, said most of his opinions had been expressed by others. He hoped that the Commission paid attention to the residents. He said his major concern was disconnecting the eastern end of Glick Road to emergency services, plus affects on insurance rates and property values. He said the school traffic needs to be witnessed to understand its impact. It extends onto Glick Road and farther. Mr. Bennett said there are many unknowns in the traffic situation regarding sight lines, posted speed, and four -way stop signs. He said the 1988 Thoroughfare Plan indicated that the Glick Road stub would be extended to a connector road from Jerome 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — August 14, 2003 Page 19 Road, and this should be explored again. He wanted the level of service on the east side of the intersection to be studied, if it were opened onto Manley /Jerome Road. He said there are too many loose ends that have not been fully studied. To disconnect Phase 43 is wrong. The neighborhoods are architecturally different. Warren Fishman, president of the Muirfield Association, said he had a lot of confidence in the Commission. He was really proud of how the residents conducted themselves and the level of research they had done. Mr. Gerber said the staff recommendation was to table this case due to outstanding issues. He asked if the applicant could have the issues resolved by September 18. Mr. Hale said they are already working on them. He said if Alternate B, the desire of the residents is chosen by the City, a bulb should be placed on the end of the cul de sac, and it would be dedicated to the City. It would be landscaped as part of Tartan West. The are willing to talk about a fence between the park and the private properties. Ms. Boring said a name change for Tartan West was not needed by the police and fire services. They rely on road names. She said there were still so many loose ends that this is overwhelming. The issues need to be narrowed down more by staff. Mr. Saneholtz agreed. Mr. Saneholtz said Section 6, paragraph 5, of the traffic study discussed trip generation and stated that they used a single - family residential number of 210. He said the 80,000 square foot commercial property is being compared to a racquet club, but that use generates 45 -50 people at the maximum. This commercial use will have 2,500 members. This needs to be rechecked. Mr. Hale said they were also concerned that they were comparing apples and oranges. The traffic study figures have been upgraded and will be provided to the Commission. Mr. Hammersmith said the trip generation function was flawed. He referred Mr. Saneholtz to Section 9 and the letter dated June 12 for the answer to his question. Ms. Boring this big project needs to be managed much better. She would like them to get to the core issues. The Commission does not need any more sales pitches. Mr. Gerber agreed wholeheartedly. He noted it is now 11 p.m., they had only been through the staff report, a sales pitch, and the residents' comments. At the next meeting, they will get down to the meaty issues immediately. They need to move forward more efficiently. Mr. Gerber made the motion to table this rezoning application to hear it again on September 18. Mr. Hale agreed to a tabling. Mr. Ritchie seconded, and the vote was as follows: Ms. Boring, yes; Mr. Zimmerman, yes; Mr. Sprague, yes; Mr. Saneholtz, yes; Mr. Messineo, yes; Mr. Ritchie, yes; and Mr. Gerber, yes. (Tabled 7 -0.) Mr. Gerber thanked the residents for their patience this evening and invited them all to every single meeting where they would be given the opportunity to speak. 02 -126Z Tartan West CITY OF DUBLIN- Division of Planning 5800 Shier -Rings Road Dublin, Ohio 43016 -1236 Phone/fOO:614AIOA600 Fax 614 -161 -6566 Web Side: www.dublin -oh.us PLANNING AND ZONING COMMISSION RECORD OF ACTION SEPTEMBER 18, 2003 The Planning and Zoning Commission took the following action at this meeting: 7. Rezoning 02 -126Z — Tartan West Location: 251.5 acres generally located on the southeast of Hyland -Croy Road and McKitrick Roads. Existing Zoning: R, Rural District. Request: Review and approval of a rezoning to PUD, Planned Unit Development District, under the PUD provisions of Section 153.056. Proposed Use: A residential community designed around a 78,878- square foot recreation/wellness center. The plan includes 61 new single - family lots, 160 cluster dwelling units, 186 condominium units, 75 residential units, a 13 -acre pond and 100 acres of open space. Applicant: Tartan Development Company West, LLC, 8070 Tartan Fields Drive, Dublin, Ohio 43017; George and Mary Bakallis, 8643 Birgham Court, Dublin, Ohio 43017; Anna James, 9338 Hyland Croy Road, Plain City, Ohio 43064; Norman Malik, 8640 Hyland Croy Road, Plain City, Ohio 43064; Jon Shoemaker, 121 Horse Spring Coulee Road, Tonasket, Washington 98855; and Susan Woemer, TR, 5796 Haddingtonshire Lane, P.O. Box 3334, Dublin, Ohio 43017; represented by Ben Hale, Jr., 37 West Broad Street, Suite 725, Columbus, Ohio 43215. Staff Contact: Kolby Turnock, Planner. MOTION: To table this rezoning application. Ben W. Hale, Jr. , representing the applicants, agreed to the tabling. VOTE: 7 -0. RESULT: There was much discussion regarding the site and use of the wellness center, the traffic stud gateway features, and the formatting of the text. This rezoning application was y, tabled to address the issues discussed. STAFF CERTIFICATION r Barbara M. Clarke Planning Director 02 -126Z Tartan West 69 Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 8 7. Rezoning 02 -126Z — Tartan West Bobbie Clarke said this is Kolby Tumock's case, but he is away on his honeymoon, which was more important. She agreed to handle his case in his absence. Ms. Clarke said this is a 252 -acre rezoning for 482 residential units of different kinds and a wellness center. She said the correct size of the wellness /fitness center is 75,000 square feet, not 78,878 square feet. This application was tabled last month, and staff had outlined 40 issues to be resolved. She said staff is recommending approval of this application. She showed several slides of the area. The main entrance will align with a street into Tartan Fields. She presented a slide that superimposed the plan on an aerial photograph. The wellness center is located on the western edge along Hyland -Croy Road. Street A, the main street going east/west through the property, is a boulevard through the center portion. There is a 13 -acre pond. The single - family area is to the north. There are two proposed bikepath tunnels across the exterior roads. A 150 -foot wide electrical easement runs diagonally through the site. Ms. Clarke said staff would like to see Street R as a connector (through Subarea B) between McKitrick Road and Street A. It also needs to stub into the east property line in a different location. One possible Subarea B layout was submitted for that cluster /condo site, and staff believes it will need to be redesigned. She said there is a lot of openspace in this plan, but most of it is not usable or programmable. About four acres was set aside near the wellness center that could be used to develop some park amenity. However, it also has a stream and some landmark trees to design around, and staff would like assurance of usable /programmable park acreage. She said there is a bikepath along the Hyland -Croy Road side of the pond, but the internal side of the public pond is private. Ms. Clarke said staff thinks there should be a public connection from the interior to the pond. Some additional bikepath connections are needed as well. Ms. Clarke said residents in northern Muirfield Village have experienced water problems. She said staff has assured that bringing this project on line will also produce a series of water improvements to alleviate their situation. No new units will be added to the existing water system without appropriate upgrades. One of the needed components is a water tower site. By the time the rezoning application is approved, the site for a water tower should be settled. She said portions of the site are forested, and the applicant proposes to meet many landscape requirements by transplanting trees. The staff's experience with transplanting forest trees is not good. The survival rate is low, and a backup plan is needed. She said the corner of Hyland -Croy and McKitrick Roads is very important. As traffic in the area increases, it will be the most noticeable site. She said something big and fantastic should happen on that corner. Likewise, the subdivision entrances should be significant and need a "gateway splash." Ms. Clarke said the engineering plan and the tree survey contain different information. Once this is reconciled, the plan should be .developed around where the trees are really located. Clear buffer standards should be included. She found the text to be frustrating to use and it lacked any cross referencing. Ms. Clarke said for use as the long -term zoning document, it will need to be reorganized and made more user - friendly. Many people buying lots here will need to be able to find the applicable standards easily. There is nothing easy in the current text. 02 -126Z Tartan West wo Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 9 She said sometimes with final engineering, the stormwater ponds grow in size, taking up more of the open space. Staff wants to assure that the level of usable land shown around the detention ponds will not be decreased in final engineering. Ms. Clarke said the most important issue, and the one the Commission had received multiple calls and letters from residents on, concerns site access and its relationship to Muirfield Village Phase 43. She said the City Engineer, after long study, had concluded that the best safety solution involves a connection between the neighborhoods by extending Glick Road. An area for a future connection is shown on all the plans. Similarly, he believes that access at Glick Road could be eliminated, finishing the stub as a cul de sac, at Avery/Manley Road. The way home to Muirfield 43 would be through Tartan West Street A. He believes this provides the highest level of safety for the neighborhood. It also takes care of a lot of long term issues. Ms. Clarke said if the decision is made that there should not be a cul de sac at Avery/Manley Road, staff believes that the potential for a connection should remain. It may be needed in 15 years as traffic in the northwest area increases. This would reserve the right for a connection after reexamining it in the future. The intersection of Glick and Manley could be redesigned as a modern roundabout. She showed slides of a modern roundabout. She said the City Engineer thought a cul de sac is the safest, but a secondary solution that will still meet the long -term requirements, is a modern roundabout. It will slow down traffic from all approaches. Staff recommends approval because this plan represents a lot of good things for the community. It has great architectural standards, a land assemblage that is terrific for Dublin, a comprehensive zoning package, much openspace, and it meets the Community Plan impacts. Staff believes the major issues outlined in the staff report can be resolved with 19 conditions: 1) That the Subarea text be reformatted to the satisfaction of staff prior to scheduling a public hearing at City Council; 2) That the tree survey and engineering data be consistent on all plans; 3) That the major pond be reconfigured to provide access to its east side; 4) That additional bikepaths cited in the staff report be included to provide for connectivity, and the developer design and construct both bikepath tunnels; 5) That public parkland sufficient in size and character for the development of park amenities be demonstrated prior to scheduling a public hearing at City Council; 6) That the text be revised to include assignments of maximum floor areas to each permitted use within the wellness /fitness center; 7) That a revised plan for Subarea B be submitted that is more environmentally sensitive, subject to staff approval; 8) That the alignment for the sanitary sewer extension be determined with environmental sensitivity, and sanitary sewer easements from Muirfield Village Lots 2065 and 2066 be secured, all to the satisfaction of the City Engineer, prior to filing the first final development plan; 9) That the buffer standards, HOA maintenance responsibility, and empty nester housing characteristics be clearly defined for each affected Subarea; 10) That a site for the water tank be selected prior to filing the first final development plan; 11) That all plans and exhibits be amended to provide for the extension of Glick Road; 12) That an updated traffic study be submitted if the connection to Tartan Fields is made, as approved by the Delaware County Engineer, and the impacts of the new road be mitigated to the satisfaction of the City Engineer; 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 10 13) That a phasing plan acceptable to staff be submitted prior to scheduling a public hearing at City Council; 14) That the text be revised with regard to tree preservation for transplanted trees, and with the creation of a landscape focal point at the corner of Hyland -Croy and McKitrick Roads; 15) That issues regarding lot size, buffers, setbacks, and street radii be resolved; 16) That Street "R" be reconfigured to match the contents of this staff report; 17) That the design of the stormwater management ponds not be expanded to reduce the amount of usable parkland; 18) That street names be established prior to scheduling a public hearing at City Council; and 19) That the applicant provide evidence that work with the Army Corps of Engineers and the Ohio EPA on a wetlands mitigation plan is progressing/completed prior to filing a final development plan for Subarea B, D, or I. Mr. Gerber said a previous meeting, they heard a lot from the applicant and the residents. He said the Commissioners were very anxious to give the applicant some feedback. Ben W. Hale, Jr. said he thought they had responded positively to all 40 issues raised by the staff. He said he would submit a phasing plan for staff review. He said they largely agreed with everything Ms. Clarke said and with the staff report, but they want to discuss a few points. Mr. Hale said they had done a total preliminary plat, and a lot of work was done since the last meeting. Mr. Hale said they have looked at a number of Phase 43 issues in their traffic study. They considered the modern roundabout at the intersection. He said the two best solutions were a roundabout or bringing the access to Phase 43 through Tartan West with a cul de sac at the exterior street. He said the roundabout works at Level of Service (LOS) "A ". It creates a safe condition. He thought it was the right thing to do. However, he thought the west end of Glick Road should be terminated with a finished cul de sac and landscaped. They will show the right - of -way for some future extension as requested. Mr. Hale said regarding Condition 3, they will provide a pathway system for the public to the lake. They feel it is inappropriate to have a bikepath through this area and behind the premium lots. This development is largely adult housing, however, they have committed to a park with play structures. There are 10` /2 -, 8- and 5 -acre parks proposed for non - formal recreation. Mr. Hale said the staff report states that the large lots are not required to meet the lot size diversity program. He said the detached, cluster -type development will be built by different builders. The houses will not be the same, but they will be specifically designed for those lots. He said examples are provided in the text. Diversity in lot site there is not the right thing to do. The lots should be the same size. Greg Comfort, project engineer, said they have been working with the City Engineer on sanitary sewer alignment options. The City Engineer prefers the route near the Riviera Country Club from Belvedere. It also involves the high school property. Improvements to the water system will be included as part of this development. They will build new water lines along the perimeter of Tartan West and through the property. Two possible water tank sites are being considered, one in the Metro Park, just to the west of Hyland -Croy Road, or near the Delco water tank on Jerome - Manley Road. He said they are meeting with Metro Parks. He said that tank, plus the 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 11 pumps and lines will upgrade the pressure within the whole Muirfield Village area. This development will facilitate a correction in the pressure situation for the whole region. Mr. Comfort said they felt very comfortable that what they have proposed for stormwater detention management will be adequate and the lakes will not be enlarged. Mr. Hale said they intend to have major entry features, and they are working on images. The entry into the club will match Muirfield or Scioto Country Club. It involves driving through a natural heavily wooded area. He said they have secured an agreement with Muirfield to allow Street A to continue up into Tartan Fields. It needs to be platted in Delaware County. Mr. Gerber asked to see the gateway renderings. Mr. Hale said they have image drawings only. Mr. Hale said the traffic studies did not indicate the need for left turn lanes at their entrances. However, the Delaware and Union County Engineers have requested them, and the developer has agreed to install them. He said that was not reflected in the Commissioners packets. They are also working with the Army Corps of Engineers and the EPA on the wetlands issue. He said they believe they will only remove five of the 150 landmark trees. He said some of the trees will not survive, but they will water them. If a tree dies, they will replace it. They will also be planting several thousand new trees above the requirements. Mr. Hale said they should get credit for those planted trees in their tree replacement requirements. He said there is great enthusiasm for this project. He expected the final development plan will be submitted soon. Mr. Gerber invited those interested in the audience to speak, limiting comments to five minutes. Cynthia Reed, Aryshire Drive, thanked the City for listening to the residents. She said they appreciated that the City Engineer had requested permission from Delaware County to install school warning signs and to evaluate lowering the speed limit. However, the City Engineer also recommends cutting existing Muirfield Phase 43 off and making those residents go around. They feel this sets a dangerous new precedent. The staff report also states that he suggested a modern roundabout. She said that sounded like an interesting approach. Ms. Reed cited the changes in the Community Plan between 1987 and 1997, with regard to land use and the Thoroughfare Plan. The 1997 Plan did not show any westward extension of Glick Road into this project. She did not think it,was necessary to build a cut - through street extension from a lower intensity development (Phase 43) to a new higher intensity one (Tartan West). They saw no real compelling reason for this. Ms. Reed said Lynn Kelly of the Columbus Public Utility Department stated that the Columbus Division of Water will not support any change to the O'Shaughnessy bridge. She had also contacted ODOT officials with regard to Powell Road and adding traffic to Glick Road. She said they do not need more traffic on Glick Road. She was provided with a map showing a five -lane road around Wyandotte. She said she was assured that an east/west connector was not viable, because the dam bridge would not be widened. She cited several more sources, and she said the consultants all agree that there is no reason to have Glick Road as the east/west connector. 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 12 Ms. Reed said a small arterial residential road should not lead into a higher intensity development. She did not believe that reserving the right -of -way for the future was needed. She said the current dead -end Glick Road stub should be a permanent dead -end with landscaping. She said Mr. Hale had offered to landscape this area. The Tartan West 55 -foot and 48 -foot buildings are much taller that their residential homes. Ms. Reed noted that the Community Plan discourages connecting higher intensity areas to lower intensity ones. Connecting Glick Road to Tartan West would oppose the Community Plan. She asked for support in creating a permanent dead -end at Glick Road (west end). Joan Downing, Muirfield Village, presented a letter from Ruth Overlong, a resident of Phase 43, who was quite frustrated that a decision has not been made. She said shutting off Phase 43 from Manley Road cuts them off from their own neighborhood and forces them to wind their way through Tartan West. She said this was not an option. Ms. Downey said Muirfield Village gave Dublin a big name, and it was designed in pods to be connected to four major intersections: Memorial Drive, Muirfield Drive, Glick Road, and Camoustie. It is not meant to be connected to any other development. Glick Road is not a good connector. The residents should not be separated from the Muirfield neighborhood to which they pay dues. Ms. Downing pointed out that traffic problems at Tara Hill and Sells Mill Drives are requiring the work of a taskforce to resolve them. She wanted to avoid a future Glick Road Taskforce. Shelley Woytek, Phase 43, asked her neighbors to raise their hands. .[About 20 did.] She said she was only speaking for herself. She was happy the water issue would be dealt with, but she had not seen the proposed location for the water tower. She disagreed with the cutoff at Glick and Manley Roads, and said leaving the stub as it was with landscaping would be perfect. That way in 15 years, if minds are changed, it could be done. Ms. Woytek loved the modern roundabout because it did not disconnect them from Muirfield. The circle will definitely be a Dublin gateway, and she related her experience with roundabouts elsewhere that worked successfully in blending traffic at various speeds. She was concerned about the Deer Run Elementary traffic parking on Manley Road. Another type of exit plan is needed. There should be no parking, and it should be enforced. Mr. Gerber thanked everyone for their helpful comments. He said the Commission's decision on the modern roundabout will be incorporated in the action on the entire rezoning application. Ms. Boring said she had struggled with the modern roundabout idea. She did not understand why the area was not restudied for roadway needs when the Metro Park acquisition moved elsewhere. She understood the "whole" old plan. Paul Hammersmith said staff examined the existing site plan, and it did not find a great advantage to that roadway redirection. However, if the Commission wants to pursue that, this is an opportunity to do so. He recognized that a big part of the plan was conserving trees and other amenities, and those advantages were weighed against the roadway connection. As a transportation improvement, he did not see an immediate benefit to that roadway connection. 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 13 Ms. Boring appreciated Mr. Hammersmith's roundabout solution, and it is much more attractive than any other. She remains concerned that the cast/west movement of traffic is inadequately served. She said if the entire plan is not implemented, then perhaps the residents raise a valid point. She believes in connectivity and the idea of leaving the final decision open for 15 years. Mr. Gerber said in a perfect world the connection might fit exactly, but he could not support cutting off an existing neighborhood. Mr. Zimmerman agreed. The other Commissioners all agreed that the modern roundabout was the preferred design. Mr. Gerber said it was a good fit. Mr. Zimmerman said the landscaping bulb of the Glick Road stub should also be done. Mr. Sprague said traffic coordination with the schools and `no parking' signs along Glick Road are necessary. Mr. Zimmerman agreed. Mr. Ritchie said pedestrian needs should be considered in designing the roundabout. Mr. Saneholtz wondered if this design would be similar to one for Brand and Muirfield Drives. Mr. Messineo wondered whether the roundabout would serve any purpose if the connection is not made. Ms. Boring said a roundabout would enhance the area and handle future traffic. She said the roundabout addresses the entire area. Mr. Zimmerman said it was a traffic calmer. Mr. Messineo agreed the traffic circle was a great traffic calming instrument and was attractive. Mr. Hammersmith clarified that the traffic circle at Norn and Rings Road was largely aesthetic and to calm traffic. The modern roundabout is really an intersection control device. Mr. Hammersmith said only Alternative C or the modern roundabout will mitigate the impacts at the intersection caused by the development. Aside from the connection to the west, the roundabout was the only intersection improvement that achieves LOS "B" or better. A roundabout brings it back to a LOS "A ", which is the developer's obligation. Ms. Boring said she relied upon Mr. Hammersmith's judgment and thanked him. She asked the applicants to understand that the delay of time resulted in a solution for all concerned. Mr. Hale said this development contributes about 14 percent of the traffic in Manley /Glick intersection, and they have agreed to pay their fair share. He said they are working with the Economic Development Division, and this development offers the opportunity for a TIF in which the roundabout will be done. They expect this roundabout in their first phase (2004 or 2005). It is a public improvement needed whether they develop or not. Mr. Zimmerman agreed the roundabout should be constructed in the first phase. Mr. Gerber wanted to start at the edges and work inward on the issues. He said the plan does not address gateway features. The Commission would like to see those before the final development plan is presented. Mr. Hale agreed. Mike Fite, site designer, showed preliminary images of gateways. One reflects the Tuscan theme of a rural Italian landscape with vineyards, pergolas, trelliswork and outbuildings. Along 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 14 Hyland -Croy Road will be a water feature and bikepath. They expect a community pavilion. He said the standards are in the text, and the design will be presented at the final development plan. Mr. Gerber said this is a rezoning, and he expects these to be part of the zoning documents. Mr. Gerber believed this development will look fantastic, but the Commission wanted to see what the signage, colors, materials, landscaping features that surround this, etc. Ms. Boring agreed. Mr. Hale said they will submit these drawings as part of the preliminary development plan, but it was not appropriate at this level for them to do finalized landscaping plans. Mr. Fite said it will be wooded experience along Hyland -Croy Road where the lake was located. Ms. Boring was concerned that Tuscan was a current trend. She prefers a classic design that still looks great in 50 years. Mr. Hale responded that the combination needed for this is enduring materials, great architecture, great landscaping, and a good site plan. They have those elements. The materials used will get better with age. Mr. Saneholtz said this development looks great, and Mr. Anderson did a wonderful job creating Tartan Fields Golf Course. The issue of quality should be understood. Mr. Saneholtz requested a copy of the promotional video presented months ago, to keep as a benchmark. Mr. Saneholtz asked for a definition of a wellness center "member." Mr. Hale said the wellness center members will pay an entry fee to join and then pay monthly dues. Tom Anderson said the fees should range between low to mid $100s. He said a "member" was a dues paying member, and the entry fee would be under $5,000. Mr. Anderson said the facility will have 100 full -time employees. If a banquet was not being held, there should be 30 employees. Most banquets will not take place during the peak hours of the fitness facility. The peak fitness hours are 5:30 to 10:00 a.m. and 3:30 to 7:30 p.m. Mr. Anderson estimated the total number of members at over 2,000. He said the Sawmill Athletic Club has 7,000 and the Dublin Recreation Center has 10,000. At Tartan Fields, including social members, there were 500 members. Tartan Fields has 535 dwelling units. Mr. Saneholtz asked for two or three Dublin buildings with the physical characteristics similar to the proposed wellness center. Mr. Hale said Kroger. Ms. Clarke said the Dublin Recreation Center, before the theater expansion, was 75,000 square feet. Mr. Hale said the proposed building elevation is 36 feet high on the east side and 42 feet on the west. Mr. Anderson said one of the three stories is like a walkout basement. Mr. Saneholtz noted that the text read "four stories to a maximum of 55 feet." He said the text should match the drawings. Mr. Hale agreed to adjust the text. Mr. Saneholtz asked for the number of Muirfield Golf Villas, their total capacity, their rules for who can use them, and whether they collect bed tax. He said he wanted to see in writing, the Tartan West rules for use of the condos. The text says "spa guests, residents, and overnight guests of residents of Tartan Fields and Tartan West members, and guests of Tartan Field Golf Club and Tartan West Club. He said a spa guest could be the general public. Mr. Anderson agreed. 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 15 Mr. Saneholtz said Street C is still too straight, and a Subarea B layout is needed. Mr. Saneholtz asked how tall was a typical water tower. Mr. Hammersmith said 125 feet. Mr. Saneholtz said he voted against this concept plan primarily because of the proposed density versus the Community Plan. He said the land use went from Metro Park, to zero to one unit per acre, and recently to 2 du/ac. He had traffic concerns around the entire project. He has not yet been convinced that he can support this. This site should be developed at a density similar to Muirfield, which he understood to be 1.5 du/ac. He noted that Dublin's citizens.want the City to work hard to preserve its rural character, especially on our bordering lands such as this. Four- to six -story buildings out by themselves do not project anything rural. Mr. Saneholtz was worried about the wellness facility and traffic. He asked about the number of daily trips from the center in the EMH &T traffic study. Mr. Hammersmith said a June 12 letter from EMH &T estimated 504 average daily trips (ADT) over 24 hours for the wellness center. There are 54 peak afternoon trips and 44 morning peak hour trips. Mr. Saneholtz said that sounds unrealistically low. He said the Bethel Road racquet club had ten courts and 72,000 square feet with 100 parking spaces. He said there were 1,000 daily trips in the initial traffic study, similar to a racquet club. This center will promote much more activity than a tennis club. He said the corrected traffic study that actually cuts this volume in half, and that seems very strange, seems to be flawed. He wants to understand this, and the 500 trips are equal to the traffic from 46 single- family homes. He cannot understand how a 75,000- square foot mixed -use facility with 2,500 members, employees and staff, would generate so little traffic. Mr. Anderson said their numbers came from actual counts at comparable clubs. Larry Creed, EMH &T, said they also looked at another case where a banquet center was combined with a wellness center. He said they tested what would happen if the whole parking lot was full and emptied during the peak hour of the roadway, from 5 to 6 p.m. Mr. Creed said the design year for the study was 2013, not today. Mr. Hammersmith said the horizon year was ten years out. Mr. Hale said density affects two things, school children and traffic. He said in this instance, traffic is 25 percent less (1,000 cars per day) than the average 1.85 -du/ac site. Mr. Saneholtz said his concern was density and the impact of this facility, its affect upon other developments. He thought it was too dense and too intense of a use for this property. He was very skeptical of the traffic numbers provided. He said why 500 parking spaces are needed at a facility that only has 500 daily trips is incomprehensible. He wants to understand the issue. Mr. Hale said through this entire project, there has been a traffic engineer representing Dublin. Mr. Zimmerman said the largest parking lot to the west (Subarea K) first seemed too close to the main road, however there is a giant four -acre woods to the east that should not be disturbed. 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 16 Mr. Gerber asked what the parking lot buffer would look like. Mr. Fite said they will plant 25 trees for every 200 feet, as a woodland, reforestation planting. They want a vineyard component at the intersection with two outbuildings. Mounding will be used to screen parking. Mr. Zimmerman said the text uses for Subarea K included athletic club, health/wellness /spa center, and gift shop. He wanted the sizes specified. Mr. Hale agreed to add the square footage of all commercial uses, including the restaurant and salon. Ms. Boring thought every use, its square footage and its percentage should be in the text to avoid a future confusing situation like the one that arose at Muirfield Square. Any changes will require rezoning. Mr. Hale agreed. Ms. Boring said she could not support this until she saw those uses and restrictions. Mr. Zimmerman agreed. Mr. Zimmerman asked if the 55 -foot building height could be changed. Brad Schoch, architect, said this building will appear as two stories in height on the east and three stories on the lake side. The silhouette image shows that at its highest point, measured to the median of the roof, it is 42 feet. He said it will not reach 55 feet in height. Mr. Zimmerman said the text should be changed to 45 feet. Mr. Schoch agreed. Mr. Zimmerman said the exact building size should be included. Mr. Gerber wants this information to be included in the preliminary development plan. This was discussed further. Mr. Hale said the maximum building size would be 75,000 square feet. Mr. Fite said the pavement was actually at 200 feet and the building was set back 300 or 400 feet from Hyland -Croy Road. No elements will encroach on any of the 200 -foot setback. Mr. Zimmerman asked if the trees in front of the lake were the ones brought from the woods. Mr. Fite agreed. Mr. Hale said if a tree dies, they agreed to replace it with a 2'/2 -inch caliper standard nursery tree. Mr. Zimmerman asked if a six- or twelve -inch tree passed (dies) it would be replaced with a 2%2 -inch one in its place. Mr. Fite agreed. Mr. Hale said they are planning to follow Council's tree replacement policy, replacing Landmark trees inch - for -inch, and replacing non - Landmark trees, tree - for -tree. He said they will meet those standards, and if a non - Landmark tree dies, they will replace it according to policy. Mr. Zimmerman said around the parking lot, if a certain caliper tree is moved into it and it dies, he wanted the opacity to be the same with the replacement tree. Mr. Fite agreed to write into the text that the parking lot buffer will be consistent and opaque. Mr. Fite said the text will state that they will move more trees than needed. If a few die, they will not be penalized. There will be more trees than there are today on Hyland -Croy Road. Mr. Ritchie was concerned that the wellness center was too massive for the rural character of the area, being three or four stories tall. He wanted a sense of comparative footprint. He wanted information on how the banquet facility would be used, by whom and its capacity. Mr. Anderson said the members will have scheduling priority for the banquet hall over the general public. The banquet business is public due to the need for revenue. At maximum, it will 02 -126Z - r....,,,., Na7.,t Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 17 hold the upper 404s. He said many weddings are 350 people. The hall can be divided and used for two functions at once. It can be used as a banquet facility seven days a week. Mr. McGowan (architect) said the footprint of the wellness center building was 300 feet by 250 feet. [This was later found to be in error; the building is 200 feet in width and approximately 160 feet, north to south.] Mr. Ritchie said that was larger than a football field, and it is four stories tall. Mr. Hale said Phase 1 of Dublin Recreation Center was a better example of the mass. Mr. Saneholtz said the text permits up to four stories, and a height of 55 feet. Regarding Condition 3, requiring internal public access to the pond, Mr. Fite said they do not want to put a bikepath behind the premium lake lots. They want the internal site to be private. They have public access to the lake on the entire western side. Mr. Hale referred to Condition 5 that requested usable, programmable park space. He said they will supply sufficient locations for appropriate amenities for this kind of neighborhood. Mr. Saneholtz asked if the structures were permitted under the overhead utility wires. Ms. Clarke said no, not within the 150 -foot wide easement itself. She noted several backyards in Muirfield Phase 43 include part of that easement. Ms. Clarke said there was a similar situation at Dublin Village Center. The electric towers run through the shopping center, and there is only parking and landscaping underneath the wires, no buildings. Mr. Fite said their intent is to utilize the openspace to save the trees and streams for use as passive recreation. They were not sure what "programmable openspace" entails. They will do playgrounds where appropriate, but a soccer field, for example would not be appropriate. Ms. Boring said the age for the condo marketplace was changing, and younger residents will drive up the traffic counts. Mr. Hale said younger people generally cannot afford this development. Greg Comfort said the new half million gallon water tower would work with the pump and maintain the pressure. It would be part of a new pressure district that will be adequate to serve Tartan West and increase the pressure. He said there will be improvements to the east and south which will benefit homes to the north. There are two possible locations along Manley Road, but the preferred location is near Glick Road. It will be on -site only if the other options do not work. Mr. Messineo said a tank would affect the site plan. Mr. Saneholtz asked if the water tank could be used as a fire station. Mr. Zimmerman asked if the pump stations would be a separate building from the tank. Mr. Comfort said they would be downstream. He said the water improvements would be done with the first phase. Mr. Hale said the most expensive items, including the sewer, water, and roadways, have to be done with the first phase for marketing purposes. The community needs to be fully functional from the beginning. Mr. Anderson said the wellness center is also in the first phase. 02 -1262 Tartan West Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 18 Mr. Messineo was also concerned about the Tuscan architectural theme. He thought it was very nice, appears to be expensive, but a better location for it might be Tuscany or California. He wanted to avoid a theme park appearance on Hyland -Croy Road. He said the Hyatt Regency Lodge at McDonald's Hamburger University reminded him of this building with the lake, etc. Mr. McGowan said the building will be placed within a residential community with regard to proportion and scale. It will not look like a giant monolith against a residential neighborhood. Mr. Saneholtz asked if the condos elevations are lower than the main building, or higher. Mr. McGowan said the condo buildings will be a story (about 12 -15 feet) higher than the clubhouse. Ms. Boring asked if the indoor pool was Olympic- sized. She was interested in an opportunity for a partnership for a swim team at the new high school. Jim McGowan, Schoch Associates, responded that was a 25 -yard swimming pool, and a 50 -yard pool is needed for competition. Ms. Boring also found the text very hard to use and find information. She wanted to leave the overplanting idea up to staff, but she had concerns about it. She said there will be a blank space if a big tree dies. Mr. Hale agreed to work out language to address that with staff. Ms. Boring would like the playground structures and their location addressed in the text. Ms. Boring said zoning texts last forever.. Page 9 indicates that materials will be provided in the final development plan, and that is too late in the process. Mr. Hale said they would clean up the text. He said they committed to use natural materials for the basic materials. They will rework the text so that all requirements are included in the individual subarea text. There should be no need to look elsewhere for any applicable information or requirements. Ms. Boring referred to the diversity standard on page 12. She agreed that "theme" does not require diversity. In the non -theme areas, the Dublin Code requires participation by three builders, not two, for an exception to the diversity standards. This should be consistent. Mr. Hale agreed to change it to three. He said in the single - family area, they were likely to have ten builders. Mr. Fite said no homes will be duplicated. Ms. Boring said renting condos sounded close to a hotel, and bed tax should be collected. There was clarification that the overall project will be serviced by public sewers. Mr. McGowan said the wellness center has a porte couchre at the main entry. The building has three functions: a banquet facility, a public spa, and a fitness facility. The lounge is in the center. Locker rooms flank the indoor pool. The salon will have five to six hair stations, and some pedicure and manicure stations. Above the banquet space is a restaurant for members. Mr. Saneholtz asked what was the maximum capacity of the spa due to traffic. Mr. Anderson said there will be ten clients in the treatment rooms, six hair stations, and six manicures /pedicure stations, for a maximum of 50 people. The workout area capacity was 50 people. Mr. McGowan said a program chart on a square footage basis would be provided. He said occupancy numbers would correspond with the square footages provided 02 -126Z Tartan West Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 19 Mr. Ritchie said Subarea G is condo area of three - family buildings. It is one of the densest parts of the development, and that traffic has to travel through the less dense portions. This seemed to violate planning principles. Mr. Fite said the density is 3.7 du/ac. Mr. Ritchie said the scale of Subarea J, around the lake, five buildings with 12 units around the lake, did not preserve the rural character at all. This violates the Community Plan. There was more discussion about the building height in Subarea K. Mr. Fite said the 45 -foot height was at grade. Mr. McGowan said the wellness center will have tall ceilings in the athletic facility and banquet hall. They are assuming about 15 feet per floor. The condos will be closer to 12 feet per floor. He said this accounts for the difference in the building heights. Mr. Sprague said, as measured from the lake surface up to the top of the wellness center, it is 48 feet. Mr. McGowan agreed and said if the condos were also measured from the lake they would be 55 feet high. Mr. Saneholtz said the text limited those buildings to 48 feet. Mr. McGowan said the median height to the roof, as measured by Dublin Code, is 48 feet. Mr. Hale said scale perception seemed to be a problem with this project. He said they were happy to put big signs up 600 feet back from the road to demonstrate. For comparison, Mr. Fite said the Dublin recreation center was 350 feet from Post Road. Mr. Saneholtz recalled a small commercial area on Emerald Parkway by Woerner- Temple Road that was recently reviewed. He thought those buildings were limited to 35 feet because they are close to residential. These structures were beyond the size of those in some of the Dublin commercially designated areas, and those make the nearby citizens nervous. Mr. McGowan corrected the size of the wellness center. He said the building was 200 feet in width and approximately 160 feet, north to south. Mr. Sprague said theoretically, this could be called a regional facility. Mr. Saneholtz said this definitely was not rural, and the height needed to be lowered, preferably to two stories. The condos and clubhouse need to look more residential and have a much less commercial character to be true to the Community Plan. Ms. Boring said the materials need to be timeless. She thought flattening the building might hamper the look. The mass of windows and the different architectural features define it. Mr. Saneholtz agreed the architecture was awesome, but he questioned if it belongs on this parcel. Ms. Boring had not heard many negative comments about the Tuscan style. However, the location was questionable near the Metro Park. She has seen no effort to reduce the density and provide more greenspace. This development may impact development to the north outside Dublin. It may promote even denser development to the north. Mr. Hale said this site will be developed. He said subdivisions to the south are very nice, but they are not in this league. This is the right site because it can be tied to Tartan Fields. He said these units will average $100,0004150,000 more than what would normally occur. He said this site produces enough money to educate 250 more elementary students, and that cannot be 02 -126Z Dublin Planning and Zoning Commission Minutes — September 18, 2003 Page 20 achieved by typical developments. He said the Tartan team has traveled extensively to assure they know the market, the needed appearance, and for the spa being proposed. If this is not approved, six parcels will be left for individual developments. Mr. Saneholtz also thought the density needed to be lowered. Dan Lorenzo, owner of nine acres on Jerome Road, said this is fantastic. He was not concerned about the density, half of the acreage was wooded and open. He said there would be many subdivisions near the high school, and this is a very rare opportunity for something this nice. Mr. Gerber proposed tabling this case for the purpose of reformatting and nailing down the text. Issues such as signage and the gateway entrance features were not addressed. The future re -use of the wellness building, plus size restrictions, need to be resolved. He said the potential gateway in northwest portion of the site was not discussed. The lot size, buffer, setbacks, and street radii need to be resolved consistent with the staff report. The pond configuration needs to be discussed. Subarea B needs to be more environmentally sensitive also. Mr. Gerber said this was a wonderful opportunity to develop a large area and good for the City as a whole. He said the Commission is sensitive about staying in line with the Community Plan, as discussed with the concept plan. These structures need to be more in line with the rural characteristic. He liked the architecture. He did not want to keep tabling this. Mr. Hale agreed and wanted the Commission to be comfortable when they voted. He loves to drive into projects in which he was involved, and to see that he made a difference. He knows the Commissioners do the same. He believed this development is one of the three best of his life. Ms. Boring made the motion to table this application. Mr. Gerber seconded the motion. He told Mr. Hale that they had done a fantastic job to date. He wanted the pace increased if possible. Ms. Reed said the residents really want an answer regarding Glick Road. Mr. Gerber said the Commission had settled that issue. He did not think they would change their mind. Ms. Reed thanked the Commission and said they appreciated it. Mr. Ritchie said the plan will include right -of -way for the future extension of Glick Road if it is ever needed. Ms. Boring agreed. She said the condition would be changed to include the roundabout and the bulbing of the stub. Mr. Hale said it would be very clear in the text. Ms. Clarke said the plan should show a roundabout, a bulb on the cut de sac, and reserve a future right -of -way. Mr. Gerber agreed. The vote on the motion to table was as Mr. Ritchie, yes; Mr. Zimmerman, yes; Mr. Sprague, yes; Mr. Saneholtz, yes; Mr. Messineo, yes; Mr. Gerber, yes; and Ms. Boring, yes. (Tabled 7 -0.) The meeting was adjourned at 10:50 p.m. �Respectively submitted, Libby FaUcy, Administ ative Assistant Division of Planning 02 -126Z Tartan West Preliminary Development Plan TARTAN WEST Legal: Engineering: Smith and Hale D u b l i n, O h i o 37 W Broad St, Ste 725 Land Planning/ Developer: Landscape Architecture: Tartan Development Company (West) DESIGNPLACE 8070 Tartan Fields Drive 6253 Riverside Drive, Suite 100 Dublin, Ohio 43017 Dublin, Ohio 43017 Phone: (614) 766-2244 Phone: (614) 718-0155 Fax: (614) 766-9702 Fax: (614) 718-0156 Legal: Engineering: Smith and Hale EMH &T 37 W Broad St, Ste 725 170 Mill St Columbus, OH 43215 Gahanna, OH 43230 Phone: (614) 221-4255 Phone: (614) 471-5150 Fax: (614) 221-4209 Fax: (614) 471-4737 Architecture: Schoch Associates, Inc. 630 W Webster Chicago, IL 60614 Phone: (773) 325-9300 Fax: (773) 325-9302 LaFontaine Architecture Design, Inc. 223 East Dunedin Road Columbus, OH 43214 Phone: (614) 263-5888 Fax: (614) 263-5900 AS SUBMITTED TO COUNC )JWI -o� FOR MEETINGOklj6LI5 RECEIVED December 5, 2003 DEC 0 5 2003 CITY OF DUBLIN I 1 TARTAN WEST Table of Contents SECTION I - Sub -Area `C' - Street Standards G -1 Sub -Area `K' Location Map C -1 Access and Improvements G -2 - Location Map K -1 Development Overview - Permitted Uses C -1 - Landscape Architecture G -2 - Permitted Uses K -1 Development Density C -1 - Architecture G-2 Development Density K -1 Lot Standards C -1 - Proposed Elevations /Floor Plans - Lot Standards K -1 Street Standards C -2 - Street Tree Master Plan - Street Standards K -2 • Introduction Access and Improvements C -2 - Tree Removal/Replacement Plan - Access and Improvements K -2 - Landscape Architecture C -2 - Preliminary Plat - Landscape Architecture K -2 • Site Description Architecture C -3 - Architecture K -2 - Location and Size SD -1 - Street Tree Master Plan • Sub -Area `H' - Proposed Floor Plans - Existing Conditions and Character SD -1 - Tree Removal/Replacement Plan Location Map H -1 - Proposed Elevations - Existing and Proposed Land Use SD -1 - Preliminary Plat Permitted Uses H -1 - Character Imagery Development Density H -1 - Building Height Diagram • Project Description . Sub -Area `D' Lot Standards H -1 - Tree Removal/Replacement Plan - Street standards H -2 Preliminary Plat - Summary of Dublin Community Plan PD -1 - Location Map D -1 Access and Improvements H -2 - Proposed Use PD -1 _ Permitted Uses D -1 - Landscape Architecture H -2 Sub -Area `L' Open Space - Parks and O p p PD -2 Development Density D -I _ Architecture H -3 _ Location Map L -1 - Architecture PD -3 - Lot Standards D -I - Proposed Floor Plans/Elevations - permitted Uses L -1 - Provision of Utilities PD -3 - Street Standards D -2 Tr r Plan Street Tree Master Plan - Development Density L -1 - Access and Circulation PD -4 - Access and Im rovements P D -2 - Tree Removal /Replacement Plan - Access and Improvements L -1 of Traffic Stud - Summary y PD -5 Landscape Architecture D -2 _ Preliminary Plat _ Landscape Architecture L -1 Architecture D -3 - Street Tree Master Plan - Street Tree Master Plan Sub-Area 'I' Tree Removal/Replacement Plan - Tree Removal/Replacement Plan Location Map I -1 Preliminary Plat - Buffer Plan Permitted Uses I -1 - Preliminary Plat - Development Density I -1 SECTION II - Sub -Area `E' _ Lot Standards Street Standards 1 -1 I -2 SECTION III - Development Standards - Location Map E -1 Access and Improvements I -2 - Pernutted Uses E -1 Landscape Architecture I -2 Exhibits - Development Density E -1 _ Architecture I -3 • Sub -Area `A' - Access and Improvements E -1 Proposed Floor Plans /Elevations Location Ma P A -1 - Landscape Architecture a E -1 - Street Tree Master Plan • Vicinity Map - Permitted Uses A -1 - Street Tree Master Plan Tree Removal /Replacement Plan • Aerial Photograph Development Density A -1 Preliminary Plat Buffer Plan . Boundary Map - Access and Improvements A -1 `F' Preliminary Plat Surrounding Property Owners - Landscape architecture A -1 Sub -Area - Street Tree Master Plan - Location Map F -1 Sub -Area `J' • Existing Conditions Map - Tree Removal /Replacement Plan - Permitted Uses F -1 - Location Map J -1 • Illustrative Master Plan - Preliminary Plat - Development Density F -1 - Permitted Uses J -1 • Sub -Area /Zoning Plan • Sub -Area `B' - Lot Standards Street Standards F -1 F -1 - Development Density J -1 . Phasing Plan Location Ma P B -1 - Access and Improvements F -2 Lot Standards - Street Standards J -1 J -1 . Architectural Palette - Permitted Uses B -1 - Landscape Architecture F -2 Access and Improvements J -2 • Open Space Plan - Density Development P n' B -1 - Architecture F -3 - Landscape Architecture J -3 • Street Tree Master Plan - Lot Standards B -1 - Street Tree Master Plan - Tree Removal /Replacement Plan - Architecture J 2 . Tree Removal /Replacement Plan - Street Standards - Access and Improvements B -2 B -2 Buffer Plan - Proposed Floor Plans - Proposed Elevations . Club Drive Landscape Plan p - Landscape Architecture B -2 - Preliminary Plat - Character Imagery • Hyland -Croy Road Frontage Treatment -North - Architecture B-3 - Building Height Diagram . Hyland —Croy Road Frontage Treatment -South - Tree Removal/Replacement Plan Sub -Area `G' Tree Removal/Replacement Plan . Buffer Plan - Preliminary Plat aTY Location Ma P G -1 Preliminary Plat • Thoroughfare Plan Thorou - Permitted Uses G -1 g - Development Density G -1 . Preliminary Plat/Engineering - Lot Standards G -1 TARTAN WEST Development Overview — Site Description Location and Size • The site is located at the southeast quadrant of the intersection of Hyland - Croy Road and McKitrick Road. • The site is entirely in Union County, with the exception of a small area along Manley Road, which is in Delaware County. • 6 different parcels totaling ±251.5 ac. • ±4,000' of frontage along Hlyalnd -Croy Road. • ±1,300' of frontage along McKitrick Road. • ±450' of frontage along Manley Road. * Refer to Exhibits: Aerial Photograph, VieinityMap & Boundary Map Existing Conditions and Character I v.fn¢IkYIJ¢ncu 1 u,lbllln —,* .I i a � i �a y y' F, \ / �.... e ' Columblo X tvisliny u¢m / / 14� Colnmbls elm,m r xirnrm — II I I Y ' 4 • Land is gently rolling and partially wooded. • Approximately 115 of the site is wooded. • ±4,451 trees exist on the site, 150 of those are landmark trees. • Non - wooded areas are either fallow or are in agriculture. • The property slopes from the northwest to the southeast, and from an elevation of±1000 to ±940. • 2 single -family homes and their associated barns and outbuildings exist along Hyland -Croy Road. • A 150' wide Columbus and Southern Ohio Electric Easement crosses the site. 3 towers are located on the property. • A 30' wide Columbia Gas easement is located along Hyland -Croy Road. * Refer to Exhibits: Existing Conditions Map Existing and Proposed Land Uses S. • Existing land uses are agricultural and residential. • Surrounding land uses include large lot residential, residential, recreational (Riviera Golf Club), schools ( Deer Run E.S. and Grizzel Middle School) and Glacier Ridge Metro Park. • Proposed uses include residential, parks and open spaces, agricultural production, and recreational /conunerciaVinstitutional. • Single family homes, single family estate homes, empty- nester condominium homes and empty- nester cluster homes will be organized around and within an open space system that includes lakes, parks, wooded preserves, trails and a state of the art fitness and wellness center with banquet facilities and a spa. * Refer to Exhibits: Vicinity Map, Illustrative Master Plan and Sub-Area/Zoning Plan SD -1 TARTAN WEST Summary of Dublin Community Plan • The 1997 Community Plan identifies this area for Metro Park acquisition. The Metro Park Board later decided to shift the main park focus to the west, and this site is no longer included in the Metro Park Master Plan. The updated Future Land Use Map (2002) indicates this area as "residential - medium density" (1 -2 units per acre). • The Area Plan for the Metro Park (Community Plan pages 103 -105) emphasizes preserving open areas outside Dublin. It also identified this area as an identifiable "edge" between Dublin and neighboring communities. The Area Plan encourages clustering and adjacent residential design to take advantage of the Metro Park. • The 1997 Community Plan anticipated a Metro Park here, and it altered the previous Thoroughfare Plan. The westward extension of Glick Road (as shown on the 1988 Thoroughfare Plan) was removed. The 1988 Thoroughfare Plan had shown Hyland -Croy Road curved to meet Jerome Road, and Glick Road being extended to "new" Hyland -Croy Road. This land is now being developed, as anticipated in 1988, and roadway network has been re- evaluated. • The Dublin Community Plan classifies this property as "Undeveloped" and "Agriculture" on the Existing Land Use Plan. • Hyland -Croy, McKitirck and Manley Roads are designated as "Scenic Roads" and a 200' scenic setback is recommended. • Hyland -Croy, McKitrick and Manley Roads are designated as "Existing, Major Arterials." The Thoroughfare Plan recommends they remain as designated with 2 -3 lanes and an 80' R/W. • This area of Dublin has been designated as having a rural image or character. • Preserve the rural character of the area by: 1. Discouraging large residential lots along major roadways. 2. Encouraging the use of clustered residential development in areas adjacent to the Metro Park to provide for high quality residential development that preserves open space. 3. Establishing larger setbacks along scenic roads. 4. Expanding the diversity of park and recreation opportunities within and around Dublin. 5. Providing connections to and through the open space / park system and other community facilities. Proposed Use • Rezoning of an existing R district (251.5 acres) to a Planned Unit Development (PUD). • This plan proposes a residential development of 439 units and a private fitness/wellness center, banquet facility and public spa of up to 79,000 square feet. The proposed density is 1.83 dwelling units per acre 439 units/239.7 acres). The plan contains 50 single - family lots, 154 cluster units, 159 condominium units, and 76 units in sub -area B that may be either cluster homes or condominiums. • Single family homes and single family estate homes will provide families with large lots and plenty of yard space for children to run and play and provide ample space for swing -sets and other play equipment, all in close proximity to an open space system that includes lakes, parks, wooded preserves and trails. • Condominium homes and cluster homes will offer empty- nesters the opportunity to live a relaxed lifestyle in an active community. The units will be organized around and within a prominent open space system that includes lakes, parks, wooded preserves and trails, and a state of the art fitness and wellness club and spa. Cluster homes will be designed to have the living areas on the main floor, requiring a larger footprint. The larger footprint and smaller yard requirements help to discourage families with children. • The Tartan West Athletic Club & Spa is the centerpiece of the Tartan West Development. Located at the north end of the new lake, the proposed facility will provide three distinct functions: Development Overview — Project Description 1.) Spa: A public spa will offer state -of -the art treatments found typically at destination resorts of the South and Southwest. Separate wading pools and whirlpools will afford an array of choices for relaxation. In addition, a modest salon will provide standard hair services for a complete pampered experience. Located at the far east side of the building, the 3 level spa shall be accessible from an interior corridor leading from the main entry to the building, as well as a separate exterior entry adjacent to the main entry. 2.) Athletic Club: A members only Athletic Center, offering the benefits of a full health club, combined with the service and level of finish one would expect to find at a country club. Facilities include indoor and outdoor swimming pools, a hydrotherapy pool, cardio- exercise equipment, and various studio exercise rooms for aerobics, yoga, and the like. An on -site wellness center will offer health and nutritional evaluations, and design a workout regimen best suited for an individual's needs. Members will be provided with private lounges. Overnight suites will be available to members and their guests. Designed to provide flexibility, these spaces will cater to casual get - togethers as well as offer member dining experiences. Located in the center of the building, the 3 leveled athletic center will bring members to the lower level locker rooms and pools via stairways /elevators directly off of the member lounge south of the main building foyer. As laid out, the spaces are situated so as to best exploit the beautiful views out to the lake beyond. 3.) Banquet: A public banquet space, serving the greater Columbus area, will be able to accommodate meetings and receptions. Located at the west side of the building, the banquet room will be accessible from both an interior corridor off of the main entry to the building, as well as it's own separate entrance adjacent to the main entry. Several unique amenities will add to it's charm, including a glass atrium pre - function space, and outdoor terrace overlooking the lake. PD -1 TARTAN WEST • Target Marketing Emn - Nester While Dublin is primarily a family community, there are an increasing number of residents who have raised their families in the same house over a period of 10 or 15 years, who like the northwest quadrant of Dublin, but want a different lifestyle now that their children are no longer living at home. The target buyer has lived in a large 4 or 5 bedroom home, with 3 or 4 full baths, 3 -car garage on a large lot. Tartan West is planned with two sub areas ( "H" and "I ") of 160 total cluster homes designed specifically for a target market that is generally described as follows: married couples - between 45 and 60 years old - no children at home - executive income levels - living in northwest quadrant of Columbus The most common desire expressed by these target buyers is for a carefree lifestyle that requires very little time to maintain their home and yard. Additional features that will be included in the Tartan West cluster homes to appeal to this audience include: HOA for landscape maintenance Generally 3 bedrooms and 2 baths for easier interior upkeep Main floor living - Resort style kitchens for entertaining - Spacious master suites with luxurious baths and large closets - Two car garages - Den/home office/hobby rooms - Athletic Club and Spa for living better and longer - New social activities that are not centered around children's activities Competition As this market segment continues to grow, there have been very few new residential offerings to answer the demand. Of the 2,300 homes in Muirfield Village, we believe there are a large number of buyers who would move from their family homes into a home and neighborhood as described above, if one was available. Here are the current cluster home products that are available and their impacts on the school system: Number of School Children Development Weatherstone The Moors The Lea Total Families Date Built # units ES MS HS Total 1977 -1990 68 2 0 6 8 1994 59 3 1 6 10 1989 12 2 1 1 4 IRI'] 13 22 Within the Tartan West community there will be sub -areas that allow for larger homes on larger lots for family buyers. Most families want places for children to run and play, places for swing -sets and other play equipment. Deed restrictions will limit outdoor play equipment in the cluster homes sub -areas as a way to discourage buyers with children. The cluster homes will, by their design and effective lot sizes discourage buyers with children living at home. The cluster homes are being designed with more living areas on the main floor, so the building footprints will necessarily be larger and with lots that are already smaller than normal subdivisions, the resulting yards will be quite small. *Refer to Exhibits —Illustrative Master Plan & Sub-Area /Zoning Plan. Development Overview — Project Description Parks and Open Space • The City of Dublin Zoning Code requires ±28.9 acres (I1 %) of open space. • The open space portion of this plan will total ±104.5 acres (41 %), including scenic setbacks, parks, open space connections and a ±13.0 acre lake. • The developer maintains the right to minor modifications of the current open space plan, provided that the total open space area for the entire development remains 100 acres, minimum. • The storm water storage requirement for this development is 46 acre / feet. 23 acres of on -site ponds and detention basins will provide the storage. • Pedestrian trails and bike paths will connect all amenities into the Dublin pedestrian and bike path network and to Glacier Ridge Metro Park. PD -2 TARTAN WEST Architecture • Classic American architecture is the inspiration for every building and home in Tartan West. An architectural palette has been created to provide a guide for the following styles: - Colonial Revival - English Manor - French - Italian Revival - Neoclassical - Tuscan - Shingle The architectural palette is intended to be a written and visual guide that describes the permitted architectural styles. The palette does not establish architectural standards. It is intended to convey to designers and builders the architectural vision for this development. * Refer to Exhibits: Architectural Palette Provision of Utilities General • All utilities, including sanitary sewer, water, telephone, electric, and gas, are available at this site. • All utilities will be designed and constructed to meet the standards established by the City of Dublin Engineer. • A comprehensive stormwater management system will be developed following City of Dublin design criteria. Sanitary Sewer • The development site will be serviced by obtaining an easement around Riviera Country Club and constructing an 18" sewer from the Belvedere subdivision around the Riviera Country Club to the southern boundary of the site. From there, an appropriately sized sewer will be extended through the site to service both the site and an offsite area to the north bounded by McKitrick, Hyland Croy, Brock and Jerome Roads. The upper northeast corner of this offsite area would need to be serviced by a pump station and a force main. • With the single family lots along the northeast entrance being deleted from the proposed design, the entire site is proposed to be served by the above mentioned 18" sewer. As a result, the sanitary sewer extension from Muirfield Sec. 43 is not needed and has been removed from the plan. Water • With the initial phase of the development a 16" water line will be constructed north along Hyland Croy to proposed "Club" Drive. From there, a 12" line will be installed along "Club" Drive to Jerome Manley Road. At Jerome Manley Road the 12" line will be connected to a proposed 16" line being installed across the Jerome Manley Road property frontage and extended to the existing 16" water line at Avery Road. With the development of Sub -Area B the 16" line will be extended north along Hyland -Croy Road to the McKitrick Road intersection and along McKitrick Road to the eastern boundary of Sub -Area B. • Construct a PRV on the 16" line just south of the Tartan West southern boundary. • Construct a 600 gpm pump station on the 16" line along Avery Road. • Construct a 500,000 gallon tank near the McKitrick and Hyland Croy intersection and connect it into the 16" loop system. • Multiple water tower sites have been identified and the applicant is working to secure a site. A site will be selected prior to approval of any Final Development Plan. Development Overview — Project Description Tartan West Preliminary Estimates October 14, 2003 OFFSITE IMPROVEMENTS Offslte Roadway (See attached schedule) OfTsite Water Ol lte Sanitary: Construction Cost Easement Cost Total Cot Tartan Share $ 1,412,000 *+ $ 840,800 $ 1,738,000 $ 640,500 " $ 370,000 $ 370,000 $ 100,000 $ 100,000 TOTAL OFFSITE IMPROVEMEN'T'S = * ** $ 3,620,000 $ 1,951,3110 *Based upon 3 /12/03 study. A subsequent study dated 6/25/03 put this number at $900,000 which we questioned in our 7/24/03 letter. * *Actual costs to be worked out with Paul Hammersmith. * * +Cunsuvction cost only, soft costs not included * Refer to Exhibits: Preliminary Plat/Engineering am" ,r r. TARTAN WEST Development Overview — Project Description Access and Circulation '. • Primary access to the development will be via Hyland -Croy Road and Jerome/Manley Road. Both roads are classified as major arterials. • The proposed street system has been designed to provide primary access to this development and secondary access to neighboring developments. The street layout is intended to prevent cut through traffic by circuitous routing and the use of intersections. • A bike path and pedestrian trail system will be designed and constructed. This system will provide access along Hyland Coy Road to Glacier Ridge Metro Park and will provide an east -west connection through the site. • A cul -de -sac will be installed at the Glick Road stub. R/W will be dedicated for future extension of Glick Road to Club Drive. • Refer to Exhibits: Thoroughfare Plan PD -4 TARTAN WEST Development Overview — Project Description p p /miovemenf t Study Area and Methodolo v � � • The Tartan West Study was prepared to determine the transportation impact of developing = v #11 #10 approximately 251 acres. The study 1' `1 4� imnro a�m • examined 13 intersections in northwest Dublin, Delaware Coun and Union Count and cKitd lnin Y Y Y Mek Road 14 ' `114 ��#� considered the impacts of genci at development in the area over the next ten year's, and opening a new #g v "' high school in addition to Tartan West. o sre R °inree ✓ g :> improvemont e jb/ h • The proposed development is expected to generate 3,696 trips per day. This is over 800 trips per day 65 less than the same property could generate if developed at two single - family dwelling units per acre, rr °.Romred, 2 0 site tteioree '�'I'oa • The residential portions of the development were analyzed using trip generation rates established by /5 ' ° "`n' ° ^r - -� Site Riot t� ` ° °`^'e "r° 5, Road the Institute of Transportation Engineers based on numerous studies of residential traffic generation. ` —" —� r- (8) �� .....__ _._U_. i ovements 5 O GIICK > • The Tartan West Club was analyzed using three different methodologies because of the uniqueness of LEGEND West Site Dr. Public - mite Relale h °r°" enne QM3 the facility. b Alt. 1 =All —WOy Slop, When Warranted t♦Ij #12 All 2= Signalize, When Warranted Proposed Traffic Signal O' v Alt. 3= Roundabout o Trips were generated using Institute of Transportation Engineers data for file most similar AIL 4 =Remove West Log and Add 1 g lY Wb, Rt Lane. land use available, which Is designated as a `racquet club CIO11p T site Relored Public Responsibility = 899 OI = Existing Traffic Signal O ) ldiAemenu Site Responsibility = 11% • As plans for the Club developed and more information became available about the individual o� ��„ ( <l and (6) activities planned for the space, more detailed projections were made. f' = Exi aore Lane o % South Site Drive c • A worst case scenario was analyzed to account for an unusual event causing the entire parking as #13 _Ppcix ono St. Related ImWpY Gne?nc lc),(z� (� = Proposed Lane Addition = All. 1-4—Way Slop, When Warranted lot (492 vehicles) to fill and empty during a weekday afternoon peak hour. at. 2—Signalize, When warranted #3 = Intersection ID No, Site Rele(ed Alt. 3 =Rountlabout _ _ /mprovemen7 Public R ibil espensibility fit% • Potential weekend events at the Tartan West Club will not create a more critical condition than those Site api-sibility = 29% analyzed. Worst case conditions on the public roadway system occur during the weekday afternoon Gee Mitchell & Brand Road `� #6-7 peak hour. Recommended infrastructure accounts for full utilization of the Tartan West Club parking Dewitt Road + #1 lot during that time period. se_meiaree improvement P 6 Y 1 P P Rd He o 1per_ en% Alt Pu bli c s_pea_ sa Rmo na Imo rovemem a 11 Findings of the Study I= Signotre, When j Public Warranted 2 =Rountlabout �• Responsibility = 95% I mprovement to the surrounding streets stem in con; unction with the ro osed site drives are as follows: for awe A G Resp on sibilit y I aeapanaibuny = sz � e • Widen Hyland & Croy Rd to provide for a NB rt turn lane at the West Site Dr • Widen Hyland & Croy Rd to provide for a SB It tun lane at the West Site Dr ®z #3 I ts, #8 J • Widen Hyland &Croy Rd to provide fora NB rt turn lane at the South Site Dr �' rr' ��/ �' �" r Post Road • Widen Hyland & Croy Rd to provide for a SB It turn lane at the South Site Dr. �o�� ° V , • Widen Jerome - Manley Rd to provide for NB and SB left torn lanes at the East Site Drive /Tartan Connector. o, @ l J R' • Widen Jerome - Manley Rd to provide for a NB rt turn lane at the Tartan Connector Road, � LON :ucnNa eNalNaeg :a :aeveyog: • Provide for exclusive westbound left and right turn lanes on the West Site Drive at blyland & Croy PUBL TRAFFIC /MPROVEMENTS Road. A. Signalize the Post Road /State Route 161 Southbound Ramps Intersection • Widen McKit'iek Road to provide for a WB left turn lane at the North Site Dr. B. Contribute to the improvement of the Avery Rood /Brand Rood intersection. C. Contribute to the improvement of the Hyland & Croy Rood /Mitchell Dewitt intersection. Jerome - Manley Road at Glick Road and Avery Road D. Contribute to the improvement of the Jerome — Monley /Avery Rood /Glick Rood intersection. Three development scenarios were analyzed: A B and C. S /TE TRAFFIC IMPROVEMENTS A. Provide Tartan West access onto Jerome - Manley Rd with no access /connection provided to Glick 1. Widen Hyland & Croy Read to provide for o SB right turn lane of Post Road Rd. 2. Contribute to the improvement of the Hyland & Croy Rood /Mitchell Dewitt intersection. B. Tartan West access provided by Glick Rd with no access / conneetion provided to Manley Rd. 3. 4. Contribute to the improvement of the Jerome — Monley /Avery Road /Glick Rood intersection. Widen Hyland & Croy Rood to provide for o NB right turn lane of the West Site Dr. C. Provide Tartan West access onto Jerome - Manley Rd with Glick Road disconnected from 5 Widen Hyland & Croy Road to provide for a SB left turn lane at the West Site Or. Avery/Jerome- 6. Widen Hylond & Croy Rood to provide for o NB right turn lone at the South Site Dr. 7. Widen Jerome— Monley Rd to provide for NB and SB left turn lanes of the East Site Drivel7arto r Connector Alternative A works well for the Tartan West Development but the Avery Road /Glick Road intersection B. 9. Provide for exclusive westbound left and right turn /ones on the West Site Drive of Hyland & Croy Rood. Widen Hyland & Croy Road to provide for o SB left turn lone of the South site Drive, requires improvement. Alternative C also works well for the development and cures deficiencies at the 10. Widen McKitrick Road to provide for o WB left turn lone of the North Site Drive. Avery Road /Glick Road intersection but raises objections from the community. Alternative A with a 11. Contribute to the improvement of the Brand Road /Avery Road intersection, roundabout improvement at the intersection addresses most concerns. 12. Widen Jerome— Monley Rd. to provide for o NB right turn lone at the Tartan Connector Road. PD -5 TARTAN WEST Development Standards - Sub -Area A I. LOCATION MAP IV. ACCESS AND IMPROVEMENTS *See Exhibits. Hyland -Croy Landscape -North 6 Access • Hyland -Croy Road: Two full service curb cuts will be permitted. • McKitrick Road: No curb cuts will be permitted. Required Street Improvements • Widen Hyland -Croy Road to provide for a south bound right turn lane at Post Road. • Widen Hyland -Croy Road to provide for a north bound right turn lane at Club Drive. • Widen Hyland -Croy Road to provide for a south bound left turn lane at Club Drive. • Widen Hyland -Croy Road to provide for a north bound right turn lane at Tuscany Drive. • Widen Hyland -Croy Road to provide for a south bound left turn lane at Tuscany Drive. • The developer will work with the City Engineer to determine the appropriate timing and phasing schedule for all required street improvements. II. PERMITTED USES Street RIW • Hyland Croy Road - 40' Half R/W • McKitrick Road - 40' Half R/W III. DEVELOPMENT DENSITY Gross Area • t4.7 acres Permitted Units • 0 units V. LANDSCAPE ARCHITECTURE Street Trees • Street trees along Hyland -Croy and McKitrick Roads shall be planted at a rate of I tree per 50 feet of street frontage. • Street trees shall be planted informally and in close proximity to the street, as to create a canopy over the street, similar to the canopy that would be created by a regimented street tree planting. • Street trees shall be 2 %z" minimum caliper, nursery grown or transplanted stock. • Street tree species shall vary along Hyland -Croy Road. Nursery grown material shall be selected from Croup A of the Dublin Landscape Code. * See Exhibits: Street Tree Plan Bike Path • An 8' wide asphalt bike path will be located along the entire length of Hyland —Croy and McKitrick Roads. • The bike path will meander in and out of the Hyland -Croy and McKitrick Road R/W's and be incorporated into the Scenic Road Landscape Treatment. A -1 MATCH LINE SEE BELOW e ■ wr m TA -R TAN WEST Sub Area 'A " LOCATED IN* VIRGINIA MILITARY SURVEY NOS. 3453 & 6953 CITY OF DUBLIN, COUNTY OF FRANKLIN, STATE OF OHIO PREPARED FOR: TARTAN DEVELOPMENT COMPANY 6070 WrAN nELOS DI? E DUBLIN, 0R0 4JO17 MATCH LINE SEE ABOVE BY. taro. -emx wmvaa LULAIIUN MAI' .w xXc TARTAN WEST I. LOCATION MAP II. PERMITTED USES ,b Dwelling • Therned Communities - Cluster homes, attached condominium homes (two to five units per structure) or detached condominium homes, targeting the empty- nester market. • Dwelling units will be located in a manner that is environmentally sensitive to the site. Parks Open spaces, playgrounds and other related program elements and park features intended to provide for passive amenities to the immediate or surrounding neighborhoods, while limiting off -site impact. The targeted and anticipated open space for this sub -area will total ±15.2 acres, all public open space, privately maintained. The developer maintains the right to minor modifications of the current open space plan for this sub -area, provided that the total open space area for the entire development remains 100 acres, minimum, subject to Final Development Plan approval by the Planning and Zoning Commission. Agricultural Production • The fanning and production of fruits and related beverages. • Accessory structures for the support of agricultural production and storage. III. DEVELOPMENT DENSITY Gross Area • ±30.7 acres Permitted Units • 76 units IV. LOT STANDARDS Cluster Lot Size • Lot Area: • Lot Width: • Lot Frontage: 4,500 square feet, minimum 50 feet, minimum 30 feet, minimum Cluster Lot Setbacks • Front Yard Setback: • Rear Yard Setback: • Side Yard Setback: • Building Separation: 5 feet from R/W (public road) 8 feet from edge of street pavement (private road) 6 feet 6 feet 12 feet, minimum Whft sheet Development Standards - Sub -Area B Attached Condominium Setbacks • Building Setback: • Perimeter: • Building Separation: Setbacks • Hyland -Croy Road: • Mcl(itrick Road: • "Club" Drive: 8 feet, private street 5 feet, public street R/W 25 feet, building and pavement 12 feet, minimum 200 feet, building and pavement, excluding: accessory structures for the support of agricultural production and non- occupied entry feature structures. 200 feet, building and pavement, excluding: accessory structures for the support of agricultural production and non - occupied entry feature structures. 50 feet, building and pavement No -Build Zones • A no -build zone is an area designated on a subdivision plat which shall remain free of any structures including, but not limited to, drives, walks, buildings and outbuildings, sheds, fences, swimming pools, decks, swing sets / play structures, satellite dish antennae, basketball courts, etc. Nothing herein shall prohibit overlot grading and drainage facilities and utility lines and utility structures within said no -build zones. • Landscaping shall be permitted within the no -build zone. • No -build zones will be located and indicated on the subdivision plat where appropriate. Tree Preservation Zones • A tree preservation zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Utilities may be located in a tree preservation zone, if necessary, and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a tree preservation zone. • Additional landscaping shall be permitted within the tree preservation zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. • Tree preservation zones will be located and indicated on the subdivision plat where appropriate. private 5.0 TARTAN WEST L No- Disturb Zones • A no- disturb zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Grading activities and the placement of utilities are also prohibited within this area. Utilities may cross at right angles through a no- disturb zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a no- disturb zone. • Additional landscaping shall be permitted within the no- disturb zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. • No- disturb zones will be located and indicated on the subdivision plat where appropriate. STREET STANDARDS Private Streets • R/W Width: n/a • Pavement Width: 24 feet, back -of -curb to back -of -curb • Drive Lanes: 2 • Parking Lanes: one side, opposite water line • Tree Lawn: n/a • Sidewalk: n/a • Bikepath: n/a I a • Drive Lanes: • Parking Lanes: • Tree Lawn: • Landscape Island: • Sidewalk: • Bikepath: 91 feet, minimum 22 feet, back -of -curb to back -of- curb 2 not permitted 7 feet, minimum 15 feet, nummum 4 feet wide, concrete n/a Development Standards - Sub -Area B VI. ACCESS AND IMPROVEMENTS Access To Hyland -Croy Road: - Access is not permitted. To McKitrick Road: - Access is not permitted. Club Drive: - One full service curb cut is permitted. - Driveway access to Club Drive is not permitted. Required Street Improvements • Widen Hyland -Croy Road to provide for a south bound right turn lane at Post Road. • Widen Hyland -Croy Road to provide for a north bound right turn lane at Street A. • Widen Hyland -Croy Road to provide for a south bound left turn lane at Street A. • Widen Hyland -Croy Road to provide for a north bound right turn lane at Street F. • Widen Hyland -Croy Road to provide for a south bound left turn lane at Street F. • The developer will work with the City Engineer to determine the appropriate timing and phasing of all required street improvements. VII LANDSCAPE ARCHITECTURE Entry Features • Entry features will include integrated project signage, landscaping and irrigation. • Final location, design, and standards for entry feature details, landscape details and signage details will be presented and approved during Final Development Plan phase. • All entry features will be owned and maintained by a home owners association. • All entry features located in open space reserves shall be located in a landscape easement within the open space reserve(s). * See Exhibits: Club Drive Landscape Plan, Hyland -Croy Landscape -North Tree Preservation • It is the intent of the developer to preserve as many trees as possible on site. A good faith effort will be made to transplant any tree that is of appropriate size and condition to another location on -site. M 116MMI. • Drive Lanes: • Parking Lanes: • Tree Lawn: • Sidewalk: • Bikepath: 1, on side opposite water line 7 feet, minimum 4 feet wide, concrete 8 feet, asphalt ✓ u E li 2 @1 7M /CAL 5EC770M � 2 GLUES (50' R/W) Mfkf BOROEAOZ COW., MAC W CO S OR,2, SAVIOR[ A): A DRJ . AIE FIR£uZA P PoR r lS RAC SORRFNTO CWRE, ICF[ /NG MAY, P..aZON WA): hW./A OR/%E. A/ED /TERRA £. 10£INO PACE Public Cul- de-Sac Streets • R/W Width: • Pavement Width: Development Standards - Sub -Area B installation of a pedestrian /bike path VIII. ARC14ITFCTURF er Hyland -Croy Road to Glacier Ridge a. Dimensional asphalt shingles, wood, slate, concrete, installation of water features, detention Permitted Building Height r wetlands in the open space reserves. • Maximum of 35', as measured per the Dublin Code. installation of park structures within the Exterior Materials way landscape treatment. ° • Cladding Materials installation of landscaping. a. The exterior siding of all structures, including the g, seeding and landscaping. I•all existing farm fencing to the foundation, shall be finished using all natural materials, of staff, including brick, stone, manufactured stone, wood, /open space areas will require specific stucco, EIFS, fiber - cement siding products or any lancing and Zoning Commission. combination thereof will be privately maintained by a home b. Materials and specifications will be provided in the 'toy Road and "Club" Drive will have a Final Development Plan. s part of the entry experience into Tartan • Trim Materials a. Wood, vinyl, aluminum, copper or fiber- cement id details for this sub -area shall be products. b. Materials and specifications will be provided in the ved during Final Development Plan Final Development Plan. Treatment Roofing Materials ndscape treatment shall be installed in a. Dimensional asphalt shingles, wood, slate, concrete, ng Hyland -Croy and McKitrick Roads. file o r metal. b. Materials and specifications will be provided in the ment shall have a natural woodland Final Development Plan. ist of trees transplanted from on site, shrubs, ornamental trees, perennials or Exterior Colors reof • Cladding Colors n 2 '/3 in caliper, planted in this a. Natural earth tones and /or warm neutral colors, it as replacement trees. including white. � be used where existing trees are not b. High - chroma colors are not permitted. loesn't disrupt the master drainage plan, section of Hyland -Croy and McKitrick • Trim Colors 'toy Road and "Club" Drive will have a a. Natural earth tones and or warm neutral colors, s part of the entry experience into Tartan including white. b. Complementary or contrasting to siding color. paths, park structures and a c. Fligh- chroma colors are not permitted. el will be designed and constructed in designed and constructed at the Roofing Colors id-Croy and McKitrick Roads. a. Roofing colors shall be from the color range of natural ndscape treatment will be completed materials; such as, but not limited to wood shakes, f any units in this sub -area. slate, etc. b. High - chroma colors are not permitted. 'roy I,anc4ealm -North Architectural Elements • Four -sided Architecture a. Similar architectural design elements and details shall be consistent throughout all elevations of the structure. B -3 Streets eet trees on public streets shall be installed in a 7' wide e lawn and be spaced 45' to 50' on center. eet trees shall be installed at 2 '/" caliper, mioninan. eet trees on public streets shall be selected fi - osn Group A the Dublin Landscape Code, Parks /Open Space or to dedication of parks or open space to the city, the veloper shall be responsible for the following: a. Design and installation of the bike paths and pedestrian trails in the scenic roadway landscape treatment. Fencing b. Design and installation of a pedestrian/bike path tunnel, under Hyland -Croy Road to Glacier Ridge Metro Park. c. Design and installation of water features, detention areas and /or wetlands in the open space reserves. d. Design and installation of park structures within the scenic roadway landscape treatment. e. Design and installation of landscaping. ° f Fine grading, seeding and landscaping. g. Removal of all existing faun fencing to the satisfaction of staff. Any lighting in park/open space areas will require specific approval from the Planning and Zoning Commission. All open space areas will be privately maintained by a home owners association. Fencing standards and details for this sub -area shall be presented and approved during Final Development Plan phase. Scenic Roadway Landscape Treatment • A scenic roadway landscape treatment shall be installed in the 200' setback along Hyland -Croy and McKitrick Roads. • Planting in this treatment shall have a natural woodland effect and may consist of trees transplanted from on site, deciduous trees and shrubs, ornamental trees, perennials or any combination thereof. • Any trees, larger than 2 '' /2 in caliper, planted in this treatment, shall count as replacement trees. • Earth mounding may be used where existing trees are not present, provided it doesn't disrupt the master drainage plan. • Plantings at the intersection of Hyland -Croy and McKitrick Roads and Hyland -Croy Road and "Club" Drive will have a vineyard character as past of the entry experience into Tartan West. • Bike paths, walking paths, park structures and a pedestrian/bike tunnel will be designed and constructed in this treatment. • A focal point will be designed and constructed at the intersection of Hyland -Croy and McKitrick Roads. • Installation of this landscape treatment will be completed prior to occupancy of any units in this sub -area. * See T'shibils: Hyland -Croy Landscape -North VIII. ARCHITECTURE Permitted Building Height • Maximum of 35', as measured per the Dublin Code. Exterior Materials • Cladding Materials a. The exterior siding of all structures, including the foundation, shall be finished using all natural materials, including brick, stone, manufactured stone, wood, stucco, EIFS, fiber- cement siding products or any combination thereof. b. Materials and specifications will be provided in the Final Development Plan. • Trim Materials a. Wood, vinyl, aluminum, copper or fiber- cement products. b. Materials and specifications will be provided in the Final Development Plan. • Roofing Materials a. Dimensional asphalt shingles, wood, slate, concrete, tile or metal. b. Materials and specifications will be provided in the Final Development Plan. Exterior Colors • Cladding Colors a. Natural earth tones and /or warn neutral colors, including white. b. High - chroma colors are not permitted. • Trim Colors a. Natural earth tones and or warn neutral colors, including white. b. Complementary or contrasting to siding color. c. High - chroma colors are not permitted. • Rooting Colors a. Roofing colors shall be from the color range of natural materials; such as, but not limited to wood shakes, slate, etc. b. High - chroma colors are not permitted. Architectural Elements • Four -sided Architecture a. Similar architectural design elements and details shall be consistent throughout all elevations of the structure. B -3 TARTAN WEST Development Standards - Sub -Area B • All trees to be preserved will be protected by construction fencing placed outside of the critical root zone prior to the start of any construction and maintained throughout the entire construction period. Tree Replacement Plan • Removed trees measuring 6" to 24" in caliper shall be replaced "tree for tree." • Removed trees measuring 24 "+ in caliper shall be replaced "inch per inch." • Replacement trees shall be installed by the time the sub -area is completely developed and prior to occupancy of any units. • Replacement trees (nursery grown or on -site transplanted tree) shall have a inhunr un caliper size of 2' /z ". • Replacement trees (nursery gi own or on -site transplanted tree), regardless of caliper size over the 2' / " minimum, shall count only as a 2' /z" replacement tree. • Replacement trees that do not survive shall be replaced by one 2'/" minimum caliper nursery grown or on -site transplanted tree. • Replacement tree planting shall be completed at the tune of construction of Club Drive. • Installation of replacement trees will be completed prior to occupancy of any units in this sub -area. * See Exhibits. Tree Removal/Replacement Platt Street Trees Private Streets • Street trees on private roads shall be installed 3 '/' from the edge of pavement. • Street trees on private streets shall be installed at 2 '/" caliper. • Street trees on private streets shall be selected from Group A of the Dublin Landscape Code. TARTAN WEST b. Windows and /or doors must be present on all four sides of the structure in a manner that is consistent with the treatment used on the front elevation. c. Blank walls are prohibited. On front loaded garages, faux windows /closed shutter windows are permitted, to meet this requirement. d. All doors and windows shall be surrounded by a nnin i n in of 2 -1/2" wide trim. Trim detail shall be consistent on all four sides of the structure. e. When brick, stone or manufactured stone is used on the front elevation of the structure, it must be repeated in some form (water table, chimney, corner wrap, or similar treatment) on the remaining elevations of the structure. Chimneys a. "Cantilevered" or "through- the -wall' chimneys are not permitted. b. All chimneys shall be built on an integral foundation. c. All exterior portions of chimney shall be finished masonry, consisting of brick, stone and/or manufactured stone. • Garages a. All dwellings shall have an attached or detached garage of sufficient size to accommodate a minimum of 2 standard sized automobiles, side by side. b. Side or rear loaded garages are encouraged. Themed Communities • Themed or architectually coordinated communities featuring a specific architectural style with one or more builders, may be permitted and would not be subject to the architectural or lot diversity standard. Building elevations, anticipated In mix and a diversity matrix will be submitted to the Planning Commission in conjunction with the Final Development Plan Architectural Approval Process • Plan Approval a. The Tartest Development Company shall retain the tight of individual developer plan approval for all residential dwelling units. • Architectural Review Committee a. An Architectural Review Committee (ARC) shall be established prior to the start of any construction. b. The ARC shall be comprised of no fewer than three members, one of which must be a registered architect and one of which may be a licensed landscape architect. c. The ARC shall be responsible for evaluating all site plans and architectural plans for adherence to the design guidelines established in the architectural palette, design standards and diversity standards, and shall administer and enforce the guidelines during construction. d. The ARC shall retain plan approval on all new construction until such time as the final dwelling unit in the community has been approved and construction completed. Administration of the Diversity Standard a. Due to the custom / semi - custom nature of the builders expected to participate in the community, an advance matrix of substantially similar elevations is not possible. For sub -areas where two or more custom or semi - custom builders will be present, it will be the responsibility of the ARC to evaluate each house plan in the sub -area for compliance to the diversity standard. b. Compliance will be indicated in a plan approval letter to be issued by the ARC. This letter will be submitted with the application for a building permit. c. If a particular sub -area is to be sold to one or more builders classified as production builders, then the builder(s) and the ARC will evaluate the product offering for "substantially similar" elevations. The builder(s) and the ARC will prepare a matrix prohibiting similar elevations from being used within the "area of influence" for each given lot. The builder(s) and the ARC shall submit the diversity matrix to staff for its review and approval in conjunction with the Final Development Plan. If the Final Development Plan has already been recorded for the sub -area, then the diversity matrix shall be submitted to staff for its review and approval prior to issuance of building permits. Enforcement a. Failure of the ARC to perform its duties and uphold the diversity standard set forth above shall constitute a zoning violation. The City shall have the right to bring such appropriate lawful action as deemed necessary to assure that the ARC performs its duties and upholds the standards set forth in this text. The City shall not, however, have the right to withhold building permits for which application has been made prior to written notification to the ARC of any such violation. Permitted Architectural Styles • The following architectural styles, as described by the Architectural Palette, are permitted: I. Colonial Revival 2. English Manor 3. French 4. Italian Revival Development Standards - Sub -Area B 5. Neoclassical 6. Tuscan 7. Shingle The architectural palette is intended to be a written and visual guide that describes the permitted architectural styles. The palette does not establish architectural standards. It is intended to convey to designers and builders the architectural vision for this development. "See hxhibits: Architecturol Palette B -4 i i II wr w � m ' � % t ft Ar,&� B;kl PM � I I % , ' .- - 2 - , " �/ . 2 . - RESERVE 16.OAC. SL 2S• ft �1-1 �vm ., - ------- --- 77 --I LOCATION MAP Ms TARTAN WEST Sub Area T LOCATED IN: VIRGINIA MILITARY SURVEY NOS. 3453 & 6953 CITY OF DUBLIN, COUNTY OF FRANKLIN, STATE OF 0///0 PREPARED FOR.- TARTAN DEVELOPMENT COMPANY 8070 Mr REIDS DRh W&IM OW 4MI7 8y• M!---W MET% arr. femme M "i dor w S j RESERVE 'A' 1b.0 AC. I ��' �� � : _� �� ��g � gro !n A - war' �ro n w�, Tso m �' I I — _ � 1 ... _ 'M16 r . .��� — I '� s 6 Bbgg. g� +.. ••� 8 ao:6.F� ar ea 5 Sr. B 6 8 sr. -31, B-6 S 13 -,.- ( ;8 �S S .F. lZA . 18 Al ,600 Sf. S.F. S.F. 1 -33 1 4 of I 3-34 Z� So R-1 .. �-DW;E 8. A - 4r. RETENTION BASIN 48. O ' 150P 5.(. ,5 �. ' ...� SF, / I� i-Kh Pe..,, 1.0±A(C.. i 551, B-36 49 -- ----- ; ................ VW ........... B-4 2a' No &Wrb z 8' Bike pm 13-4fj RESERVE % 'A' 15.OAC. 0 SUB AREA "C" I 11 I�, -ARF B A T777 �77"� Fm ffim msG TA TAN WEST Sub-A-rea "T CLUSTER LOT OPTION LOCATED IN: VIRGINIA MILITARY SURVEY NOS. 3453 & 6953 CITY OF DUBLIN, COUNTY OF FRANKLIN, STATE OF OHIO PREPARED FOR: TARTAN DEVELOPMENT COMPANY 8070 TMTM FIELDS aP� DUBLIN OHO 4MI7 8y; n en rwrso TARTAN WEST I. II. LOCATION MAP PERMITTED USES Dwelling • Single- family homes Parks Open spaces, playgrounds and other related program elements and park features intended to provide for passive amenities to the immediate or surrounding neighborhoods, while limiting off -site impact. The targeted and anticipated open space for this sub -area will total f0.5 acres, privately owned and maintained. The developer maintains the right to minor modifications of the current open space plan for this sub -area, provided that the total open space area for the entire development remains 100 acres, minimum, subject to Final Development Plan approval by the Planning and Zoning Commission. III. DEVELOPMENT DENSITY Gross Area • t21.8 acres Permitted Units • 19 units IV. LOT STANDARDS Lot Size • Lot Area: • Lot Width: • Lot Frontage: 30,000 square feet, minimum 150 feet, minimum 60 feet, minimmn Setbacks • Club Drive Setback: • Front Yard Setback: • Rear Yard Setback • Side Yard Setback 50 feet 35 feet 35 feet 20 feet 35' min. rear yard I Development Standards - Sub -Area C No -Build Zones • A no -build zone is an area designated on a subdivision plat which shall remain free of any structures including, but not Invited to, drives, walks, buildings and outbuildings, sheds, fences, swimming pools, decks, swing sets /play structures, satellite dish antennae, basketball courts, etc. Nothing herein shall prohibit overlot grading and drainage facilities and utility lines and utility structures within said no -build zones. • Landscaping shall be permitted within the no -build zone. • No -build zones will be located and indicated on the subdivision plat where appropriate. Tree Preservation Zones • A tree preservation zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Utilities may be located in a tree preservation zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a tree preservation zone. • Additional landscaping shall be permitted within the tree preservation zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. • Tree preservation zones will be located and indicated on the subdivision plat where appropriate. No- Disturb Zones • A no- disturb zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Grading activities and the placement of f utilities are also prohibited within this area. Utilities may i cross at right angles through a no- disturb zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a —� — no- disturb zone. Public Street • Additional landscaping shall be permitted within the no- disturb zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. • No- disturb zones will be located and indicated on the subdivision plat where appropriate. C -1 150' min. at Building Line TARTAN WEST Development Standards - Sub -Area C V. STREET STANDARDS Public Streets • R/W Width: • Pavement Width: • Drive Lanes: • Parking Lanes: • Tree Lawn: • Sidewalk: • Bikepath: 50 feet 28 feet, back -of -curb to back -of curb 1, on side opposite water line 7 feet, minimum 4 feet wide, concrete n/a Private Streets • None VI. ACCESS AND IMPROVEMENTS Access • To Club Drive: - One full service curb cut is permitted from Club Drive. - Driveway access to lots fronting Club Drive is perntted. • Tree protection fencing shall be installed on the side property lines of lots 37 ,40,41,42,43,44,45,46,47,48,49 and 50, per the preliminary plat, to create a 10 feet wide protection area. Tree Replacement Plan • Removed trees measuring 6" to 24" in caliper shall be replaced "tree for tree." • Removed trees measuring 24 "+ in caliper shall be replaced "inch per inch." • Replacement trees shall be installed by the time the sub -area is completely developed and prior prior to occupancy of any units. • Replacement trees (nursery grown or on -site transplanted tree) shall have a minimum caliper size of 2Y2". • Replacement trees (nursery grown or on -site transplanted tree), regardless of caliper size over the 2' /2" minimum, shall count only as a 2'/2" replacement tree. • Replacement trees that do not survive shall be replaced by one 2 Y," minimum caliper nursery grown or on -site transplanted tree. • Replacement tree planting shall be completed at the time of construction of Club Drive. • Installation of replacement trees will be completed prior to occupancy of any units in this sub -area. * See Exhibits: Tree RemovaUReplacement Plan Public Cul- de-Sac Streets • R/W Width: 91 feet, minimum • Pavement Width: 22 feet, back -of -curb to back -of- curb • Drive Lanes: 2 • Parking Lanes: not permitted • Tree Lawn: 7 feet, minimum • Landscape Island: 15 feet, minimum • Sidewalk: 4 feet wide, concrete • Bikepath: n/a VII. LANDSCAPE ARCHITECTURE Entry Features • Entry features will include integrated project signage,. landscaping and irrigation. • Final location, design, and standards for entry feature details, landscape details and signage details will be presented and approved during Final Development Plan phase. • All entry features will be owned and maintained by the HOA. • All entry features located in open space reserves shall be located in a landscape easement within the open space reserve(s). Tree Preservation • It is the intent of the developer to preserve as many trees as possible on site. A good faith effort will be made to transplant any tree that is of appropriate size and condition to another location on -site. • All trees to be preserved will be protected by construction fencing placed outside of the critical root zone prior to the start of any construction and maintained throughout the entire construction period. Street Trees • Street trees on public streets shall be installed in a 7' wide tree lawn and be spaced 45' to 50' on center. • Street trees shall be installed at 2 Ya" caliper, minimum. • Street trees species shall be selected from Group A of the Dublin Landscape Code. • For street tree standards along Club Drive, see Sub -Area `L'. * See Exhibits: Street Tree Master Plan Open Space • All open space will be privately owned and maintained by a home owners association. Fencing • Fencing standards and details for this sub -area shall be presented and approved during Final Development Plan phase. C -2 TYPICAL SECT /ON 2 LANES /50' R/WJ ro.1 BORO6IUX COURT, V/ ARO ORW, BANTOR( (BNE TUSCANY DRIP,, FIRE /RA P( CE /+ JES [A.VE SORRENTO COURT, STCRCAC WAY, COPAZON Mr. RdAA OPo/E. MEOOERRA PACE PORTOANO PACE TARTAN WEST VIII. ARCHITECTURE Permitted Building Height • Maximum of 35', as measured per the Dublin Code, Exterior Materials • Cladding Materials a. The exterior siding of all structures, including the foundation, shall be finished using all natural materials, including brick, stone, manufactured stone, wood, stucco, EIFS, fiber- cement siding products or any combination thereof. b. Materials and specifications will be provided in the Final Development Plan. • Trim Materials a. Wood, vinyl, aluminum, copper or fiber - cement products. b. Materials and specifications will be provided in the Final Development Plan. • Roofing Materials a. Dimensional asphalt shingles, wood, slate, concrete, tile or metal. b. Materials and specifications will be provided in the Final Development Plan. Exterior Colors • Cladding Colors a. Natural earth tones and /or warm neutral colors, including white. b. High- chroma colors are not permitted. • 'Prim Colors a. Natural earth tones and or warm neutral colors, including white. b. Complementary or contrasting to siding color. c. High- clmoma colors are not permitted. • Roofing Colors a. Roofing colors shall be from the color range of natural materials; such as, but not limited to wood shakes, slate, etc. b. High- clmmna colors are not permitted. Architectural Elements • Four -sided Architecture a. Similar architectural design elements and details shall be consistent throughout all elevations of the structure. b. Windows and /or doors trust be present on all four sides of the structure in a manner that is consistent with the treatment used on the front elevation. c. Blank walls are prohibited. On front loaded garages, faux windows /closed shutter windows are permitted, to meet this requirement. d. All doors and windows shall be surrounded by a minimum of 2 -1/2" wide trim. Trim detail shall be consistent on all four sides of the structure. e. When brick, stone or manufactured stone is used on the front elevation of the structure, it must be repeated in some foam (water table, chimney, corner wrap, or similar treatment) on the remaining elevations of the structure. Chimneys a. "Cantilevered" or "through- the - wall" chimneys are not permitted. b. All chimneys shall be built on an integral foundation. c. All exterior portions of chimney shall be finished masonry, consisting of brick, stone and/or manufactured stone. Garages a. All single - family dwellings shall have an attached or detached garage of sufficient size to accommodate a minimum of 2 standard sized automobiles, side by side. b. Side or rear loaded garages are encouraged. Architectural Diversity • The same or similar front elevations, shall not be repeated within this sub -area. Architectural Approval Process • Plan Approval a. The Tartan Development Company shall retain the right of individual developer plan approval for all residential dwelling units. • Architectural Review Committee a. An Architectural Review Committee (ARC) shall be established prior to the start of any construction. b. The ARC shall be comprised of no fewer than three members, one of which must be a registered architect and one of which may be a licensed landscape architect. c. The ARC shall be responsible for evaluating all site plans and architectural plans for adherence to the design guidelines established in the architectural palette, design standards and diversity standards, and shall administer and enforce the guidelines during construction.. d. The ARC shall retain plan approval on all new construction until such time as the final dwelling unit in the community has been approved and construction completed. Development Standards - Sub -Area C Administration of the Diversity Standard a. Due to the custom / semi - custom nature of the builders expected to participate in the community, an advance matrix of substantially similar elevations is not possible. For sub -areas where two or more custom or semi - custom builders will be present, it will be the responsibility of the ARC to evaluate each house plan in the sub -area for compliance to the diversity standard. b. Compliance will be indicated in a plan approval letter to be issued by the ARC. This letter will be submitted with the application for a building permit. c. If a particular sub -area is to be sold to one or more builders classified as production builders, then the builder(s) and the ARC will evaluate the product offering for "substantially similar" elevations. The builder(s) and the ARC will prepare a matrix prohibiting similar elevations from being used within the "area of influence" for each given lot. The builder(s) and the ARC shall submit the diversity matrix to staff for its review and approval in conjunction with the Final Development Plan. If the Final Development Plan has already been recorded for the sub -area, then the diversity matrix shall be submitted to staff for its review and approval prior to issuance of building permits. Enforcement a. Failure of the ARC to perform its duties and uphold the diversity standard set forth above shall constitute a zoning violation. The City shall have the right to bring such appropriate lawful action as deemed necessary to assure that the ARC performs its duties and upholds the standards set forth in this text. The City shall not, however, have the right to withhold building permits for which application has been made prior to written notification to the ARC of any such violation. Permitted Architectural Styles • The following architectural styles, as described by the Architectural Palette, are permitted: 1. Colonial Revival 2. English Manor 3. French 4. Italian Revival 5. Neoclassical G. Tuscan 7. Shingle • The architectural palette is intended to be a written and visual guide that describes the permitted architectural styles. The palette does not establish architectural standards. It is intended to convey to designers and builders the architectural vision for this development. C -3 F ^r I ,wrro K a s 4 a a J a I65 ' 1 tr 1 I� j Piese Zone 1 I rn s NOTE THE FOLLOWING LOTS ARE REQUIRED TO INSTALL TREE PROTECTION FENCING, 10 FEET OFF THEIR SIDE LOT LINES, PRIOR TO BEGINNING HOME CONSTRUCTION.'.. C -37, C -38, C -4Q C -41, C -42, C -43, C -44, C -45, C -46, C -47 C - C - C -50 LOCATION MAP Ws TARTAN WEST Sub Area "C" LOCATED IN VIRGINIA MILITARY SURVEY NOS. 3453 & 6,953 C17Y OF DUBLIN, COUNTY OF FRANKLIN, STATE OF OHIO PREPMED FOR. TARTAN DEVELOPMENT COMPANY 8070 TMrw r WS a DUe , a 45017 BY. eaxran. rnvevna nuxvu..canere w w •m gr as xraxx Ix rau @ f s 1 TARTAN WEST Development Standards - Sub -Area D 1. II. LOCATION MAP PERMITTED USES Dwelling • Single - family homes Parks Open spaces, playgrounds and other related program elements and park features intended to provide for passive amenities to the immediate or surrounding neighborhoods, while limiting off -site impact. The targeted and anticipated open space for this sub -area will total ±12.5 acres, all publicly owned and privately maintained by a home owners association. The developer maintains the right to minor modifications of the current open space plan for this sub -area, provided that the total open space area for the entire development remains 100 acres, minimum, subject to Final Development Plan approval by the Planning and Zoning Commission. III. DEVELOPMENT DENSITY Gross Area At ±32.2 acres Permitted Units • 31 units IV. LOT STANDARDS Lot Size • Lot Area: • Lot Width: • Lot Frontage: Setbacks • Club Drive: • Rear Yard: • Side Yard: • Jerome/Manley Road: • McVitrick Road: • Front Yard: Public Street 13,000 square feet, minimum 100 feet, minimum 60 feet, minimum 50 feet 25 feet 7 feet 200 feet, building and pavement, excluding: accessory structures for the support of agricultural production and non - occupied entry feature structures. 200 feet, building and pavement Varied, 25 feet to 35 feet. 30 feet to 35 feet, on lots with a bike path in front. The setbacks shall vary between adjacent lots by a minimum of 5 feet. Club 0" No -Build Zones • A no -build zone is an area designated on a subdivision plat which shall remain free of any structures including, but not limited to, drives, walks, buildings and outbuildings, sheds, fences, swimming pools, decks, swing sets / play structures, satellite dish antennae, basketball courts, etc. Nothing herein shall prohibit overlot grading and drainage facilities and utility lines and utility structures within said no -build zones. • Landscaping shall be permitted within the no -build zone. • No -build zones will be located and indicated on the subdivision plat where appropriate. Tree Preservation Zones • A tree preservation zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Utilities may be located in a tree preservation zone, if necessary and designed to minhnize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a tree preservation zone. • Additional landscaping shall be permitted within the tree preservation zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. • Tree preservation zones will be located and indicated on the subdivision plat where appropriate. No- Disturb Zones A no- disturb zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Grading activities and the placement of utilities are also prohibited within this area. Utilities may cross at right angles through a no- disturb zone, if necessary and designed to minimiz impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a no- disturb zone. Additional landscaping shall be permitted within the no- disturb zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. No- disturb zones will be located and indicated on the subdivision plat where appropriate. D -1 TARTAN WEST V. STREET STANDARDS Public Streets • R/W Width: • Pavement Width: • Drive Lanes: • Parking Lanes: • Tree Lawn: • Sidewalk: • Bikepath: Public Cul- de-Sac Streets • R/W Width: • Pavement Width: • Drive Lanes: • Parking Lanes: • Tree Lawn: • Landscape Island: • Sidewalk: • Bikepath: 50 feet 28 feet, back -of -curb to back -of -curb 2 1, on side opposite water line 7 feet, mmmium 4 feet wide, concrete 8 feet wide, asphalt; concrete, when located on lots 91 feet, minimum 22 feet, back -of -curb to back -of- curb 2 not permitted 7 feet, minimum 15 feet, minimwn 4 feet wide, concrete 8 feet wide, asphalt; concrete, when located on lots VI. ACCESS AND IMPROVEMENTS Access • To Club Drive: - Two full service curb cuts are permitted from Club Drive. - Driveway access to lots fronting Club Drive is permitted. • To Lorenz Property: - A stub street to the Lorenze Property shall be constructed to provide for connectivity of future developments. - The stub street shall receive signage indicating future extension. • To Woemer Property: - A stub street to the Woerner Property shall be constructed to provide for connectivity of future developments. - The stub street shall receive signage indicating future extension. • To Windle Property: - A stub street to the Windle Property shall be constructed to provide for connectivity of future developments. - The stub street shall receive signage indicating future extension. VII. LANDSCAPE ARCHrrECTURE Entry Features • Entry features will include integrated project signage, landscaping and irrigation. • Final location, design, and standards for entry feature details, landscape details and signage details will be presented and approved during Final Development Plan phase. • All entry features will be owned and maintained by the HOA. • All entry features located in open space reserves shall be located in a landscape easement within the open space reserve(s). * See Exhibits: Club Drive Landscape Plan Tree Preservation • It is the intent of the developer to preserve as many trees as possible on site. A good faith effort will be made to transplant any tree that is of appropriate size and condition to another location on -site. • All trees to be preserved will be protected by construction fencing placed outside of the critical root zone prior to the Development Standards - Sub -Area D start of any construction and maintained throughout the entire construction period. • Tree protection fencing shall be installed on the side property lines of lots 1,2,3,4 ,5,6,13,14,20,21,22,23,27,28,29 and 30, per the preliminary plat, to create a 10 feet wide protection area. Tree Replacement Plan • Removed trees measuring 6" to 24" in caliper shall be replaced "tree for tree." • Removed trees measuring 24 "+ in caliper shall be replaced "inch per inch." • Replacement trees shall be installed by the time the sub -area is completely developed and prior prior to occupancy of any units. • Replacement trees (nursery grown or on -site transplanted tree) shall have a minimum caliper size of 2 %2 ". • Replacement trees (nursery grown or on -site transplanted tree), regardless of caliper size over the 2 %2" minimum, shall count only as a 2 %2" replacement tree. • Replacement trees that do not survive shall be replaced by one 2 V2" minimum caliper nursery grown or on -site transplanted tree. • Replacement tree planting shall be completed at the time of construction of Club Drive. * See Exhibits: Tree Removal/Replacement Plan Street Trees • Street trees on public streets shall be installed in a 7' wide tree lawn and be spaced 45' to 50' on center. • Street trees shall be installed at 2 %2" caliper, minimum. • Street trees species shall be selected from Group A of the Dublin Landscape Code. • For street tree standards along Club Drive, see Sub -Area V. * See Exhibits: Street Tree Master Plan Buffer Planting • A woodland/tree row buffer will be installed in a 25 feet wide landscape easement, where indicated on the preliminary plat and Buffer Plan. • The woodland/tree row buffer will consist o£ - 13 large shrubs per 100 lineal feet - 5 understory trees per 100 lineal feet - 5 shade tress per 100 lineal feet • Large shrubs species include viburnum, witchhazel, chokeberry and lilac. • Understory tree species include redbud, dogwood, servicebeny, crabapple and hawthorn. e3Pa MW SECTro �- T LINES (50' RM , �F B 94 U/ COURT, Mi O ORNE S.WIOR/ LINE rv=lY ORM, FI 1C mot,, Was .1, SORROITO COURT. $iCRin.V: NAY, COR " NAY. R W A V& MCO/TCRR % C(. PoRrO O PGCE TARTAN WEST • Shade tree species, that are nursery grown, shall include red maple, sugar maple, sweetgum, shingle oak and red oak. Trees transplanted from on -site are permitted. • Any trees, larger than 2'/," in caliper, planted in this treatment, shall count as replacement trees. * See Exhibits: 13r ffcr Plan Dedicated Parks /Open Space • Prior to dedication of parks or open space to the city, the developer shall be responsible for the following: a. Design and installation of the bike paths and pedestrian trails in the scenic roadway landscape treatment. b. Design and installation of a pedestrian/bike path tunnel, under Jerome /Manley Road, to Tartan Fields. c. Design and installation of water features, detention areas and /or wetlands in the open space reserves. d. Design and installation of park structures within the scenic roadway landscape treatment. e. Design and installation of landscaping. f Fine grading, seeding and landscaping. g. Removal of all existing farm fencing to the satisfaction of staff. • Any lighting in park/open space areas will require specific approval from the Planning and Zoning Commission. • All open space areas will be privately maintained by a ]tone owners association. Fencing • Fencing standards and details for this sub -area shall be presented and approved during the Final Development Plan phase. Scenic Roadway Landscape Treatment • A scenic roadway landscape treatment shall be installed in the 200' setback along Jerome /Manley Road. • Planting in this treatment shall have a natural woodland effect and may consist of trees transplanted from on site, deciduous trees and shrubs, ornamental trees, perennials or any combination thereof. • Any trees, larger than 2' /z" in caliper, planted in this treatment, shall count as replacement trees. • Earth mounding may be used where existing trees are not present, provided it doesn't disrupt the master drainage plan. • Bike paths and pedestrian/bike tunnel will be designed and constructed in this treatment. • Installation of this landscape treatment will occur by the time the sub -area is completely developed, prior to occupancy of any units. * See Exhibits: Club Drive Landscape Plan VIII. ARCHITECTURE Permitted Building Height • Maximum of 35', as measured per the Dublin Code. Exterior Materials Cladding Materials a. The exterior siding of all structures, including the foundation, shall be finished using all natural materials, including brick, stone, manufactured stone, wood, stucco, EIFS, fiber - cement siding products or any combination thereof. b. Materials and specifications will be provided in the Final Development Plan. Trim Materials a. Wood, vinyl, aluminum, copper or fiber - cement products. b, Materials and specifications will be provided in the Final Development Plan. Roofing Materials a, Dimensional asphalt shingles, wood, slate, concrete, tile or metal. b, Materials and specifications will be provided in the Final Development Plan. Exterior Colors • Cladding Colors a. Natural earth tones and /or warn neutral colors, including white. b. b, High - chroma colors are not permitted. Trim Colors a. Natural earth tones and or warn neutral colors, including white. b. Complementary or contrasting to siding color. c. High- chroma colors are not permitted. Roofing Colors a. Roofing colors shall be from the color range of natural materials; such as, but not limited to wood shakes, slate, etc. b. High - chroma colors are not permitted. Development Standards - Sub -Area D Architectural Elements • Four -sided Architecture a. Similar architectural design elements and details shall be consistent throughout all elevations of the stricture. b. Windows and /or doors must be present on all four sides of the structure in a manner that is consistent with the treatment used on the front elevation. c. Blank walls are prohibited. On front loaded garages, faux windows /closed shutter windows are permitted, to meet this requirement. d. All doors and windows shall be surrounded by a minimum of 2 -1/2" wide him. Trim detail shall be consistent on all four sides of the structure. e. When brick, stone or manufactured stone is used on the front elevation of the structure, it must be repeated in some form (water table, chimney, comer wrap, or similar treatment) on the remaining elevations of the structure. Chimneys a. "Cantilevered" or "through -the- wall" chimneys are not permitted. b. All chimneys shall be built on an integral foundation. c. All exterior portions of chimney shall be finished masonry, consisting of brick, stone and/or manufactured stone. • Garages a. All single - family dwellings shall have an attached garage of sufficient size to accommodate a minimum of 2 standard sized automobiles, side by side. b. Side or rear loaded garages are encouraged. Architectural Diversity • 'File same or similar front elevations, shall not be repeated within this sub -area. Architectural Approval Process • Plan Approval a. 'The Tartan Development Company shall retain the right of individual developer plan approval for all residential dwelling units. • Architectural Review Committee a. An Architectural Review Committee (ARC) shall be established prior to the start of any construction. b. The ARC shall be comprised of no fewer than three members, one of which must be a registered architect and one of which may be a licensed landscape architect. c. The ARC shall be responsible for evaluating all site plans and architectural plans for adherence to the designs guidelines established in the architectural palette, design standards and diversity standards, and D -3 TARTAN WEST shall administer and enforce the guidelines during construction. d. The ARC shall retain plan approval on all new construction until such time as the final dwelling unit in the community has been approved and construction completed. • Administration of the Diversity Standard a. Due to the custom / semi - custom nature of the builders expected to participate in the community, an advance matrix of substantially similar elevations is not possible. For sub -areas where two or more custom or semi- custom builders will be present, it will be the responsibility of the ARC to evaluate each house plan in the sub -area for compliance to the diversity standard. b. Compliance will be indicated in a plan approval letter to be issued by the ARC. This letter will be submitted with the application for a building permit. c. If a particular sub -area is to be sold to one or more builders classified as production builders, then the builder(s) and the ARC will evaluate the product offering for "substantially similar" elevations. "rile builder(s) and the ARC will prepare a matrix prohibiting similar elevations from being used within the "area of influence" for each given lot. The builder(s) and the ARC shall submit the diversity matrix to staff for its review and approval in conjunction with the Final Development Plan. If the Final Development Plan has already been recorded for the sub -area, then the diversity matrix shall be submitted to staff for its review and approval prior to issuance of building permits. • Enforcement a. Failure of the ARC to perform its duties and uphold the diversity standard set forth above shall constitute a zoning violation. The City shall have the right to bring such appropriate lawful action as deemed necessary to assure that the ARC performs its duties and upholds the standards set forth in this text. The City shall not, however, have the right to withhold building permits for which application has been made prior to written notification to the ARC of any such violation. Permitted Architectural Styles • The following architectural styles, as described by the Architectural Palette, are permitted: I. Colonial Revival 2. English Manor 3. French 4. Italian Revival 5. Neoclassical 6. Tuscan 7. Shingle The architectural palette is intended to be a written and visual guide that describes the permitted architectural styles. The palette does not establish architectural standards. It is intended to convey to designers and builders the architectural vision for this development. * See lialvibiisr Archiiectural Polelle Development Standards - Sub -Area D D -4 r r m scut' NOTE THE FOLLOWING LOTS ARE REQUIRED TO INSTALL TREE PROTECTION FENCING, 10 FEET OFF THEIR SIDE LOT LINES, PRIOR To BEGINING HOME CONSTRUCTION. D-1, D-2, D-J, D-4, D-5, D-6, V 0-14, D-20, D-27, D-22, D-23, O-27, D-28, D-29, D-JO 15 ... 21 . D-16 25 I I 25'. 0-17 D44 1�34 Ok 4j� 1.11, 2V, :D ISC Po D-13 2.11 �l ........... RESERVE I ...... D-22 D-26 F S UB__ . TA -R TA N nor m ttve SUBAREA• 0 11 = AREA "h+' _- YV, I j - \ _ / _iDOD''__ B Bike Path Tunnel' 111 c ` �! r r __ \ 996 •� \�`` \ TARTAN WEST Sub Area " T ff LOCATED /N.• VIRGINIA MILITARY SURVEY NOS. 3453 & 6953 CITY OF DUBLIN, COUNTY OF FRANKLIN, STATE OF OHIO PREPARED FOR: TARTAN DEVELOPMENT COMPANY BOLO TARTAN RE S A IW IX/BUV. OHV 4JO17 BY. P12: IX.'LWV a tau LOCATION MAP M W TARTAN WEST Scenic Roadway Landscape Treatment • A scenic roadway landscape treatment shall be installed in the 200' setback along Jerome /Manley Road. • Planting in this treatment shall have a natural woodland effect and may consist of trees transplanted fiom on site, deciduous trees and shrubs, ornamental trees, perennials or any combination thereof. • Any trees, larger than 2 '/" in caliper, planted in this treatment, shall count as replacement trees. • Earth mounding may be used where existing trees are not present, provided it doesn't disrupt the master drainage plan. • Bike paths and pedestrian/bike tunnel will be designed and constructed in this treatment. • Installation of this landscape treatment will occur by the time the sub -area is completely developed, prior to occupancy of any units. * See Exhibits: Club Drive Landscape Plan VIII. ARCHITECTURE Permitted Building Height • Maximum of 35', as measured per the Dublin Code. Architectural Review • The developer and the ARC established for this development shall retain the right to review and approve any proposed park structures in this sub -area. Permitted Architectural Styles • The following architectural styles, as described by the Architectural Palette, are permitted: 1. Colonial Revival 2. English Manor 3. French 4. Italian Revival 5. Neoclassical 6. Tuscan 7. Shingle • The architectural palette is intended to be a written and visual guide that describes the permitted architectural styles. The palette does not establish architectural standards. It is intended to convey to designers and builders the architectural vision for this development. * See Exhibits: Architectural Palette Development Standards - Sub -Area F F -3 wr w j. I , y B xike'Po(h nom--• SUR - 2075 -- :. poll - o .., I . RESERVE'G' d" r - \'' 44444 - - -- ' 4. 5 AC. t. 247. , u r. L 1 �'IiJ X46'.'` ... D.l bhp .. •. ''. 1 I t ...FU ure R� V — % -"6k Rd. — �r-Pro d CN de oc � .\ GUCK -- - - - - - - -- ---- -- i ✓ _ a LOCAT /ON MAP w .xvc TARTAN WEST Sub Area 'F" LOCATED IN: VIRGINIA MILITARY SURVEY NOS. 3453 & 6953 CITY OF DUBLIN, COUNTY OF FRANKLIN, STATE OF OHIO PREPARED FOR: TARTAN DEVELOPMENT COMPANY BO)D WrR MD5 OP W A O O 4M17 w �u rtnm'r ■ P12' LCl0.@F I.S XAlr rm TARTAN WEST I. II. LOCATION M AP ---- --- . -- - -- J 6 v i 3 " I '> v PERMITTED USES y .. rY n. 100 acres, minimum, subject to Final Development Plan approval by the Planning and Zoning Commission. III. DEVELOPMENT DENSITY Gross Area • ±38.7 acres Permitted Units • 111 units IV. LOT STANDARDS Setbacks • "Club Drive: 50 feet, building and pavement • Perimeter: 25 feet, building and pavement • Building Separation: 12 feet, minimum No -Build Zones • A no -build zone is an area designated on a subdivision plat which shall remain free of any structures including, but not limited to, drives, walks, buildings and outbuildings, sheds, fences, swimming pools, decks, swing sets / play structures, satellite dish antennae, basketball courts, etc. Nothing herein shall prohibit overlot grading and drainage facilities and utility lines and utility structures within said no -build zones. • Landscaping shall be permitted within the no -build zone. • No -build zones will be located and indicated on the subdivision plat where appropriate. Dwelling • Themed Communities - Attached condominium homes (two to five units per structure) Parks • Open spaces, playgrounds and other related program elements and park features intended to provide for passive amenities to the immediate or surrounding neighborhoods, while limiting off -site impact. • The targeted and anticipated open space for this sub -area will total ±16.4 acres, 8.2 acres being publicly owned and 8.2 acres being privately owned. All open space areas will be privately maintained by a home owners association. • The developer maintains the right to minor modifications of the current open space plan for this sub -area, provided that the total open space area for the entire development remains Tree Preservation Zones • A tree preservation zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Utilities may be located in a tree preservation zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a tree preservation zone. • Additional landscaping shall be permitted within the tree preservation zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. Development Standards - Sub -Area G • Tree preservation zones will be located and indicated on the subdivision plat where appropriate. No- Disturb Zones • A no- disturb zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Grading activities and the placement of utilities are also prohibited within this area. Utilities may cross at right angles through a no- disturb zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a no- disturb zone. • Additional landscaping shall be permitted within the no- disturb zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. • No- disturb zones will be located and indicated on the subdivision plat where appropriate. V. STREET STANDARDS Private Streets • R/W Width: • Pavement Width: • Drive Lanes: • Parking Lanes: • Tree Lawn: • Sidewalk: • Bikepath: n/a 24 feet, back -of -curb to back -of -curb 2 one side, opposite water line n/a n/a n/a r 0 +1 1 k f , -M.. — — 9 RYR)CAL SEMON RRNATE STREETS (NO R/W) .1.E G -1 ................... TARTAN WEST Vl. ACCESS AND IMPROVEMENTS Access To Club Drive: - One fill service curb cut is permitted. - Driveway access to Club Road is not permitted. VII. LANDSCAPE ARCHITECTURE Entry Features • Entry features will include integrated project signage, landscaping and irrigation. • Final location, design, and standards for entry feature details, landscape details and signage details will be presented and approved during Final Development Plan phase. • All entry features will be owned and maintained by the HOA. • All entry features located in open space reserves shall be located in a landscape easement within the open space reserve(s). *See Exhibits: Club Drive Landscape Plan Tree Preservation • It is the intent of the developer to preserve as many trees as possible on site. A good faith effort will be made to transplant any tree that is of appropriate size and condition to another location on -site. • All trees to be preserved will be protected by construction fencing placed outside of the critical root zone prior to the start of any construction and maintained throughout the entire construction period. Tree Replacement Plan • Removed trees measuring 6" to 24" in caliper shall be replaced "tree for tree." • Removed trees measuring 24 "+ in caliper shall be replaced "inch per inch." • Replacement trees shall be installed by the time the sub -area is completely developed and prior prior to occupancy of any units. • Replacement trees (nursery grown or on -site transplanted tree) shall have a minimum caliper size of 292 ". • Replacement trees (nursery grown or on -site transplanted tree), regardless of caliper size over the 2'/2" minimum, shall count only as a 2'h" replacement tree. • Replacement trees that do not survive shall be replaced by one 2'/2" minimum caliper nursery grown or on -site transplanted tree. • Installation of replacement trees will be completed prior to occupancy of any units in this sub -area. * See Lxhibits: Tree RenvovaZ'Replacemeiit Plmv Buffer Planting • A woodland/tree row buffer will be installed in a 25 feet wide landscape easement, where indicated on the preliminary plat and Buffer Plan. • The woodland /tree row buffer will consist of: • 13 large shrubs per 100 lineal feet • 5 understoiy trees per 100 lineal feet • 5 shade tress per 100 lineal feet • Large shrubs species include viburnum, witehhazel, chokebeny and lilac. • Under story tree species include redbud, dogwood, serviceberry, crabapple and hawthorn. • Shade tree species, that are nursery grown, shall include red maple, sugar maple, sweetgum, shingle oak and red oak. Trees transplanted from on -site are permitted. • Any trees, larger than 2 ''/2" in caliper, planted in this treatment, shall count as replacement trees. * See Exhibits: Buffer Plan Street Trees • Street trees on private roads shall be installed 3 '' /2' from the edge of pavement. • Street trees on private streets shall be installed at 2 92" caliper. • Street trees on private streets shall be selected from Group A of the Dublin Landscape Code. Dedicated Parks / Open Space • Prior to dedication to the city, the developer shall be responsible for the following: a. Desi&m and installation of the bike paths and pedestrian trails. b. Design and installation of water features, detention areas and /or wetlands in the open space reserves. c. Designs and installation of any park structures within the open space reserves. d. Fine grading, seeding and landscaping. e. Removal of all existing farm fencing to the satisfaction of staff. • Any lighting in park/open space areas will require specific approval from the Planning and Zoning Commission. • All open space areas will be privately maintained by the developer or a master HOA. Development Standards - Sub -Area G Fencing • Fencing standards and details for this sub -area shall be presented and approved during the Final Development Plan phase. VIII. ARCHITECTURE Permitted Building Height • Maximum of 35', as measured per the Dublin Code, Exterior Materials • Cladding Materials a. The exterior siding of all structures, including the foundation, shall be finished using all natural materials, including brick, stone, manufactured stone, wood, stucco, EIFS, fiber- cement siding products or any combination thereof. b. Materials and specifications will be provided in the Final Development Plan. • Trim Materials a. Wood, vinyl, aluminum, copper or fiber- cement products. b. Materials and specifications will be provided in the Final Development Plan. • Roofing Materials a. Dimensional asphalt shingles, wood, slate, concrete, tile or metal. b. Materials and specifications will be provided if) the Final Development Plan. Exterior Colors • Cladding Colors a. Nahrral earth tones and /or warm neutral colors, including white. b. High- clroma colors are not permitted. • Trim Colors a. Natural earth tones and or warm neutral colas, including white. b. Complementary or contrasting to siding color. c. High - chroma colors are not permitted. • Roofing Colors a. Roofing colors shall be from the color range of natural materials; such as, but not limited to wood shakes, slate, etc. b. high- chroma colors are not permitted. Architectural Elements • Four -sided Architecture a. Similar architectural design elements and details shall be consistent throughout all elevations of the structure. G -2 TARTAN WEST b. Windows and /or doors must be present on all four sides of the structure in a manner that is consistent with the treatment used on the front elevations c. Blank walls are prohibited. On front loaded garages, faux windows /closed shutter windows are permitted, to meet this requirement. d. All doors and windows shall be surrounded by a minimum of 2 -1/2" wide trim. Trim detail shall be consistent on all four sides of the structure. e. When brick, stone or manufactured stone is used on the front elevation of the structure, it must be repeated in some form (water table, chimney, corner wrap, or similar treatment) on the remaining elevations of the structure. • Chimneys a. "Cantilevered" or "through -the- wall" chimneys are not permitted. b. All chimneys shall be built on an integral foundation. c. All exterior portions of chimney shall be finished masonry, consisting of brick, stone and/or manufactured stone. • Garages a. All single - family dwellings shall have an attached garage of sufficient size to accommodate a minimum of 2 standard sized automobiles, side by side. b. Side or rear loaded garages are encouraged. Themed Communities • Themed or architecturally coordinated communities featuring a specific architectural style with one or more builders, may be permitted and would not be subject to the architectural or lot diversity standard. Building elevations, anticipated product mix and a diversity matrix will be submitted to the Planning Commission in conjunction with the Final Development Plan Architectural Approval Process • Plan Approval a. The Tartan Development Company shall retain the right of individual developer plan approval for all residential dwelling units. • Architectural Review Committee a. An Architectural Review Committee (ARC) shall be established prior to the start of any construction. b. The ARC shall be comprised of no fewer than three members, one of which must be a registered architect and one of which may be a licensed landscape architect. c. The ARC shall be responsible for evaluating all site plans and architectural plans for adherence to the design guidelines established in the architectural palette, design standards and diversity standards, and shall administer and enforce the guidelines during construction. d. The ARC shall retain plan approval on all new construction until such time as the final dwelling unit in the community has been approved and construction completed. Administration of the Diversity Standard a. Due to the custom / semi - custom nature of the builders expected to participate in the connnunity, an advance matrix of substantially similar elevations is not possible. For sub -areas where two or more custom or semi - custom builders will be present, it will be the responsibility of the ARC to evaluate each house plan in the sub -area for compliance to the diversity standard. b. Compliance will be indicated in a plan approval letter to be issued by the ARC. This letter will be submitted with the application for a building permit. c. If a particular sub -area is to be sold to one or more builders classified as production builders, then the builder(s) and the ARC will evaluate the product offering for "substantially similar" elevations. The builder(s) and the ARC will prepare a matrix prohibiting similar elevations fions being used within the "area of influence" for each given lot, The builder(s) and the ARC shall submit the diversity matrix to staff for its review and approval in conjunction with the Final Development Plan. If the Final Development Plan has already been recorded for the sub -area, then the diversity matrix shall be submitted to staff for its review and approval prior to issuance of building permits. Enforcement a. Failure of the ARC to perform its duties and uphold the diversity standard set forth above shall constitute a zoning violation. The City shall have the right to bring such appropriate lawful action as deemed necessary to assure that the ARC performs its duties and upholds the standards set forth in this text. The City shall not, however, have the right to withhold building permits for which application has been made prior to written notification to the ARC of any such violation. Permitted Architectural Styles • The following architectural styles, as described by the Architectural Palette, are permitted: I. Colonial Revival 2. English Manor 3. French 4. Italian Revival S. Neoclassical 6. Tuscan Development Standards - Sub -Area G 7. Shingle The architectural palette is intended to be a written and visual guide that describes the permitted architectural styles. The palette does not establish architectural standards. It is intended to convey to designers and builders the architectural vision for this development. * See Exhibits: Architeciural Palette G -3 Rmwh witb'PUP -soli First Moor Mnw Ranch First Floor Plan Ranch with 9bp -top' fiw floor mm,m. Ranch Second Floor Plan 0 .r m su r iP 1 - tm _ _ ... 20. SUB -:AREA l ° m _ EoiAgc - - - ... h� 1 RESERVE M 1 l>yL.MJ,J� .... LOCATION MAP .w scvc TARTAN WEST k Sub Area "G" LOCATED IN VIRGINIA MILITARY SURVEY NOS. 3453 & 6953 CITY OF DUBLIN, COUNTY OF FRANKLIN, STATE OF OHIO PREPARED FOR. TARTAN DEVELOPMENT COMPANY 8070 Wr" REDS ORN OUSUN, OHIO 43017 8Y. A eulivEVOPg K NWYIER9. N.YFH�9T9 tN rml maFtr ��uHriaro MIE:' CCID9CR l5. TPJJ TARTAN WEST I. LOCATION MAP II. PERMITTED USES L "6 Dwelling • Themed Communities - Cluster homes targeting the empty- nester market Parks Open spaces, playgrounds and other related program elements and park features intended to provide for passive amenities to the immediate or surrounding neighborhoods, while ]hniting off -site impact. The targeted and anticipated open space for this sub -area will total f6.2 acres. 2.4 acres being publicly owned and 3.8 acres being privately owned. All open space areas will be privately maintained by a home owners association. The developer maintains the right to minor modifications of the current open space plan for this sub -area, provided that the total open space area for the entire development remains 100 acres, minimwn, subject to Final Development Plan approval by the Planning and Zoning Commission. III. DEVELOPMENT DENSITY Gross Area • ±16.2 acres Permitted Units • 48 units Iv. LOT STANDARDS Cluster Lot Size • Lot Area: • Lot Width: • Lot Frontage: 4,500 square feet, minimum 50 feet, minimum 30 feet, minimum Cluster Lot Setbacks • Street `A': • Front Yard Setback: • Rear Yard Setback: • Side Yard Setback: • Building Separation: 50 feet, building and pavement 5 feet 6 feet 6 feet 12 feet, minimum ' '6' rear yard " .. � �ro 4,500 s.f. min. a i v — 50' min. — at Building Line Public Street Development Standards - Sub -Area H No -Build Zones • A no -build zone is an area designated on a subdivision plat which shall remain free of any structures including, but not limited to, drives, walks, buildings and outbuildings, sheds, fences, swimming pools, decks, swing sets / play structures, satellite dish antennae, basketball courts, etc. Nothing herein shall prohibit overlot grading and drainage facilities and utility lines and utility structures within said no -build zones. • Landscaping shall be permitted within the no -build zone. • No -build zones will be located and indicated on the subdivision plat where appropriate. Tree Preservation Zones • A tree preservation zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Utilities may be located in a tree preservation zone, if necessary and designed to minhnize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a tree preservation zone. • Additional landscaping shall be permitted within the tree preservation zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. • Tree preservation zones will be located and indicated on the subdivision plat where appropriate. No- Disturb Zones • A no- disturb zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Grading activities and the placement of utilities are also prohibited within this area. Utilities may cross at right angles through a no- disturb zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a no- disturb zone. • Additional landscaping shall be permitted within the no- disturb zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. • No- disturb zones will be located and indicated on the subdivision plat where appropriate. H -1 TARTAN WEST V. STREET STANDARDS Public Streets • R/W Width: • Pavement Width: • Drive Lanes: • Parking Lanes: • Tree Lawn: • Sidewalk: • Bikepath: 50 feet 28 feet, back -of -curb to back -of -curb 2 1, on side opposite water line 7 feet, nummum 4 feet wide, concrete 8 feet wide, asphalt; concrete, when located on lots Public Cul- de-Sac Streets • R/W Width: 91 feet, minimum • Pavement Width: • Drive Lanes: • Parking Lanes: • Tree Lawn: • Landscape Island: • Sidewalk: • Bikepath: 22 feet, back -of -curb to back -of- curb not permitted 7 feet, minimum 15 feet, minimum 4 feet wide, concrete 8 feet wide, asphalt; concrete, when located on lots VI. ACCESS AND IMPROVEMENTS Access • To Club Drive: One full service curb cut is permitted Driveway access to Club Drive is not permitted. • To Sub -Area `I': Access is required. VII. LANDSCAPE ARCHITECTURE Entry Features • Entry features will include integrated project signage, landscaping and irrigation. • Final location, design, and standards for entry feature details, landscape details and signage details will be presented and approved during Final Development Plan phase. • All entry features will be owned and maintained by the HOA. • All entry features located in open space reserves shall be located in a landscape easement within the open space reserve(s). * See Exhibits: Club Drive Landscape Plan Tree Preservation • It is the intent of the developer to preserve as many trees as possible on site. A good faith effort will be made to transplant any tree that is of appropriate size and condition to another location on -site. • All trees to be preserved will be protected by construction fencing placed outside of the critical root zone prior to the start of any construction and maintained throughout the entire construction period. Tree Replacement Plan • Removed trees measuring 6" to 24" in caliper shall be replaced "tree for tree." • Removed trees measuring 24 "+ in caliper shall be replaced "inch per inch." • Replacement trees shall be installed by the time the sub -area is completely developed and prior prior to occupancy of any units. • Replacement trees (nursery grown or on -site transplanted tree) shall have a minimum caliper size of 2% ". • Replacement trees (nursery grown or on -site transplanted tree), regardless of caliper size over the 2 %z" minimum, shall count only as a 2' /z" replacement tree. Development Standards - Sub -Area H • Replacement trees that do not survive shall be replaced by one 2' /z" minimum caliper nursery grown or on -site transplanted tree. • Installation of replacement trees will be completed prior to occupancy of any units in this sub -area. * See Exhibits: Tree Removal /Replacement Plan Buffer Planting • A woodland/tree row buffer will be installed in a 25 feet wide landscape easement, where indicated on the preliminary plat and Buffer Plan. • The woodland/tree row buffer will consist of • 13 large shrubs per 100 lineal feet • 5 understory trees per 100 lineal feet • 5 shade tress per 100 lineal feet • Large shrubs species include vibumum, witchhazel, chokeberry and lilac. • Understory tree species include redbud, dogwood, serviceberry, crabapple and hawthorn. • Shade tree species, that are nursery grown, shall include red maple, sugar maple, sweetgum, shingle oak and red oak. Trees transplanted from on -site are permitted. • Any trees, larger than 2 %z" in caliper, planted in this treatment, shall count as replacement trees. * See Exhibits: Buffer Plan Street Trees • Street trees on public streets shall be installed in a 7' wide tree lawn and be spaced 45' to 50' on center. • Street trees shall be installed at 2 %" caliper, minimum. • Street trees species shall be selected from Group A of the Dublin Landscape Code. • For street tree standards along Club Drive, see Sub -Area `L'. * See Exhibits: Street Tree Master Plan Dedicated Parks / Open Space • Prior to dedication to the city, the developer shall be responsible for the following: a. Design and installation of the bike paths and pedestrian trails. b. Design and installation of water features, detention areas and/or wetlands in the open space reserves. c. Design and installation of park structures within the open space reserves. d. Design and installation of landscaping. e. Fine grading, seeding and landscaping. H -2 TYPICAL SECTION — 2 LINES (50' R/W) ,A.1 60AVUX Q RT, NNMRO ORWd SANTOM (FYE, WNW ORN£, RRENL PMC£ NMC£5 LOVE. 5 RENIO WWZ SEN[ WRY, COPA W W /Y. N O .. NEA &VN P( .. P TO.RNO P(RCp TARTAN WEST Development Standards - Sub -Area H f Removal of all existing farm fencing to the satisfaction of staff. • Any lighting in park/open space areas will require specific approval from the Planning and Zoning Commission. • All open space areas will be privately maintained by the developer or a master HOA. Fencing Fencing standards and details for this sub -area shall be presented and approved during the Final Development Plan phase. VIII. ARCHITECTURE Permitted Building Height • Maximum of 35', as measured per the Dublin Code. Exterior Materials • Cladding Materials a. The exterior siding of all structures, including the foundation, shall be finished using all natural materials, including brick, stone, manufactured stone, wood, stucco, EIFS, fiber- cement siding products or any combination thereof. b. Materials and specifications will be provided in the Final Development Plan. • Trim Materials a. Wood, vinyl, aluminum, copper or fiber - cement products. b. Materials and specifications will be provided in the Final Development Plan. • Roofing Materials a. Dimensional asphalt shingles, wood, slate, concrete, the or metal. b. Materials and specifications will be provided in the Final Development Plan, Exterior Colors • Cladding Colors a. Natm al each tones and /or warm neutral color, including white. b. High - chroma colors are not permitted. • Trim Colors a. Natural earth tones and or warm neutral colors, including white. b. Complementary or contrasting to siding color. c. High - chroma colors are not permitted. • Roofing Colors a. Roofing colors shall be from the color range of natural materials; such as, but not limited to wood shakes, slate, etc. b. High - chroma colors are not permitted. Architectural Elements • Four -sided Architecture a. Similar architectural design elements and details shall be consistent throughout all elevations of the structure. b. Windows and /or doors must be present on all four sides of the structure in a manner that is consistent with the treatment used on the front elevation. c. Blank walls are prohibited. On fi ont loaded garages, faux windows /closed shatter windows are permitted, to meet this requirement. d. All doors and windows shall be surrounded by a minimum of 2 -1/2" wide trim. Trim detail shall be consistent on all four sides of the structure. e. When brick, stone or manufactured stone is used on the front elevation of the structure, it must be repeated in some form (water table, chimney, comer wrap, or similar treatment) on the remaining elevations of the structure. • Chimneys a. "Cantilevered" or "tluough -the- wall" chinmeys are not permitted. It. All chimneys shall be built on am integral foundation. c. All exterior portions of chimney shall be finished masonry, consisting of brick, stone and /or manufactured stone. • Garages a. All single- family dwellings shall have an attached garage of sufficient size to accommodate a minimum of 2 standard sized automobiles, side by side. b. Side or rear loaded garages are encouraged. Tbemed Communities • Themed or architecturally coordinated communities featuring a specific architectural style with one or more builders, may be permitted and would not be subject to time architectural or lot diversity standard. Building elevations, anticipated product mix and a diversity matrix will be submitted to the Planning Commission in conjunction with the Final Development Plan Architectural Approval Process • Plan Approval a. The Tartan Development Company shall retain the right of individual developer plan approval for all residential dwelling units. Architectural Review Committee a. An Architectural Review Committee (ARC) shall be established prior to the start of any construction. b. The ARC shall be comprised of no fewer than three members, one of which must be a registered architect and one of which may be a licensed landscape architect. c. The ARC shall be responsible for evaluating all site plans and architectural plans for adherence to the design guidelines established in the architectural palette, design standards and diversity standards, and shall administer and enforce the guidelines during construction. d. The ARC shall retain plan approval on all new construction until such time as the final dwelling unit in the community has been approved and construction completed. Administration of the Diversity Standard a. Due to the custom / semi - custom nature of the builders expected to participate in the community, air advance matrix of substantially similar elevations is not possible. For sub -areas where two or more custom or semi- custom builders will be present, it will be the responsibility of the ARC to evaluate each house plan in the sub -area for compliance to the diversity standard. b. Compliance will be indicated in a plan approval letter to be issued by the ARC. This letter will be submitted with the application for a building permit. c. If a particular sub -area is to be sold to one or more builders classified as production builders, then the builder(s) and the ARC will evaluate the product offering for "substantially similar" elevations. The builder(s) and the ARC will prepare a matrix prohibiting similar elevations from being used within the "area of influence" for each given lot. The builder(s) and the ARC shall submit the diversity matrix to staff for its review and approval in conjunction with the Final Development Plan. If the Final Development Plan has already been recorded for the sub -area, then the diversity matrix shall be submitted to staff for its review and approval prior to issuance of building permits. Enforcement a. Failure of the ARC to perform its duties and uphold the diversity standard set forth above shall constitute a zoning violation. The City shall have the right to bring such appropriate lawful action as deemed necessary to assure that the ARC performs its dotes and upholds the standards set forth in this text. The City shall not, however, have the right to withhold building permits for which application has been made prior to written notification to the ARC of any such violation. I1 -3 TARTAN WEST Development Standards - Sub -Area H Permitted Architectural Styles • The following architectural styles, as described by the Architectural Palette, are permitted: 1. Colonial Revival 2. English Manor 3. French 4. Italian Revival 5. Neoclassical 6. Tuscan 7. Shingle • The architectural palette is intended to be a written and visual guide that describes the permitted architectural styles. The palette does not establish architectural standards. It is intended to convey to designers and builders the architectural vision for this development. * See Lxhibizs: Architectural Palette H -4 FirstFl Sccood Floor FII Unit A Unit A First Floor P lon Sccood Floor Phan Unit B Unit B } i c E i k 1 wr w 62• 62 62 N ° ' 1 - 6 p 1 ♦ o H =56 0 ,H -57 Q H =58,° 1` - "I , H 59° H 0 H 61.° 06 6 ! 4 7 90 O s,F ; "55 5800 S.E•. __ 800 S.F. 6200 SF. 52 s D . o - 0200 SF 620AS.F.� , Pte,, .628 S.F., , 'GZ• •,� �' 6400 S�F 62oQ, SF. —62' 4 BUiIA. Line 84' .. 6200 S.F. 6200 S.F. �'2DD S.F. 40 -�� \Op• 64. _ 62'4 Quild.{,ine _¢r- - LJ - CA 1 z . 6;?' _ — �r 11 TC RA— PLAGE, / a !4 VY 98 43 0 1� log �'• ° A H 65 \ d - 1 = 94_ GO• �v - - H = 95 v ; / 6684 S.F. ' 1 . ---95• /,C y o =! H 87 �, , -'$527 S.F. 7225 S.F: 109 e @, H - 82'' , , 6097 s F • H .( Q'5Q78 S.F. .7'18' -81 �Q 1 ;18 - -- -.A. 110 _ .I - I_ , 118 6275 S. I H s \ F. _ _ _ - G 'u \ o, m II H:93 27 S. F. 5 65 Sr. 0o N _ H83' �- , -H -84 �- H'88 �__.LI._. ' 6727. SF 6727 S. a ' i H_80 � S F. 'I 717 f'S. {�- - 6298 SF. 1a; 100' 6200 S.F. 10 �' 1',:. _ fi2,4JD.___ ' ) u v 178' ; m �'. I I° .I -- H �2 H 67' 85 H -89 v 4717 S-r. H "9T', 6148 SF 7564 8F. H -86__ - '-6298 ' SF. H ° 6952 S.F. -- I .I- / h7; 118 0 700; 5525 S.F. .� 's °�, I70 i„ R - �--. 9 s> , g ei ` 6o 8 S X c, -- - 7 809 cP� H -78 9067 sF., SU 6669 SF. 0 6007 4' BvJd L ne H -76. H 72 343 S.F. — RESERVE "V 6672 S.� p H -75 o q sos6 SF 3:2 A:, y j Y` SF, o i , 5986 SF. � `J H 74 H -73 5517 s. H-71 H 70 'H7 �/• 5985 SF 6208 SF -� H -69 5677 S(. �, 62 �._ — pRAZON — WAY --l- --------- WAS' - v - 982 \ - I ,' • '' / /,� II I II - ' 9 A a /fie - - - a- S0' Qu /d(' Line 9 8 97 o _ e RESERVE LS1I 64' 1.6 AC. _ 50" Build. tine 62} 6 - J - bP 62 •�� 60.1 LOCATION MAP w save' TAR TAN WE ST Sub Area 'H" LOCATED IN: VIRGINIA MILITARY SURVEY NOS. 3453 & 6.953 CITY OF DUBLIN, COUNTY OF FRANKLIN, STATE OF OHIO PREPARED FOR: TARTAN DEVELOPMENT COMPANY 8070 TARrm naos ORN OUBUN, OHIO 43017 BY. avwn� �uzx wrc'.- xraeta Is, xn� TARTAN WEST Development Standards - Sub -Area I I. LOCATION ASAP II. PERMITTED USES Dwelling • Themed Communities nester market Parks ib Cluster homes targeting the empty- Open spaces, playgrounds, community gardens (ornamental in nature) and other related program elements and park features intended to provide for passive amenities to the immediate or surrounding neighborhoods, while limiting off - site impact. The park dedication shall include a preserved barn for use by the City as a storage facility. The targeted and anticipated open space for this sub -area will total 125.6 acres, 5.8 acres being public and 19.8 acres being private. All open space areas will be privately maintained by a home owners association. • The developer maintains the right to minor modifications of the current open space plan for this sub -area, provided that the total open space area for the entire development remains 100 acres, minimum, subject to Final Development Plan approval by the Planning and Zoning Commission. III. DEVELOPMENT DENSITY Gross Area • 155.8 acres Permitted Units • 106 units IV. LOT STANDARDS Cluster Lot Size • Lot Area: • Lot Width: • Lot Frontage: 5,500 square feet, minimum 60 feet, minimum 30 feet, minimum Cluster Lot Setbacks • Front Yard Setback: • Rear Yard Setback: • Side Yard Setback: • Building Separation: 5 feet 6 feet 6 feet 12 feet, minimum Public Street Setbacks • Hyland -Croy Road: 200 feet, building and pavement, excluding: accessory structures for the support of agricultural production and non - occupied entry feature structures. No -Build Zones • A no -build zone is an area designated on a subdivision plat which shall remain free of any structures including, but not limited to, drives, walks, buildings and outbuildings, sheds, fences, swimming pools, decks, swing sets /play structures, satellite dish antennae, basketball courts, etc. Nothing herein shall prohibit overlot grading and drainage facilities and utility lines and utility structures within said no -build zones. • Landscaping shall be permitted within the no -build zone. • No -build zones will be located and indicated on the subdivision plat where appropriate. Tree Preservation Zones A tree preservation zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Utilities may be located in a tree preservation zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a tree preservation zone. Additional landscaping shall be permitted within the tree preservation zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. Tree preservation zones will be located and indicated on the subdivision plat where appropriate. No- Disturb Zones A no- disturb zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Grading activities and the placement of utilities are also prohibited within this area. Utilities may cross at right angles through a no- disturb zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and I -1 TARTAN WEST Development Standards - Sub -Area I basketball courts or other sport courts are prohibited within a no- disturb zone. Additional landscaping shall be permitted within the no- disturb zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. No- disturb zones will be located and indicated on the subdivision plat where appropriate. V. STREET STANDARDS Public Streets • R/W Width: 50 feet • Pavement Width: • It is the intent of the developer to preserve as many trees as • Drive Lanes: 2 • Parking Lanes: 1, on side opposite water line • Tree Lawn: 7 feet, minimum • Sidewalk: 4 feet wide, concrete • Bikepath: 8 feet wide, asphalt; concrete, when located in front of lots Public Cul- de-Sac Streets • R/W Width: 91 feet, minimum • Pavement Width: 22 feet, back -of -curb to back -of- curb 2 28 feet, back -of- -curb to back -of- -curb • Drive Lanes: • Parking Lanes: • Tree Lawn: • Landscape Island: • Sidewalk: • Bikepath: VI. ACCESS AND IMPROVEMENTS Access To Hyland —Croy Road: - One full service curb cut is permitted - The existing barn access shall remain To Sub -Area `H': - Access is required To Riviera Country Club Property: A stub street to the Riviera Property shall be constructed to provide for connectivity of future developments. The stub street shall receive signage indicating future extension. VII. LANDSCAPE ARCHITECTURE Entry Features • Entry features will include integrated project signage, landscaping and irrigation. • Final location, design, and standards for entry feature details, landscape details and signage details will be presented and approved during Final Development Plan phase. • All entry features will be owned and maintained by the HOA. • All entry features located in open space reserves shall be located in a landscape easement within the open space reserve(s). * See Exhibits: Club Drive Landscape Plan not permitted Tree Preservation 7 feet, minimum • It is the intent of the developer to preserve as many trees as 15 feet, minimum possible on site. A good faith effort will be made to 4 feet wide, concrete transplant any tree that is of appropriate size and condition to 8 feet wide, asphalt; concrete, another location on -site. when located in front of lots • All trees to be preserved will be protected by construction fencing placed outside of the critical root zone prior to the start of any construction and maintained throughout the entire construction period. Tree Replacement Plan • Removed trees measuring 6" to 24" in caliper shall be replaced "tree for tree." • Removed trees measuring 24 "+ in caliper shall be replaced "inch per inch." • Replacement trees shall be installed by the time the sub -area is completely developed and prior prior to occupancy of any units. • Replacement trees (nursery grown or on -site transplanted tree) shall have a minimum caliper size of 2Y2". • Replacement trees (nursery grown or on -site transplanted tree), regardless of caliper size over the 2' /z" minimum, shall count only as a 2 !/2" replacement tree. • Replacement trees that do not survive shall be replaced by one 2 %z" minimum caliper nursery grown or on -site transplanted tree. • Installation of replacement trees will be completed prior to occupancy of any units in this sub -area. * See Exhibits: Tree Removal /Replacement Plan Buffer Planting • A woodland/tree row buffer will be installed in a 25 feet wide landscape easement along the southern property line of the sub -area, as identified on the preliminary plat and Buffer Plan. • The woodland/tree row buffer will consist o£ • 13 large shrubs per 100 lineal feet • 5 understory trees per 100 lineal feet • 5 shade tress per 100 lineal feet • Large shrubs species include viburnum, witchhazel, chokeberry and lilac. • Understory tree species include redbud, dogwood, serviceberry, crabapple and hawthorn. • Shade tree species include red maple, sugar maple, sweetgum, shingle oak and red oak. • Any trees, larger than 2 %z" in caliper, planted in this treatment, shall count toward the required number of replacement trees. *See Exhibits: Buffer Plan Street Trees • Street trees on public streets shall be installed in a 7' wide tree lawn and be spaced 45' to 50' on center. • Street trees shall be installed at 2 %:" caliper, minimum. • Street trees species shall be selected from Group A of the Dublin Landscape Code. • For street tree standards along Club Drive, see Sub -Area `L'. I -2 IYP'" SMWN - T W (50' R/W) o sav B0.iJElUX CIN/A>, y/ /(YppO 0.i,; SFNI ORJ (q TUSC/M' F f/RENZA PUCE its AU C. S SORRENIO COUFI, IER(lNC IYAY, CA9AZON WAY, ROIM 0.GM, MCO /lEi/G FYACE. PoF)NM'0 PUCE TARTAN WEST "See Lxhibits: Street Tree Master Plan Dedicated Parks / Open Space • Prior to dedication to the city, the developer shall be responsible for the following: a. Design and installation of the bike paths and pedestrian trails. b. Design and installation of water features, detention areas and /or wetlands in the open space reserves. c. Design and installation of park structures within the open space reserves. d. Design and installation of landscaping. e. Fine grading, seeding and landscaping. f Removal of all existing faun fencing to the satisfaction of staff. • Any lighting in park /open space areas will require specific approval from the Planning and Zoning Commission. • All open space areas will be privately maintained by a home owners association, except for the preserved barn structure, which will be maintained by the City. • The developer will preserve and dedicate to the City a barn in the southwest corner of the sub -area. Fencing Fencing standards and details for this sub -area shall be presented and approved during the Final Development Plan phase. Scenic Roadway Landscape Treatment • A scenic roadway landscape treatment shall be installed in the 200' setback along Hyland -Croy Road. • Planting in this treatment shall have a natural woodland effect and may consist of trees transplanted from on site, deciduous trees and shrubs, ornamental trees, perennials or any combination thereof. • Any trees, larger than 2' /z" in caliper, planted in this treatment, shall count toward the required number of replacement trees. • Earth mounding may be used where existing trees are not present, provided it doesn't disrupt the master drainage plan. • Installation of this landscape treatment will occur at the tune the sub -area is developed, prior to occupancy of any units. • Pedestrian/Bike paths, water features and lake access will be provided in this treatment. * See L'xhibiis: Nyland -Croy Landscape- .South VIII. ARCIIITECTURE Permitted Building Height • Maximum of 35', as measured per the Dublin Code. Exterior Materials • Cladding Materials a. The exterior siding of all structures, including the foundation, shall be finished using all natural materials, including brick, stone, manufactured stone, wood, stucco, EIFS, fiber- cement siding products or any combination thereof. b. Materials and specifications will be provided in the Final Development Plan. • Trim Materials a. Wood, vinyl, aluminum, copper or fiber- cement products. b. Materials and specifications will be provided in the Final Development Plan. • Roofing Materials a. Dimensional asphalt shingles, wood, slate, concrete, the or metal. b. Materials and specifications will be provided in the Final Development Plan. Exterior Colors • Cladding Colors a. Natural earth tones and /or warin neutral colors, including white. b. High- chroma colors are not permitted. • Trim Colors a. Natural earth tones and or warm neutral colors, including white. b. Complementary or contrasting to siding color. c. High- chronna colors are not permitted. • Roofing Colors a. Roofing colors shall be from the color range of natural materials; such as, but not limited to wood shakes, slate, etc. b. High- chroma colors are not permitted. Architectural Elements • Four -sided Architecture a. Similar architectural design elements and details shall be consistent throughout all elevations of the structure. b. Windows and /or doors must be present on all four sides of the structure in a manner that is consistent with the treatment used on the font elevation. Development Standards - Sub -Area I c. Blank walls are prohibited. On front loaded garages, faux windows /closed shutter windows are permitted, to meet this requirement. d. All doors and windows shall be surrounded by a minimum of 2 -1/2" wide trim. Trim detail shall be consistent on all four sides of the structure. e. When brick, stone or manufactured stone is used on the front elevation of the Structure, it must be repeated in some form (water table, chimney, corner wrap, or similar treatment) on the remaining elevations of the structure. Chimneys a. "Cantilevered" or "through -the- wall" chimneys are not permitted. b. All chimneys shall be built on an integral foundation. c. All exterior portions of chimney shall be finished masonry, consisting of brick, stone and /or manufactured stone. • Garages a. All single - family dwellings shall have an attached garage of sufficient size to accommodate a mininmun of 2 standard sized automobiles, side by side. b. Side or rear loaded garages are encouraged. Themed Communities • Themed or architecturally coordinated communities featuring a specific architectural style with one or more builders, may be permitted and would not be subject to the architectural or lot diversity standard. Building elevations, anticipated product mix and a diversity matrix will be submitted to the Planning Commission in conjunction with the Final Development Plan Architectural Approval Process • Plan Approval a. The Tartan Development Company shall retain the right of individual developer plan approval for all residential dwelling units. • Architectural Review Committee a. An Architectural Review Committee (ARC) shall be established prior to the start of any construction. b. The ARC shall be comprised of no fewer than three members, one of which must be a registered architect and one of which may be a licensed landscape architect. c. The ARC shall be responsible for evaluating all site plans and architectural plans for adherence to the design guidelines established in the architectural palette, design standards and diversity standards, and shall administer and enforce the guidelines during construction. 1 -3 TARTAN WEST d. The ARC shall retain plan approval on all new construction until such time as the final dwelling unit in the community has been approved and construction completed. Administration of the Diversity Standard a. Due to the custom / semi - custom nature of the builders expected to participate in the community, an advance matrix of substantially similar elevations is not possible. For sub -areas where two or more custom or semi - custom builders will be present, it will be the responsibility of the ARC to evaluate each house plan in the sub -area for compliance to the diversity standard. b. Compliance will be indicated in a plan approval letter to be issued by the ARC. This letter will be submitted with the application for a building permit. c. If a particular sub -area is to be sold to one or more builders classified as production builders, then the builder(s) and the ARC will evaluate the product offering for "substantially similar" elevations. The builder(s) and the ARC will prepare a matrix prohibiting similar elevations from being used within the "area of influence" for each given lot. The builder(s) and the ARC shall submit the diversity matrix to staff for its review and approval in conjunction with the Final Development Plan. If the Final Development Plan has already been recorded for the sub -area, then the diversity matrix shall be submitted to staff for its review and approval prior to issuance of building permits. Enforcement a. Failure of the ARC to perform its duties and uphold the diversity standard set forth above shall constitute a zoning violation. 'Fire City shall have the right to bring such appropriate lawful action as deemed necessary to assure that the ARC performs its duties and upholds the standards set forth in this text. The City shall not, however, have the right to withhold building permits for which application has been made prior to written notification to the ARC of any such violation. Permitted Architectural Styles • The following architectural styles, as described by the Architectural Palette, are permitted: 1. Colonial Revival 2. English Manor 3. French 4. Italian Revival 5. Neoclassical 6. Tuscan 7. Shingle • The architectural palette is intended to be a written and visual guide that describes the permitted architectural styles. The palette does not establish architectural standards. It is intended to convey to designers and builders the architectural vision for this development. * See h,Yhibita: Architectural Palette Development Standards - Sub -Area I 1 -4 15 tb -L8 15 rN I S /'��a g Groh I .•' \ � -� : M. /, /"•� / / as 11 Gale 2 / 0 IBaislenotenne Plan \ SQUARE FOOTAGE LEGEND: fir(ant 3 View Lower Level: unfinished - 500 +/- sf finished- (optional) 1,300 + / -sf 4 ^: \ \ � , �� First Floor Level: ^ n finished space: 2,400 +/- sf , e % ' . • ' A �; Garages: 580 +/ -sf QI_PNERS, IO PAND USE OF ARCUITFCTUR� DR WINGSORPROJECTDFSr THE' S'CHEMAT7C DRAWINGS AND PROJECT DESIGN CONTAINED WITHIN TIIIS 'CONCEPTUAL DESIGN' PACKET ARE TILE JOINTLY OWNED PROPERTY OP' NAU & BULLOCK ARCHITECT'S LTD, AND FRANCO & MIRIELLOBUILDERS,LTD.. UNAUTHORIZEDUSEOF INFORMATION C'ONVEYE'D BY THESE DOCUMENTS, IN WHOLE OR IN PART, WITHOUT SPLCITC WRITTEN CONSENT AND COMPENSATION TO OWNERS SHALL HE THE BASIS FOR LEGAL AC'T'ION. THIS CONCEPTUAL DOCUMENT CONTAINS COPYRIGHTABLE ARCHTTECT'URAL WORKS TO BE REGISTERED. I' \I i ' � meal $.: ` � tF a a •117 --/ • r� �1 r f. �.. y �. T•ri_ ...g � p • � Aa ,LC. 'GrNP w rq',�} sryc�/ ��" tI1 �I1 J'llll �tr c �c1 kEYl • Q n. 1pRf • '� y..� � Vfr��elo I I I , 3 -- 1Fiurslt Aofa r Plaint - — P 7I VP(c D1 1Baiote IM[latdltell Franco Miriello Cluster Homes Tartan West Conceptual /Schematic (Drawings N.an &c Bullock Architects A2`' March 2oo3 - -- t i r Franco Miriello Cluster Homes Tartan West Conceptual /Schematic (Drawings N.an &c Bullock Architects A2`' March 2oo3 - -- )Firont S-ID) View Rear I-JD) V(Lew \ l 4 [s u• o a ,. > i M A n I s (' KrklF Ai y Gres/ � N W •$ /fib o .+ f � Sha « tH a 1'�5'�fberk4� Ba 5 ejont emut Floor Plan �. _' 2n Rath al, � , SO UAR.EFOOTAGELEGEND: — 1Fiunstt )Fllo aJn 1P'llanrn 1450. Lower Level: unfinished - finished- (optional) First Floor Level: finished space: Garages: Q{VNFR.SIXIP AND USE OFARCHITEG'TURA D RAWINf..S OR PROJECT DESIGN THE SCHEMATIC DRAWINGS AND PROJECT DESIGN CONTAINED WITHIN THIS 'CONCEPTUAL DESIGN' PACKET ARE THE JOINTLY OWNED PROPERTY OF NAU & BULLOCK ARCHITECTS, LTD. AND FRANCO & MHUELLO BUILDERS, LTD.. UNAUTHORIZED USE OF INFORMATION CONVEYED BY THESE DOCUMENTS, IN WHOLE OR IN PART, WITHOUT SPECIFIC WRITTEN CONSENT AND COMPENSATION TO OWNERS, SHALL BE T11F BASIS FOR LEGAL ACTION. THIS CONCEPTUAL DOCUMENT CONTAINS COPYRIGHTABLE ARCHITECTURAL, WORKS. TO BE REGISTERED. 500 +/- sf 1 +/_ sf 2, 250 / -sf IP'lltaunr 7l'�v�) e� V f 1B>aise Modlell .i Ly , (5AOW4) T Franco Miriello Cluster Homes Tarcan !West Conceptual / )Drawings Nau & Bullock Architects x7," March 2oo3 _ 0 0 0 0 0 s- i y s � J 70,uvr (39P /,") f �ffl l• Mimi IN me.h / u <A �IPMPMk IS" C 12 IBl.atserrnlenfc Floor IP'hom SOUARE FOOTAGE LEGEND: Front S-ID V iew \ Relaur �, -1D) \Viewer 1 Lower Level: unfinished - 500 +/- sf finished- (optional) 1,500 +/- sf First Floor Level: finished space: 2,500 +/- sf Garages: 580 +/ -sf OWNERSHIPAND aW ACWTECL AI, DRA HMGS OR PRO ELrDB THE SCHEMATIC DRAWINGS AND PROJECT DESIGN CONTAINED WITHIN TUIS `CONCEPTUAL DESIGN' PACKET ARE THE JOINTLY OWNED PROPERTY OF NAU & BULLOCK ARCHITECTS, LTD. AM) FRANC'O & MIRIELLO BUILDERS, LTD., UNAUTHORIZED USE OF INFORMATION CONVEYED BY THESE DOCUMENTS, IN WHOLE OR IN PART, WITHOUT SPECIFIC WRITTEN CONSENT AND COMPENSATION TO OWNERS, SHALL BE THE BASIS FOR LEGAL ACTION. THIS CONCEPTUAL DOCUMENT CONTAINS COPYRIC.HTABLE ARCHITECTURAL WORKS TO BE REGISTERED. � [7— .:-AEI , • CB- - - �.,� * rL$' - ' - • �' �] I t Ati 1First Floor Plain IP)launl 7l'Amw "71'' Base Ivlo,dlell G. n 54bwN ' �nPilouS� 1Fralinco Miriello (Cluster Homes Tartan West Conceptual/Schematic Drawings Nan & Bullock Architects 12` March 2oo,3 1 \ Broinit 3,-]D) View k < `� \ X. , . K L� 1 /w 0 I p l .SYaMG �n N Baisemnuemi>t lF 001r lPhlInt SQUARE FOOTAGE LEGEND: Lower Level: unfinished - 400 +/- sf' finished- (optional) 1,600 +/- sf First Floor Level: finished space: 2,400 +/- sf Garages: 580 +/ -sf , QfVNER SIIPAND USE OF ARCf7TTECTCIRAL / n n RA1VINGS OR PROJGCT'UFSI(:N • T THE SCHEMATIC DRAWINGS AND PROJECT DESIGN CONTAINED WITHIN THUS TONC'EPTUAL. DESIGN' a k .� . .............�, K L� 1 /w 0 I p l .SYaMG �n N Baisemnuemi>t lF 001r lPhlInt SQUARE FOOTAGE LEGEND: Lower Level: unfinished - 400 +/- sf' finished- (optional) 1,600 +/- sf First Floor Level: finished space: 2,400 +/- sf Garages: 580 +/ -sf Rear 3-1Q) View NAU & BULLOCK ARCHITECTS, LTD. AND FRANCO & MIRIELLO BUILDERS, LTD.. WAUTIIORI7 USE OF INFORMATION CONVEYED BY THESE DOCUMENTS, IN 197701,E OR IN PART, WITHOUT SPECIFIC WRITTEN CONSENT AND COMPENSATION TO OWNERS, .SHALL BE THE BASIS FOR LEGAL ACTION. TINS CONCEPTUAL DOCUMENT CONTAINS COPYRIGHTABLE ARCHITECTURAL WORKS TO BE REGISTERED. IPl1,a zlype - 2) , Baise Modes r � (Franco Miriello Cluster Homes Tartan West Conceptual /Schematic Drawings Nau & Bullock Architects ao` March ?oo3 \ �\ n I - R IA - -_. 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UNAUTHORTLED USE OF INFORMATION CONVEYED BY TBESE DOCUAMNTS, IN WHOLE OR IN PART WTPHOUT SPECIFIC WRITTEN CONSENT AND COMPENSATION 7'0 OIVNERS, SHALL BE THE BASIS FOR LEGAL ACTION. T'IIIS CONCEPTUAL DOCUMENT CONTAINS COPYRIGIITABLE ARCHITECTURAL WORKS TO BE REGISTERED. S ■ a 1 MWIiM t \: iilr�v /I��1[ �yul�dly -i nto s( 1-1 GtJeNS '10 k t2o TYP• lors 2too • Z`soo 5 - (13T kp-) v W tN Franco Mirielto Cluster Homes Tartan West conceptual/schematic Drawings Nan & Buttock Architects x2` mard"I 2003 W �f m s�e Ulv. IV .......... AG. Q4? 1.24-A. q?, O B1x Abl '41 }f 76 �SE TO FAC. 1pm, i .a a ... ffsERVETP }181 n 1167 4.0± AC. pf P,- 187 I, - ESERVE 'GG --- -- �B I tsERV� 0.1-AC. ---------- ---------- ------------- 1� LOC.4801V MAP rro scut TA WEST Sub Area ff LOCATED IN' VIRGINIA MILITARY SURVEY NOS. 3453 & 69513 CITY OF DUBLIN, COUNTY OF FRANKLIN, STATE OF 0///0 PREPARED FOR, TARTAN DEVELOPMENT COMPANY 8070 WTM nELDS DRh W&IN, OHIO 4MI7 8y. im— rouNruno F__ J M lb TARTAN WEST II. PERMITTED USES s Dwelling • Themed Communities - Attached condominium homes (two to twelve units per structure). Parks • Open spaces, playgrounds, community gardens (ornamental in nature) and other related program elements and park features intended to provide for passive amenities to the immediate or surrounding neighborhoods, while limiting off -site impact. • The targeted and anticipated open space for this sub -area will total ±22.3 acres, 20.9 acres being publicly owned and 1.4 being privately owned.. All open space areas will be privately maintained by a home owners association. • The developer maintains the right to minor modifications of the current open space plan for this sub -area, provided that the total open space area for the entire development remains 100 acres, minimum, subject to Final Development Plan approval by the Planning and Zoning Commission. Agricultural Production • The farming and production of fruits and related beverages. III. DEVELOPMENT DENSITY Gross Area • ±28.1 acres Permitted Units • 48 units Iv. LOT STANDARDS Setbacks • "Club" Drive: 100 feet building 50 feet pavement • Perimeter: 25 feet, building and pavement • Building Separation: 12 feet, minimum No -Build Zones • A no -build zone is an area designated on a subdivision plat which shall remain free of any structures including, but not limited to, drives, walks, buildings and outbuildings, sheds, fences, swimming pools, decks, swing sets / play structures, satellite dish antennae, basketball courts, etc. Nothing herein shall prohibit overlot grading and drainage facilities and utility lines and utility structures within said no -build zones. • Landscaping shall be permitted within the no -build zone. • No -build zones will be located and indicated on the subdivision plat where appropriate. Tree Preservation Zones • A tree preservation zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Utilities may be located in a tree preservation zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a tree preservation zone. • Additional landscaping shall be permitted within the tree preservation zones, provided that all planting is done outside Development Standards - Sub -Area J of any critical root zone, as defined by the Dublin Zoning Code. • Tree preservation zones will be located and indicated on the subdivision plat where appropriate. No- Disturb Zones • A no- disturb zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Grading activities and the placement of utilities are also prohibited within this area. Utilities may cross at right angles through a no- disturb zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a no- disturb zone. • Additional landscaping shall be permitted within the no- disturb zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. • No- disturb zones will be located and indicated on the subdivision plat where appropriate.Additional landscaping shall be permitted within the no- disturb zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. • No- disturb zones will be located and indicated on the subdivision plat on each lot. V. STREET STANDARDS Private Streets • R/W Width: • Pavement Width: • Drive Lanes: • Parking Lanes: • Tree Lawn: • Sidewalk: • Bikepath: n/a 24 feet, back -of -curb to back -of -curb 2 one side, opposite water line n/a n/a n/a J -1 I. LOCATION MAP TARTAN WEST Entry Features • Entry features will include integrated project signage, landscaping and irrigation. • Final location, design, and standards for entry feature details, landscape details and signage details will be presented and approved during Final Development Plan phase. • All entry features will be owned and maintained by the HOA. • All entry features located in open space reserves shall be located in a landscape easement within the open space reserve(s). * See Exhibits: Club Drive Landscape Plan Tree Preservation • It is the intent of the developer to preserve as many trees as possible on site. A good faith effort will be made to transplant any tree that is of appropriate size and condition to another location on -site. • All trees to be preserved will be protected by construction fencing placed outside of the critical root zone prior to the start of any construction and maintained throughout the entire construction period. Dedicated Parks / Open Space • Prior to dedication to the city, the developer shall be responsible for the following: a. Design and installation of the bike paths and pedestrian trails. b. Design and installation of water features, detention areas and/or wetlands in the open space reserves. c. Design and installation of park structures within the open space reserves. d. Design and installation of landscaping. e. Fine grading, seeding and landscaping. f Removal of all existing farm fencing to the satisfaction of staff. • Any lighting in park/open space areas will require specific approval from the Planning and Zoning Commission. • All open space areas will be privately maintained a home owners association. Fencing • Fencing standards and details for this sub -area shall be presented and approved during the Final Development Plan phase. Tree Replacement Plan • Removed trees measuring 6" to 24" in caliper shall be replaced "tree for tree" Scenic Roadway Landscape Treatment • A scenic roadway landscape treatment shall be installed in the 200' setback along Hyland -Croy Road. Development Standards - Sub -Area J • Planting in this treatment shall have a natural woodland effect and may consist of trees transplanted from on site, deciduous trees and shrubs, ornamental trees, perennials or any combination thereof. • Any trees, larger than 2 %" in caliper, planted in this treatment, shall count toward the required number of replacement trees. • Earth mounding may be used where existing trees are not present, provided it doesn't disrupt the master drainage plan. • Plantings at the intersection of Hyland -Croy Road and "Club" Drive will have a vineyard character as part of the entry experience into Tartan West. • Installation will occur at the time the sub -area is developed, prior to occupancy of any units. • Bike paths, walking paths, tunnels and lake access will be provided in this treatment. * See Exhibits: Hyland -Croy Landscape -North and Hyland -Croy Landscape -South VIII. ARCHITECTURE Permitted Building Height • Maximum of 48', as measured per the Dublin Code. Exterior Materials • Cladding Materials a. The exterior siding of all structures, including the foundation, shall be finished using all natural materials, including brick, stone, manufactured stone, wood, stucco, EIFS, fiber - cement siding products or any combination thereof. b. Materials and specifications will be provided in the Final Development Plan. • Trim Materials a. Wood, vinyl, aluminum, copper or fiber - cement products. b. Materials and specifications will be provided in the Final Development Plan. • Roofing Materials a. Dimensional asphalt shingles, wood, slate, concrete, tile or metal. b. Materials and specifications will be provided in the Final Development Plan. Exterior Colors • Cladding Colors a. Natural earth tones and /or warm neutral colors, including white. J -2 • Removed trees measuring 24 "+ in caliper shall be replaced a "inch per inch." 24 R8 is �kr fc y ,: - • Replacement trees shall be installed by the time the sub -area is completely developed and prior to occupancy of any units. • Replacement trees (nursery grown or on -site transplanted tree) i shall have a minimum caliper size of 2 %z ". — • Replacement trees (nursery grown or on -site transplanted - — tree), regardless of caliper size over the 2'h" minimum, shall 7YRMAL SECTION ^ PRNATE STREETS /NO R/W) count only as a 2 %x" replacement tree. M m E • Replacement trees that do not survive shall be replaced by one VI. ACCESS AND IMPROVEMENTS 2%" minimum caliper nursery grown or on -site transplanted tree. • Replacement tree planting shall be completed at the time of Access construction of Club Drive. • To Club Drive: One full service curb cut is permitted. * See Exhibits: Tree Removal Replacement Plan • To Hyland -Croy Road: - Access to is not permitted. Street Trees • To Sub -Area `K': • Street trees on private roads shall be installed 3 '' /z' from the - Access to is permitted. edge of pavement. • All street trees shall be installed at 2' /z" caliper. • Street trees species shall be selected from Group A of the VII. LANDSCAPE ARCHITECTURE Dublin Landscape Code. Entry Features • Entry features will include integrated project signage, landscaping and irrigation. • Final location, design, and standards for entry feature details, landscape details and signage details will be presented and approved during Final Development Plan phase. • All entry features will be owned and maintained by the HOA. • All entry features located in open space reserves shall be located in a landscape easement within the open space reserve(s). * See Exhibits: Club Drive Landscape Plan Tree Preservation • It is the intent of the developer to preserve as many trees as possible on site. A good faith effort will be made to transplant any tree that is of appropriate size and condition to another location on -site. • All trees to be preserved will be protected by construction fencing placed outside of the critical root zone prior to the start of any construction and maintained throughout the entire construction period. Dedicated Parks / Open Space • Prior to dedication to the city, the developer shall be responsible for the following: a. Design and installation of the bike paths and pedestrian trails. b. Design and installation of water features, detention areas and/or wetlands in the open space reserves. c. Design and installation of park structures within the open space reserves. d. Design and installation of landscaping. e. Fine grading, seeding and landscaping. f Removal of all existing farm fencing to the satisfaction of staff. • Any lighting in park/open space areas will require specific approval from the Planning and Zoning Commission. • All open space areas will be privately maintained a home owners association. Fencing • Fencing standards and details for this sub -area shall be presented and approved during the Final Development Plan phase. Tree Replacement Plan • Removed trees measuring 6" to 24" in caliper shall be replaced "tree for tree" Scenic Roadway Landscape Treatment • A scenic roadway landscape treatment shall be installed in the 200' setback along Hyland -Croy Road. Development Standards - Sub -Area J • Planting in this treatment shall have a natural woodland effect and may consist of trees transplanted from on site, deciduous trees and shrubs, ornamental trees, perennials or any combination thereof. • Any trees, larger than 2 %" in caliper, planted in this treatment, shall count toward the required number of replacement trees. • Earth mounding may be used where existing trees are not present, provided it doesn't disrupt the master drainage plan. • Plantings at the intersection of Hyland -Croy Road and "Club" Drive will have a vineyard character as part of the entry experience into Tartan West. • Installation will occur at the time the sub -area is developed, prior to occupancy of any units. • Bike paths, walking paths, tunnels and lake access will be provided in this treatment. * See Exhibits: Hyland -Croy Landscape -North and Hyland -Croy Landscape -South VIII. ARCHITECTURE Permitted Building Height • Maximum of 48', as measured per the Dublin Code. Exterior Materials • Cladding Materials a. The exterior siding of all structures, including the foundation, shall be finished using all natural materials, including brick, stone, manufactured stone, wood, stucco, EIFS, fiber - cement siding products or any combination thereof. b. Materials and specifications will be provided in the Final Development Plan. • Trim Materials a. Wood, vinyl, aluminum, copper or fiber - cement products. b. Materials and specifications will be provided in the Final Development Plan. • Roofing Materials a. Dimensional asphalt shingles, wood, slate, concrete, tile or metal. b. Materials and specifications will be provided in the Final Development Plan. Exterior Colors • Cladding Colors a. Natural earth tones and /or warm neutral colors, including white. J -2 TARTAN WEST b. High - chroma colors are not permitted. Trim Colors a. Natural earth tones and or warm neutral colors, including white. b. Complementary or contrasting to siding color. a High- chroma colors are not permitted. Roofing Colors a. Roofing colors shall be from the color range of natural materials; such as, but not limited to wood shakes, slate, etc. b. High - chroma colors are not permitted. Architectural Elements • Four-sided Architecture a. Similar architectural design elements and details shall be consistent throughout all elevations of the structure. b. Windows and /or doors must be present on all four sides of the structure in a manner that is consistent with the treatment used on the front elevation. c. Blank walls are prohibited. On front loaded garages, faux windows /closed shutter windows are permitted, to meet this requirement. d. All doors and windows shall be surrounded by a minimum of 2 -1/2" wide trim. Trim detail shall be consistent on all four sides of the structure. e. When brick, stone or manufactured stone is used on the front elevation of the structn e, it must be repeated in some forum (water table, chimney, corner wrap, or similar treatment) on the remaining elevations of the structure. • Chimneys a. "Cantilevered" or "through -the- wall" chimneys are not permitted. b. All chimneys shall be built on an integral foundation. c. All exterior portions of chimney shall be finished masonry, consisting of brick, stone and /or manufactured stone. • Garages a. All single - family dwellings shall have an attached garage of sufficient size to accommodate a minimum of 2 standard sized automobiles, side by side. b. Side or rear Loaded garages are encouraged. Themed Communities • Themed or architecturally coordinated communities featuring a specific architectural style with one or more builders, may be permitted and would not be subject to the architectural or lot diversity standard. Building elevations, anticipated product mix and a diversity matrix will be submitted to the Planning Commission in conjunction with the Final Development Plan Architectural Approval Process Plan Approval a. The Tartan Development Company shall retain the right of individual developer plan approval for all residential dwelling units. Architectural Review Committee a. An Architectural Review Committee (ARC) shall be established prior to the start of any construction. b. The ARC shall be comprised of no fewer than three members, one of which must be a registered architect and one of which may be a licensed landscape architect. c. The ARC shall be responsible for evaluating all site plans and architectural plans for adherence to the design guidelines established in the architectural palette, design standards and diversity standards, and shall administer and enforce the guidelines during construction. d. The ARC shall retain plan approval on all new construction until such tinge as the final dwelling unit in the community has been approved and construction completed. Administration of the Diversity Standard a. Due to the custom / semi - custom nature of the builders expected to participate in the community, an advance matrix of substantially similar elevations is not possible. For sub -areas where two or more custom or semi - custom builders will be present, it will be the responsibility of the ARC to evaluate each house plan in the sub -area for compliance to the diversity standard. . b. Compliance will be indicated in a plan approval letter to be issued by the ARC. This letter will be submitted with the application for a building permit. c. If particular sub -area is to be sold to one or more builders classified as production builders, then the builder(s) and the ARC will evaluate the product offering for "substantially similar" elevations. The builder(s) and the ARC will prepare a matrix prohibiting sinnilar elevations from being used within the "area of influence" for each given lot. The builder(s) and the ARC shall submit the diversity matrix to staff for its review and approval in conjunction with the Final Development Plan. If the Final Development Plan has already been recorded for the sub -area, then the diversity matrix shall be submitted to staff for its review and approval prior to issuance of building permits. Enforcement a. Failure of the ARC to perform its duties and uphold the diversity standard set forth above shall constitute a zoning violation. The City shall have the right to bring such appropriate lawful action as deemed necessary to assure that the ARC performs its duties and upholds the standards set forth in this text. The City shall not, however, have the right to withhold building pe nits for Development Standards - Sub -Area J which application has been made prior to written notification to the ARC of any such violation. Permitted Architectural Styles • The following architectural styles, as described by the Architectural Palette, are permitted: 1. Tuscan • The architectural palette is intended to be a written and visual guide that describes the permitted architectural styles. The palette does not establish architWUral standards. It is intended to convey to designers and builders the architectural vision for this development. * See Lxkibits: Architectural Palette J -3 TYPICAL FLOOR PLAN ■ ■ S C • H O C H � R O J E C T DATE: DRA)WBY; SHEET: A . S • S ' O • ` ' I • A • T • E ' S TARTAN W_ _ EST CONDO MINIUMS 511 M 1 690 W. W66STER CI IICAGO. II. • 60614 PROJECT r. SCALE: PH. 773.325.9300 PAX 773.325.9302 DUBLW. OHIO •mm saoainssocutxs wc. ■ nu uanx usnvm ELEVATION ■ $ C • H O C H P R O J E C T DATE DRA%NBY: SHEET: A • S • S . O • C • I • A • T • E . S TARTAN WEST CONDOM INIUMS 5.1.03 Bs 630 W. WEBSTER CHICAGO. IL • 60614 PII SCE. 2 PH. 773.325.9300 FAX 773.325.9302 DUBLN. OHIO - - •mmsaioo�nssoann�e�. nu warrs ugxvID IMAGERY DATE. DRAWN BY: SHEET: MoE t SCAU: 3 ELEVATION DIAGRAM I � .1 ro Scar m s Ll TA TAN WEST ff Sub Area Y LOCATED IN: VIRGINIA MILITARY SURVEY NOS. 3453 & 6953 CITY OF DUBLIN, COUNTY OF FRANKLIN, STATE OF OHIO PREPARED FOR: TARTAN DEVELOPMENT COMPANY 8070 Wr" MOS DWIF W&IN. aqlO 4M17 BN am alcan+ IS xw TARTAN WEST I. LOCATION MAP e -i i�. I � a r- � 6 _ 1 �\ 1 4 II. PERMITTED USES Athletic Club • Reception and Members Lounge • BabysittingTouth Activities • Restaurant • Restrooms • Administration and Support • Men's and Women's Locker Rooms • Exercise Areas • Indoor Aquatics • Wellness Center • General Circulation • Mechanical Banquet Hall • Reception Lobby • Pre - Function Conservatory • Ballroom • Banquets Kitchen & Receiving 46,000 S.F. Maximum 2,000 S.F. Maximum 3,500 S.F. Maximum Development Standards - Sub -Area K • General Circulation • Mechanical Spa • Spa Administration • Men's and Women's Locker Rooms • Spa Conservatory • Spa Treatment Rooms • Salon • General Circulation • Mechanical Overnight Member /Guest Suites • Member /Guest Over -Night Suites Permitted Units • 1 mixed -use, "Athletic Club" building — 79,000 square feet, maximum 12,500 S.F. Maximum • 2 pool//outdoor activities service buildings — 1,500 square feet each, maximum 1,600 S.F. Maximum 2,000 S.F. Maximum 1,600 S.F. Maximum IV . LOT STANDARDS Setbacks 7,000 S.F. Maximum 10 units, maximum • Over -night suites may be used by residents and overnight guests of residents of Tartan Fields and Tartan West, members and guests of members of Tartan Fields Golf Club and spa and banquets guests. Parks • Open spaces, playgrounds, community gardens (ornamental in nature) and other related program elements and park features intended to provide for passive amenities to the immediate or surrounding neighborhoods, while limiting off -site impact. • The park dedication shall include a preserved barn for use by the City as a storage facility. • The targeted and anticipated open space for this sub -area will total t1.5 acres, all publicly owned. All open space areas will be privately maintained by a home owners association. • The developer maintains the right to minor modifications of the current open space plan for this sub -area, provided that the total open space area for the entire development remains 100 acres, minimum, subject to Final Development Plan approval by the Planning and Zoning Commission. Recreational • Indoor and outdoor active recreational or programmatic 9, 000 S.F. Maximum uses /facilities, including sports courts and fields, intended to 10, 000 S.F. Maximum provide active amenities and features to serve the Athletic Club 7,500 S.F. Maximum members and guests. 2,500 S.F. Maximum Agricultural Production • The fanning and production of fruits and related beverages. 13,500 S.F. Maximum III. DEVELOPMENT DENSITY 1,600 S.F. Maximum 6,000 S.F. Maximum Gross Area • f11.4 acres • "Club" Drive: 100 feet building 50 feet pavement • Perimeter: 0 feet No -Build Zones • A no -build zone is an area designated on a subdivision plat which shall remain free of any structures including, but not limited to, drives, walks, buildings and outbuildings, sheds, fences, swimming pools, decks, swing sets / play structures, satellite dish antennae, basketball courts, etc. Nothing herein shall prohibit ovedot grading and drainage facilities and utility lines and utility structures within said no -build zones. • Landscaping shall be permitted within the no -build zone. • No -build zones will be located and indicated on the subdivision plat where appropriate. Tree Preservation Zones • A tree preservation zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must remain in their natural condition and may not be removed from such a zone. Utilities may be located in a tree preservation zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets /play structures, fences, antennae and basketball courts or other sport courts are prohibited within a tree preservation zone. • Additional landscaping shall be permitted within the tree preservation zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. • Tree preservation zones will be located and indicated on the subdivision plat where appropriate. No- Disturb Zones • A no- disturb zone is an area that will not be physically disturbed in order to preserve existing natural or new landscape features. Trees or other significant vegetation must K -1 TARTAN WEST Development Standards - Sub -Area K remain in their natural condition and may not be removed from such a zone. Grading activities and the placement of utilities are also prohibited within this area. Utilities may cross at right angles through a no- disturb zone, if necessary and designed to minimize impacts. All structures, including, but not limited to buildings, parking, driveways, sidewalks, sheds, swimming pools, patios, decks or other accessory structures, swing sets / play structures, fences, antennae and basketball courts or other sport courts are prohibited within a no- disturb zone. Additional landscaping shall be permitted within the no- disturb zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. No- disturb zones will be located and indicated on the subdivision plat where appropriate.Additional landscaping shall be permitted within the no- disturb zones, provided that all planting is done outside of any critical root zone, as defined by the Dublin Zoning Code. No- disturb zones will be located and indicated on the subdivision plat on each lot. V. STREET STANDARDS Private Streets • R/W Width: n/a • Pavement Width: 24 feet, back -of -curb to back -of -curb • Drive Lanes: 2 • Parking Lanes: one side, opposite water line • Tree Lawn: n/a • Sidewalk: n/a • Bikepath: n/a . ----- ....-------- ----- — - .� _ _. n __— ]YP /CAL SECTION — PRNATE STREETS (NO I?/W) ry sue VI. ACCESS AND IMPROVEMENTS Access To Club Drive: - Two full service curb cuts are permitted. To Sub -Area `J': Access is permitted. To Hyland -Croy Road: - Access is not permitted. VII. LANDSCAPE ARCHITECTURE Entry Features • Entry features will include integrated project signage, landscaping and irrigation. • Final location, design, and standards for entry feature details, landscape details and signage details will be presented and approved during Final Development Plan phase. • All entry features will be owned and maintained by the HOA. • All entry features located in open space reserves shall be located in a landscape easement within the open space reserve(s). * See Exhibits: Club Drive Landscape Plan Tree Preservation • It is the intent of the developer to preserve as many trees as possible on site. A good faith effort will be made to transplant any tree that is of appropriate size and condition to another location on -site. • All trees to be preserved will be protected by construction fencing placed outside of the critical root zone prior to the start of any construction and maintained throughout the entire construction period. Tree Replacement Plan • Removed trees measuring 6" to 24" in caliper shall be replaced "tree for tree." • Removed trees measuring 24 "+ in caliper shall be replaced "inch per inch." • Replacement trees shall be installed by the time the sub -area is completely developed and prior to occupancy of any units. • Replacement trees (nursery grown or on -site transplanted tree) shall have a minimum caliper size of 2'/2 ". • Replacement trees (nursery grown or on -site transplanted tree), regardless of caliper size over the 2 Y2" minimum, shall count only as a 2 %z" replacement tree. • Replacement trees that do not survive shall be replaced by one 2 %z minimum caliper nursery grown or on -site transplanted tree. • Replacement tree planting shall be completed at the time of construction of Club Drive. * See Exhibits: Tree Removal/Replacement Plan Street Trees • Street trees on private roads shall be installed 3 %z' from the edge of pavement. • All street trees shall be installed at 2 '' /z" caliper. • Street trees species shall be selected from Group A of the Dublin Landscape Code. Dedicated Parks / Open Space • Prior to dedication to the city, the developer shall be responsible for the following: a. Design and installation of the bike paths and pedestrian trails. b. Design and installation of water features, detention areas and/or wetlands in the open space reserves. c. Design and installation of park structures within the open space reserves. d. Fine grading, seeding and landscaping. e. Removal of all existing farm fencing to the satisfaction of staff. • Any lighting in park/open space areas will require specific approval from the Planning and Zoning Commission. • All open space areas will be privately maintained by a home owners association. Fencing • Fencing standards and details for this sub -area shall be presented and approved during the Final Development Plan phase. VIII ARCHITECTURE Permitted Building Height • Maximum of 55', as measured per the Dublin Code. Exterior Materials • Cladding Materials a. The exterior siding of all structures, including the foundation, shall be finished using all natural materials, including brick, stone, manufactured stone, wood, stucco, fiber - cement siding products or any combination thereof. K -2 TARTAN WEST b. Materials and specifications will be provided in the Final Development Plan. • Trim Materials a. Pre -cast concrete, wood, vinyl, aluminum, copper or fiber- cement products. b. Materials and specifications will be provided in the Final Development Plan. • Roofing Materials a. Dimensional asphalt shingles, wood, slate, concrete, tile or metal. b. Materials and specifications will be provided in the Final Development Plan. Exterior Colors • Cladding Colors a. Natural earth tones and /or warm neutral colas, including white. b. High- chroma colors are not permitted. • Trim Colors a. Natural earth tones and or warn neutral colors, including white. b. Complementary or contrasting to siding cola. c. High- chroma colors are not permitted. • Roofing Colors a. Roofing colors shall be from the color range of natural materials; such as, but not limited to wood shakes, tile, slate, etc. b. High -ch oma colors are not permitted. Architectural Elements • Four -sided Architecture a. Similar architectural design elements and details shall be consistent throughout all elevations of the structure. b. Windows and /or doors must be present on all four sides of the structure in a manner that is consistent with the treatment used on the front elevation. c. Blank walls are prohibited. d. All doors and windows shall be surrounded by a minimum of 2 -1/2" wide trim. Trim detail shall be consistent on all four sides of the structure. e. When brick, stone or manufactured stone is used on the front elevation of the structure, it must be repeated in some form (water table, chimney, corner wrap, or similar treatment) on the remaining elevations of the structure. Permitted Architectural Styles • The following architectural styles, as described by the Architectural Palette, are permitted: 1. Tuscan • The architectural palette is intended to be a written and visual guide that describes the permitted architectural styles. The palette does not establish architectural standards. It is intended to convey to designers and builders the architectural vision for this development. * See Exhibits: Architectural Palette Development Standards - Sub -Area K K -3 LOWER LEVEL PLAN 1 P R O J E C T S • C • H • O • C • H DATE: DRAWN BY: SHEET: A• S• S• O• C• 1• A• T, E• s TARTAN WEST ATHLETIC CLUB 10.28.03 PROJECTS: SCALE SIK, DUBLIN, OHIO II 630 W. WEBSTER CHICAGO. IL. • 6o614 30' • 0" PH. 77�.325.9300 FAX 773.325.9302 •. aalmsoanme.�c nu wc� rts wsmve� In 1 LOWER LEVEL TERRACE GROUND LEVEL PLAN 1 P R O J E C T S • C • H • O • C • H DATE: DRAWN BY: SHEET: A - S - S O • C • I - A - T - E - S 10.28.03 T RT N WEST ATHLETIC CLUB PROJECT a: SCALE: �IKo9 DUBLIN. OHIO 630 W.WEBSTER CHICAGO. IL.•60614 30 PH. 773.325.9300 FAX 773.325.9302 _ vm, sagas usoan� wc. RLLRIGI(IS PISIXVID L■ i ■ \'t� �--' , ROOF suni k aoom.e LIBRARY WEST I� •5 GUE51 =T L FITNESS FLOOR L AEROBICS ®�� h� a � •y 111 V �1 UPPER LEVEL PLAN I P R O J E C T S � C • H • O C • H DATE: DRAWN BY: SHEET: A- S- S•0•C- 1- A•T•E -S TARTAN WEST ATHLETIC CLU B 10.28.03 � PROJECT*: SCALE: 630 W. WEBSTER CHICAGO, IL. • 60614 DUBLIN.OHIO I" - 30' • 0" PH. 773.325.9300 FAX 773.325.9302 •440S WG)i S W M o ■J I JJ n / YOG'v SPINNING AEROBICS ®�� h� a � •y 111 V �1 UPPER LEVEL PLAN I P R O J E C T S � C • H • O C • H DATE: DRAWN BY: SHEET: A- S- S•0•C- 1- A•T•E -S TARTAN WEST ATHLETIC CLU B 10.28.03 � PROJECT*: SCALE: 630 W. WEBSTER CHICAGO, IL. • 60614 DUBLIN.OHIO I" - 30' • 0" PH. 773.325.9300 FAX 773.325.9302 •440S WG)i S W M o ■J r associates inc. associates inc. t p�sroW - -_ ■ ®a Am. jo r IMAGERY P P O 1 E C T S• C H O C H A - S - S O • C I - A T - E S 630 W. WEBSTER CHICAGO. IL. • 60614 PH 773 325 9300 FAX 773 325 9302 TARTAN W EST ATHLETIC C LUB & SPA DUBLIN. OHIO DAME 5.1103 PROJECT DRAWN BY: SHEET: Pi p [`il IMAGERY S - C - H - O - C - H P R O 1 E C T DATE: DRAWN BY: SHEET: A - S - S - O - C - I - A - T - E - 5 TARTAN W EST ATHLETIC C LUB 6 SPA 5 03 PROJECT'* SCALE: 630 W. WEBSTER CHICAGO. IL, • 60614 DUBI"N.OHIO - PH. 773.325.9300 FAX 773.325.9302 'mm.wioa.uwcuTU we nuaiarrs arertv� ■ ■ LV 1 .S associates inc. i -- -- - %,.- " -- -- - associates inc. MRS me ;x I'M 03 5 ARM 0 I El 0 a s s o c i a t e s in c . I I CIAZ < I NORTH ELEVATION C, V I rJ NORTH ELEVATION SOUTH ELEVATION a x MCKI(RICK� -- R / I RkSERU_ Oi. ., ,P l o D \Y 3�� Ft 5 � i VE -- - - { _ -- -__- — - Bike Path y 111111 11111111 117IffIl7 LOCATION MAP Par .n - - -- - - - -- -- 1 ,,- - X TAR •, Wes" . 9 A - TAN WEST Clubhouse % �. -- � � j --- - �'r, - � " -- - - 1 l X •'' Sub Area 'K�� LOCATED lN: _ ,_ V�/� f VIRGINIA MILITARY SURVEY NOS. 3453 & 6953 • L I __- _ .. L r �' C17Y OF DUBLIN, COUNTY OF FRANKLIN, STATE OF OHIO PREPARED FOR: -y _ — — TARTAN DEVELOPMENT COMPANY 8070 1ARTm PEWS a+e crrzarx is, aws a x TARTAN WEST LOCATION MAP I. {6 II. III. IV. One full service curb cut is permitted Driveway access to Club Drive is not pennitted • To sub -area C: - One full service curb out is permitted - Driveway access to lots fronting Club Drive is permitted • To sub -area D: Two full service curb cuts are permitted Driveway access to lots fronting Club Drive is permitted • To sub -area F: - One full service curb cut is permitted • To sub -area G: - One full service curb cut is permitted - Driveway access to Club Drive is not permitted • To sub -area H: - One full service curb cut is permitted - Driveway access to Club Drive is not permitted • To sub -area J: - One full service curb cut is permitted - Driveway access to Club Drive is not permitted • To sub -area K: - Two full service curb cuts are permitted - Driveway access to Club Drive is not permitted Required Street Improvements • Provide for exclusive westbound left and right turn lanes at Hyland -Croy Road. • Provide divided lanes with landscaped medians at the intersections of Hyland -Croy and Jerome/Manley Roads, as well as at public streets C and F and private streets in sub- areas G and J. Development Standards - Sub -Area L Public Streets (Divided) • RIW Width: • Pavement Width: • Drive Lanes: • Parking Lanes: • Tree Lawn: • Sidewalk: • Bikepath: 80 feet 62 feet, back -of -curb to back -of curb 2 - 20 feet wide, back -of -curb to back -of -curb 1, on side opposite water line 7 feet, minimum 5 feet wide, concrete, north side of street 8 feet wide, asphalt, south side of street PERMITTED USES I" Street R/W V. STREET STANDARDS �� —— • "Club" Drive — 60 feet to 80 feet R/W Public Streets (Undivided) • R/W Width: 60 feet DEVELOPMENT DENSITY • Pavement Width: 28 feet, back -of -curb to back -of curb Gross Area • Drive Lanes: 2 • t7.0 acres • Parking Lanes: 1, on side opposite water line V. LANDSCAPE ARCHITECTURE • Tree Lawn: 10 feet, mammum Street Trees Permitted Units • Sidewalk: 5 feet wide, concrete, north side • Street trees along Hyland -Croy and McKitrick Roads shall 0 it of street be planted at a rate of 1 tree per 50 feet of street frontage. • Bikepath: 8 feet wide, asphalt, south side of • Street trees shall be planted informally and in close street proximity to the street, as to create a canopy over the street, ACCESS AND IMPROVEMENTS similar to the canopy that would be created by a regimented street tree planting. Access • Street trees shall be 2'12" minimum caliper, nursery grown or • To sub -area B: transplanted stock. L -1 )YP/CPL 5lLN/ — 1 (/ (60' RAY) nn c.r CGUB'P4N( il :or w S SUB AREA NB" I r ...... .... S Illy O L tO 111 1 :� '•,���� III' I 1 1 __ I I � - -) J k Q) " ims Vmp I GLI01 rr TA WEST Suh Area LOCATED IN' 1 1 1 " VIRGINIA MILITARY SURVEY NOS. 3453 & 6953 Cl OF DUBLIN, COUNTY OF FRANKLIN, STATE OF OHIO PREPARED FOR. TARTAN DEVELOPMENT COMPANY I 'G" W70 WrA MDS MNF I DU&114 Q 4X17 k Q) " ims Vmp I GLI01 rr TA WEST M LOCA77ON MAP Suh Area LOCATED IN' 1 1 1 " VIRGINIA MILITARY SURVEY NOS. 3453 & 6953 Cl OF DUBLIN, COUNTY OF FRANKLIN, STATE OF OHIO PREPARED FOR. TARTAN DEVELOPMENT COMPANY f W70 WrA MDS MNF I DU&114 Q 4X17 BY.- m MIMI 0 M LOCA77ON MAP 0 TARTAN WEST Hyland Croy and plc Klirick Roads Dublin, Ohio Vicinity Map ranan uevelopment Company (West) DGSION place October 22, 2003 i1g001 TARTAN WEST Hylsud Cray and McKitrick Roads Dublin, Obio Aerial Photograph evelopment Company (West) DESIGN place October 22, 2003 X03001 ZONING DESCRIPTION 251.5 ACRES \4 R2 1 0. ny 1'S d'a tb�`fl A V d�W eA O 49 . zolt .nr 1JJ0 mn \, a 51.923 Acres 2111 MJHfiNF RV, ana 43 - r.e vb 1q. vd 4, r ;1a LM (Vrnwr . ^c.j snn I I � 11 i w`M G I `LI'4 1 M2 /c: taw SLwno' Urehi't a ' I G.a aev, Po .rM F:w cnJ i Vw vttvvmc (r /�. <u.l . •.xe.w.M e'JtWrr Wa Ar!C'ic'wn „ � iulr (bq ,,iSMtiPtiM ' m S6 A4 L� '19 N !/R: fa) ^9 X.1111. ay.. 191 (.'r0 Situated in the State of Ohio, Union County, Township of Jerome, City of Dublin, Delaware County, City of Dublin located in Virginia Military Survey Numbers 2925, 30121,5162, 3452, andbeing all out ofthe following tracts: Periodical Charter and Leasing, Inc., Deed Book 513, Page 220 (DelawamCounty),DeedBook 312, Page240 (Union County),Norman 1. Malik, Deed Book 280, Pago 511, (Union County) Jon C. Shoemaker, Official Record 316, Page 88 (Union County) Anne E. lames, Official Record 316, Page 85 (Union County), Susan K. Woemer, Trustee, Official Record 194, Page 194, (Union County), George and Mary L. Bakallis, DeedBook280, Page 344 (Union County) (all references refer totherecords of the Recorder's Office, Delaware County and Union County, Ohio) and more particularly bounded and described as follows: Beginningalthe intersection of the centerline of Jerome Road, with the Union County and Delaware County Line; thence with the perimeter of the above mentioned tracts the following courses: South 0l° 15'37" East, a distance of 37.33 feet to a point; South 54° 45'00" East, a distance of 9.35 feet to a point; South 54° 52'15" East, a distance of 273.49 feet to a point; South 33 ° 50'59" West, a distance of 266.43 feet to a point; South 88 °44'23 "West, a distance 01774.44 feet to apoinl; South 01.15'37" East, a distance of 696.48 feet to a point; South 83' 06'49" West, a distance of 195.00 feet to a point; South 47° 00'00" West, a distance of 332.85 feet to a point; South 08° 00'00" East, a distance of 796.40 feet to a point; North 79° 00 East, a distance of 235.92 feet to a point; South l0 °00'00 "Ent, a distanceof395.00 feetloa point; North 73* 30'24" East, a distance 01758.48 feet to a point; South 0l° 15'37" East, a distance of 143.94 feet to a point; South 00° 19'52" West, a distance of 201.89 feetto a point; South 82 °14'OI" West, a distance of 959.65 feet to a point; South 05° 57' 15" East, a distance of3 88.04 feet toa point; South 83° 27'24" West, a distance of 2147.96 feet to apoinl in the centerline ofFlyland and Croy Road: North 12 °40 West, with said centerline, a distanceof740.93 feel to a point; North 12° 37 Wn(, continuing with said centerline, a distance of 1800.60 feet toa point; North 12° 45' 16" Wes(, continuing with said centerline, a distance of 1529.84 feet to a point in the centerline of MCKimckRoad; North 83 °40' 31 11 East, with said centerline, a distance of 1231.20 feel to a point; South 07° 32' 25" Ent, a distance of 1092.40 feelto a point; North 83 °07'58" East, a distance of 659.53 feet loa point; North 07° 29 1 " West, a distance of 795.87 feet to a point; North 83 °40'31" East, a distanceof619.31 feet to a point; North 07 °00 West, a distanceof290.23 feet to apoinl in the cemerline of said McKilrick Road: North 82° 59 Ent, with said centerline, a distance of68.50 feet to a point; South 07° 00'37" East, a distance of 1767.58 feet to a point; North 40 °27' 11 East, a distance of1539.68 feet toapoint in the centerline ofsaid Jerome Road; South 54° 45'00" East, with said centerline, a distance of 140.16 feet to the Point of Beginning and containing 251.5 acres of land, moreorless. This description was prepared from existing records and is to be used for zoning purposes only. TARTAN WEST Hyland Croy and McKltrick Roads Dublin, Ohio Boundary Map Tartan Development Company ( West) DESIGN place October 22, 2003 #03001 TARTAN - "WEST' Adjacent Property Owners y TARTAN - "WEST' Adjacent Property Owners Tartan - "West" Adjacent Property Owners Lot key Parcel Number Owner Address 1 136- 00 -00- 111.001 BD. OF PARK COMMISSIONERS 1069 W. MAIN STREET 18 137- 00 -00- 044 -000 SNIDER, MARY H. WESTERVILLE, OHIO 43081 2 136- 00 -00- 110.000 THOMAS, OSCAR L. JR., & ALICE 9045 HYLAND CROY RD. PLAIN CITY, OHIO 43064 -9477 3 136- 00 -00- 109.000 BYNNER, CHARLES E. & CAROL W. 8911 HYLAND CROY RD. LOCAL SCHOOL DISTRICT PLAIN CITY, OHIO 43064 -9456 4 136- 00 -00- 107.002 FOULKE, MARLA 8825 HYLAND CROY RD. SCHOOL PLAIN CITY, OH 43064 -9456 5 136- 00 -00- 108.000 FOULKE, WILLIAM J. & MARLA 8825 HYLAND CROY RD PLAIN CITY, OHIO 43064 -9456 6 136- 00 -00- 107.003 FOULKE, MARLA 8825 HYLAND CROY PLAIN CITY, OHIO 43064 7 136- 00 -00- 107 -000 BYNNER, DONALD A. 8789 HYLAND CROY RD. PLAIN CITY, OHIO 43064 -9456 8 136- 00 -00- 107.001 MIDDLESTEAD, ROBERTS. & 8765 HYLAND CROY RD. STEPHANIE PLAIN CITY, Ohio 43064 -9456 9 136- 00 -00- 106.001 FOULKE, BRIAN W. 8755 HYLAND CROY RD. PLAIN CITY, OHIO 43064 -9456 10 136- 00 -00- 106.002 BYNNER, WILLIAM & SUSAN 8675 HYLAND CROY RD. ELIZABETH S. PLAIN CITY, OHIO 43064 -9456 11 136- 00 -00- 106.000 BYNNER, CHARLES E. & CAROLE 8911 HYLAND CROY RD. PLAIN CITY, OHIO 43064 -9456 12 137- 00 -00- 038.000 SPANOS, KATINA 2287 ZOLLINGER RD. COLUMBUS, OHIO 43221 -2665 13 137- 00 -00- 039.000 MINYARD, SABRA L. & WILLIAM 8698 HYLAND CROY RD PLAIN CITY, OHIO 43064 -9086 14 137- 00 -00- 040.000 WANEK, PHILIP M. & PATSY L. 8668 HYLAND CROY RD, PLAIN CITY OHIO 43064 15 137- 00 -00- 041.000 MALIK, NORMAN I & JOSEPHINE 8640 HYLAND CROY RD. SAMINA PLAIN CITY, OHIO 43064 -9086 16 137- 00 -00- 042.000 STROBLE, BARBARA L. 8622 HYLAND CROY RD. PLAIN CITY OHIO 43064 17 137- 00 -00- 043.000 MULLINS, KEVIN D. 8600 HYLAND CROY RD, PLAIN CITY OHIO 43064 -9086 18 137- 00 -00- 044 -000 SNIDER, MARY H. DUBLIN OHIO 43017 19 137- 00 -00- 049.000 RIVIERA COUNTRY CLUB 8205 AVERY RD. DUBLIN, OHIO 43017 -9527 20 60033406033000 BOARD OF EDUCATION OF DUBLIN 8705 MANLEY RD LOCAL SCHOOL DISTRICT DUBLIN, OHIO 43017 21 60033406031000 BD. OF EDUCATION DUBLIN, LOCAL MANLEY RD SCHOOL DUBLIN, OHIO 43017 22 60033406032000 MUIRFIELD ASSOCIATION, INC. MANLEY RD DUBLIN, OHIO 43017 23 137- 00 -00- 018.000 MUIRFIELD ASSOCIATIONS, INC. 8372 MUIRFIELD DR DUBLIN, OHIO 43017 -9763 24 60033406015000 WEBER, BRIAN E & LAURA A 8769 SUNART CT. S. DUBLIN, OHIO 43017 25 60033406014000 JARC, ROBERT A & MYERS, AMY M 8777SUNART CT. S DUBLIN, OHIO 43017. 26 60033406013000 ALLEN, PHILLIP R. & LINDA H. 8787 SUNART CT. S. DUBLIN, OHIO 43017 27 60033406012000 CAJIGAL, GUILLLERMO R & 8799 SUNART CT. S. ELIZABETH S. DUBLIN, OHIO 43017 28 60033405019000 MUHLEMAN, RICHARD K. & MARIANNE 8829 SUNART CT. N. DUBLIN, OHIO 43017 29 60033405018000 FAULKENBERRY, JACQUELINE C. 8841 SUNART CT. N. DUBLIN, OHIO 43017 30 60033405017000 BIK, CHRISTOPHER P. & LISA M. 8851 SUNART CT. N. DUBLIN, OHIO 43017 31 60033405016000 TATE, ROBERT S & PAOLA N. 8857 SUNART CT. N. DUBLIN, OHIO 43017 32 60033405015000 LIEBERMAN, BURTON & NANCY C. 8871 SUNART CT. N. DUBLIN, OHIO 43017 34 60033405014000 SHARP, MARY JO 8879 SUNART CT. N. DUBLIN, OHIO 43017 35 60033405026000 FORSTER, SIDNEY R. & VIRGINIA 8904 GLASSFORD CT.N. DUBLIN, OHIO 43017 36 60033405025000 JUDGE, JAMES P. & LACY 8894 GLASSFORD CT.N. DUBLIN, OHIO 43017 37 60033405024000 SCHNEIDER, CHRISTOPHER L. & 8886 GLASSFORD CT.N. 55 60033405033000 GAUSE, MICHAEL L. & LINDA A 8861 GLASSFORD CT. N. DEBRA D DUBLIN, OHIO 43017 DUBLIN, OHIO 43017 38 60033405023000 BEYL, BARTON L & KATHY JO 8874 GLASSFORD CT. N. 56 60033405032000 OVERMOHLE, WILLIAM P. & RUTH A 8873 GLASSFORD CT. N. DUBLIN, OHIO 43017 DUBLIN, OHIO 43017 39 60033405022000 CAMPAGNI, ANTHONY P. 8862 GLASSFORD CT. N. 57 60033405031000 DUNNAN, CATHERINE E. 8885 GLASSFORD CT. N. DUBLIN, OHIO 43017 DUBLIN, OHIO 43017 40 60033405021000 KANADE, PRADEEP & NILIMA 8848 GLASSFORD CT. N. 58 60033405030000 MARCUS, MICHAEL H. & KAREN C. 8895 GLASSFORD CT. N. DUBLIN, OHIO 43017 DUBLIN, OHIO 43017 41 60033405010000 BRYANT, MICHAEL R. 8836 GLASSFORD CT. N. 59 60033405029000 RUDIBAUGH, RUTH E. 8903 GLASSFORD CT. N. DUBLIN, OHIO 43017 DUBLIN, OHIO 43017 42 60033406011000 BENNETT, BRENT C. & PETEK, 8806 GLASSFORD CT. S 60 60033405028000 SUSAN B 8911 GLASSFORD CT. N. CAROLYN E. DUBLIN, OHIO 43017 DUBLIN, OHIO 43017 43 60033406010000 WEIBLE, CHRISTOPHER W. & 8786 GLASSFORD CT. S. 61 60033405027000 WALLSCHLAEGER, PAUL S. & LISA 8908 GLASSFORD CT. N. KIMBERLY DUBLIN,OHIO 43017 DUBLIN, OHIO 43017 44 60033406009000 DTL DEVELOPMENT LTD GLASSFORD CT. S 62 60033404034000 KROGER CO. 10875 MANLEY RD. DUBLIN, OHIO 43017 DUBLIN, OHIO 43017 45 60033406008000 REED, JOHN B. 8764 GLASSFORD CT. S. 63 60033404035000 MUIRFIELD VILLAGE GOLF CLUB MANLEY RD. DUBLIN, OHIO 43017 i DUBLIN, OHIO 43017 46 60033406007000 SMITH, KENNETH S & MARY G 8758 GLASSFORD CT. S. 64 60033002016000 TARTAN FIELDS GOLF CLUB 8207 TARTAN FIELDS DR. DUBLIN, OHIO 43017 DUBLIN, OHIO 43017 47 60033406006000 CZARNIK, JOHN R & THERESA A 8752 GLASSFORD CT.S. 65 60033002018001 BOARD OF COMMISSIONERS OF MANLEY RD. DUBLIN, OHIO 43017 j DELAWARE COUNTY DUBLIN, OHIO 43017 48 60033406005000 HOMON, THOMAS J. & CAROL A 8757 GLASSFORD CT. S. 66 60033002017000 DEL. CO. WATER COMPANY, INC. 10817 TARTAN FIELDS DR. DUBLIN, OHIO 43017 DUBLIN, OHIO 43017 49 60033406004000 HANHART, SCOTT E. & CARA S. 8763 GLASSFORD CT. S. 67 60033002018000 TARTAN FIELDS GOLF CLUB TARTAN FIELDS DR. DUBLIN, OHIO 43017 DUBLIN, OHIO 43017 50 60033406003000 LAUDERBACK, DAVID T & KAREN E 8779 GLASSFORD CT. S. 68 137- 00 -00- 016.000 TARTAN FIELDS 8070 TARTAN FIELDS DRIVE DUBLIN, OHIO 43017 DUBLIN, OHIO 43017 69 137- 00 -00- 015.000 DUNHAM, TIMOTHY J & JULIE A 9360 JEROME RD. 51 60033406002000 RYAN, JOHN M & STARKEY, MARCIA J 8793 GLASSFORD CT. S. DUBLIN, OHIO 43017 DUBLIN, OHIO 43017 70 137- 00 -00- 014.000 SNIDER, MARY H. DUBLIN OHIO 43017 52 60033406001000 FINN, EDWARD P & JODI L. 8809 GLASSFORD CT. S. DUBLIN, OHIO 43017 71 137- 00 -00- 013.000 HAMILTON, KEITH B & COLLEEN C 9388 JEROME RD DUBLIN, OHIO 43017 -0432 53 60033405035000 RODGERS, PAMELA M & MILLER, 8837 GLASSFORD CT.N. CARL A DUBLIN, OHIO 43017 72 137- 00 -00- 020.001 LORENZ, DANIEL D & MELISSA A 9341 JEROME RD. DUBLIN, OHIO 43017 -8749 54 60033405034000 BELCHER, JAMES R. & MEAGEN E. 8849 GLASSFORD CT. N. DUBLIN, OHIO 43017 73 137- 00 -00- 020.001 LORENZ, DANIEL E & MELISSA A 9341 JEROME RD. DUBLIN, OHIO 43017 -8749 74 75 76 77 78 79 80 82 83 84 85 86 87 88 89 90 91 137- 00 -00- 021.000 137- 00 -00- 022.000 137- 00 -00- 011.000 137- 00 -00- 023.000 137- 00 -00- 010.000 137- 00 -00- 009.000 137- 00 -00- 008.000 IACOBUCCI, PIETRO & IDA WOERNER, SUSAN K. HARTUNG, ROBERT L & ROSE M WOERNER,EVELYN IRENE HOFFMAN, WILLIAM G. 5666 SATINWOOD DRI. COLUMBUS, OHIO 43229 -3478 P. O. BOX 3334 DUBLIN, OHIO 43016 -0155 9444 JEROME RD. DUBLIN, OHIO 43017 -9432 7181 MCKITRICK RD DUBLIN, OHIO 43017 -9303 9468 JEROME RD DUBLIN. OHIO 43017 -8748 CRISSINGER DANNY A & ANNETTE 9500 JEROME RD DUBLIN OH 43017 HUNT S NATALIE 9570 JEROME RD DUBLIN OH 43017 137- 00 -00- 031.000 PROFESSIONAL ACQUISITIONS CORP 5131 POST RD 7610 MCKITRICK RD 92 DUBLIN, OHIO 43017 -1117 137- 00 -00- 025.000 JOHNSON, DAN E & EDWARDS, 7229 MCKITRICK RD. LAURA K DUBLIN, OHIO 43017 -9303 137- 00 -00- 026.000 PARKER, DANIEL C & JUDITH A 7299 MCKITRICK RD, DUBLIN, OHIO 43017 -9303 DUBLIN, OHIO 43017-9303 137- 00 -00- 027.000 SMITH, BRUCE EDWARD & ELLEN 7339 MCKITRICK RD. 136- 00 -00- 008.000 CARR DUBLIN, OHIO 43017-9303 137- 00 -00- 028.000 SMITH, BRUCE EDWARD & ELLEN 7339 MCKITRICK RD. 7848 MCKITRICK RD CARR DUBLIN, OHIO 43017 -9303 137- 00 -00- 030.000 HAYSLIP, RICHARD E & JOAN E 7365 MCKITRICK RD PROFESSIONAL ACQUISITIONS DUBLIN, OHIO 43017 -9303 137- 00 -00- 029.000 HAYSLIP, RICHARD E & JOAN E 7365 MCKITRICK RD DUBLIN, OHIO 43017 -9303 DUBLIN, OHIO 43017 -9303 137- 00 -00- 032.000 WINDLE, MARY A 7449 MCKITRICK RD DUBLIN, OHIO 43017 -9303 137- 00 -00- 033.000 WOERNER, GEORGE H & ALTA ANN 7471 MCKITRICK RD. DUBLIN, OHIO 43017 -9303 137- 00 -00- 034.000 CLARK, CHARLES E & NANCY N. 7501 MCKITRICK RD DUBLIN. OHIO 43017 -9303 7610 MCKITRICK RD 92 137- 00 -00- 035.000 NEILL STEVEN L & KATHY E - DUBLIN, OHIO 43017 -9303 0 HYLAND CROY RD 93 136- 00 -00- 008.001 HOFFMAN HERBERT L TRUSTEE DUBLIN, OHIO 43017 -9303 9481 HYLAND - CROY RD 94 136- 00 -00- 008.000 BOARD OF PARK COMMISSIONERS DUBLIN, OHIO 43017 -9303 7848 MCKITRICK RD 95 136- 00 -00- 009.000 HORSEFIELD KEVIN CALDWELL DUBLIN, OHIO 43017 -9303 PROFESSIONAL ACQUISITIONS 7440 MCKITRICK RD 96 137- 00 -00- 031.000 CORP DUBLIN, OHIO 43017 -9303 Existing Residence and Ba 29 Locust, Black 30 B.a 31a Pp Job N r Ca.) Ash Green 15 Maple, Boxelder 5 Dublin, Ohio Ash White , cwvmApl ar raU :;b - , 0Op`Eb 1y� 4 - - 11 Beech, American 58 Maple, Silver 3 Cherry. Black 69 I I I e l l el I Cottomcood, Eastern 43 Mimosa 2 Crabapple 17 Mulbery, White 15 r Elm, American • I 'I �T nan ('.rsemn IT T , , 1 , t I 1 30' Columbia Gas Easement cmllperp ca: r mp M IV. UN. 12 %9..16 Existing Barns � I 1• / YS.v y F 1. , , 1 4 X 1 a .- �N •, y ice•• ►..r•. u 3ANJJ A Ba. zBq P I r�„ap E�i I , r - I Fh[fN frvnp y F � I qR 41. e99 ', Wethrld yam �•• , \ �` -.. 114 BaA& 32 Ad 29n'nq. J44 (Vqlal ca «... " 1 - Mcxxnx IAN A. BR M P 215 runxn Po-J Ae J J LEGEND Jurisdictional ■ Electrical Towers Wetlands Jurisdictional . 6" - 23" Caliper Trees Streams ` I • 24" & Greater s t � Caliper Trees P . • o ,Y' �, , � /(�'/ }got Pq3 , ,; ,, ,44,• Total Trees ....... ........................... 4,451 \\ �- - - Landmark Trees (24" & Greater) ...... 450 - Tot Cal In ........ 49 v , I 20)3 Ma PM1ase A3� - \ P.B. Td P9e. IB! -!B3 Pyz IJO -IJ6 (Unkn Ca) Trees By Size Trees By Condition LIZ G' -11" 2.706 (61 %) Dead 6 1 %) .nth 12 " -17" 1315 (30 %) Critical 87 (2 %) 18 " -23" 266 (% 2,7 ) Poor (10 °0) 24 ° -29" 104 (z oo) Fair z,764 (62°o) 30 " -35" 31 ( <I %) Good 1,067 (24 0 o) r . 36" -41" 13 ( <1 °rb) Very Good 65 (L6) 42 " -47" 6 (<I %) Excellent 4 ( <I%) A, 54" 48 " -53" G ( <1 °:0) t �� / �� 54 " - 58" 3 (<l%) f_ Trees By Species , Gq I r I 1 1 s' -�+' ' �— 150' Columbus Southern Ohio / Electric Easement Locust, Black 30 Willow. Black 7 lia c ' c Aemck"f SIB 0.6 J14 P, 6A (OM. ca) x BB. Zaa" Pp J5J rfM Cn/ B.B. 216. P9. BB rwim Caj o I 1a1� ,m Im Mwl /bltlg� 10r , M� - Apple 29 Locust, Black 30 B.a 31a Pp Job N r Ca.) Ash Green 15 Maple, Boxelder 5 Dublin, Ohio Ash White 1.559 Maple, Red 5 Beech, American 58 Maple, Silver 3 Cherry. Black 69 Maple, Sugar 661 l l el I Cottomcood, Eastern 43 Mimosa 2 Crabapple 17 Mulbery, White 15 Elm, American 227 Oak, Pin 379 Elm, Slippery Red 1 Oak, Red 27 & Hackberry, Conutiorl 88 Oak, Swamp White 1 O 6 " `° s^° ° "�' Hickory 16 Oak, White 11 Eqv &'65 379 (DO c Hickory P 31 QR 1 010(Fin. �, 249 Pear 1 Hickory. Pignut 3 Pine.. Scotch 22 I Hickory. Shagbark 491 Spruce, Colorado Blue 2 Honey locust 11 Spruce. Norm ay 2 Hohornbeam, American 36 Spntce, White 1 "r Ironwood, Hornbeam 1 Walnut. Black 349 Locust, Black 30 Willow. Black 7 lia c ' c Aemck"f SIB 0.6 J14 P, 6A (OM. ca) x BB. Zaa" Pp J5J rfM Cn/ B.B. 216. P9. BB rwim Caj o I 1a1� ,m Im Willow. Weeping 1 TARTAN WEST Hyland Cnly and hlcr;l trick Rands Dublin, Obi. Existing Conditions M ap 'tartan llecclopmenl Company (gresl) DESIGN place October 22, 200: w. Dl EMHBT, Inc. Tree Inventory 250 Acres, MDKilrick and Jerome Roads Dublin, Ohio IMa In o illow �U mepw tobar. 0 0 2 seeoare� 11410 Oc1Bb6r. zoaz Willow. Weeping 1 TARTAN WEST Hyland Cnly and hlcr;l trick Rands Dublin, Obi. Existing Conditions M ap 'tartan llecclopmenl Company (gresl) DESIGN place October 22, 200: w. Dl M ,1 art I LEGEND Jurisdictional Wetlands ■ Electrical Towers Jurisdictional Streams 0 6" - 23" Caliper Trees • 24" & Greater (61 %) Caliper Trees 4,451 (30 "b) 18 " -23" 150 (6 24 " -29" 49,939 (2- 0) 30 " -35" Trees By Condition (r1 36 " -41" Dead 6 (41 %) Critical 87 (2%) Poor 457 (10;6) Fair 2.764 (62 °6) Good 1,067 (24 Very Good 65 (1%) Esceltent 4 ( <1 "'0) Total Trees ... ............................... - Landmark Trees (24" & Greater) Total Caliper Inc hes ................... Trees By Size 6" -11" 2,706 (61 %) 12 "-17" 1315 (30 "b) 18 " -23" 266 (6 24 " -29" 104 (2- 0) 30 " -35" 31 (r1 36 " -41" 13 ( -1 42 " -47" 6 P 1 48 " -53" 6 ( -1 "0) 54 " -58" 3 (- 1 %) Trees By Species 30' Columbia Gas Easement Existing Barns V _ 1 ' 9.R. ae 16W. P/a J9J (fm Cm) 116, P9. 69 (Unim Co.J EMH &T, Inc. Tree Inventory M�M>o ncwrxw me Apple 4.J99 9e. 9.& .31.f Asll. Green Ash, White 250 Acres, McKiW& and Jerome Roads Dublin, Ohio °iq ' Dale used to pmduea IN 0 A map were cotla Is In 0101091 [asp@ , Oclpber. 2002 Beech, American Chern. Black Cottonwood. Eastern Crabapple Elm, American Elm, Slippery Red Hackbeny. Common "" Hickor ) ) Hickory, Bitternut Hickory, Pignul Hickory. Sliagbark Honeylocust Hohornbeam. American lromi Doll, Hornbeam Locust, Black 29 Locust. Black 30 15 Maple. Boxelder 5 1,559 Maple. Red 5 58 Maple, Sihcr 3 69 Maple. Sugar 661 43 Mimosa 2 17 Mulberry. White 15 227 Oak, Pin 379 1 Oak, Red 27 88 Oak, Swamp White 1 16 Oak, White 11 249 Pear 1 3 Pine, Scotch 22 491 Spruce. Colorado Blue 2 11 Spruce. Noncay 2 36 Spruce. White 1 1 Walnut, Black 349 30 Willow, Black 7 Willow, Weeping I TARTAN WEST Hyland Crov and hlc Kitrick Roads Dublin. oh.. Existing Conditions M ap Tartan Development Company (west) DESIGN place October 22.200', # n eal I. E DIM DXJA 'I.W M. 3zsls nc. 'fowl Uniu: 919 Uniu (irouAbn[iy': I.N U.WAV. IlniJn:livl No.11N lw NWT • m,xu (furn/M I Tm,mfl�i4 MIANeSb. )9gtlrtMarwun _. lat �nYV.wvn 14 W • lal AmM1MNtwmuvm >,MaJ�A Wwuv UPe ^Jesse I PMw,xnrcanl.k, nF) P�M.\rcal�eai ve�l4opa M1rcwnru I I ilo,�x NIW 1 C _ J TARTAN WEST 1l yl. n ".%.. n M[KI, [A N,u ,, D l i n. 0A,n I l l a s l ru l i ve Master Plan Tn ^ne D\,M1m n.^nlm air„ `' • ��p }� uweora.xo) I A IC bAIp C[ eNMI — zl� — ------------ -- ---� Sub -Area Am Units Uses Open Space A 4.7 Ac. 0 Dedicated Hvland Cron / k4cKdrick Read R/W 0 Cluster Homes / Attached and Detached B 30.7Ac. 76 Cimdmnuuurns/ Parks /Agricullund 150Ac. Production C 218 Ac. 19 Single Fmnlly Homes / Parks 0.5 Ac. D 122.4c 31 Single Family I3omes / Parks 12 5 Ac E 0.3 Ac. 0 Dedicated Jerome / Manley Road RAF 0 F 4.6 Ac 0 Open Space / Parks 4.5 Ac C 38.7 Ac. I 1 I .Attached Condominium Homes / Parks 16.4 Ae H 16.2 Ac, 48 Cluster Homes / Park 6.2 Ac I 55 8 Ac. 106 Cluster Manes i Pnrh i Cornm unity Garden 2-5 6 Ac J 28.1 Ac, 48 Attached Condominium Homes � Parks Agricultural Production Athletic Club / Banquet Hall / Spa / Parks / K 114 .Ac 0 Recreation Agriu0nual Production 1 5 Ac I., 7.0 Ac. 0 Club Drive RAD 0 Total 251.5 Ac. 439 1.74 Du / Ac. 104.5 .Ac. Net K 240.1 Ac. 439 1.83 Du / Ac. 103.0 Ac. Sub Area `A' 4.7 Ac. TARTAN WEST Hyland Croy and NICK r itLek Ron di Dublin Ohio Sub- AreaiZonink Plan Tmian Development Company(Wesq DESIGNplace Oclober22,2003 0301 1 I Z IK ______________ McKDgICKROAD __ _— _ t CITY _ ... I I 1 1 i 1 1 P 1 xr Ill - I .0-A. .&Z I I I y D \ \ \ \\ 11 ^ J1.JL. flll -IIJ. .4Y f{ C( 1 1 1 Y 1 � P 1 N P 1 'O:PoCR \\ Il c tn., r J I l ' l l J P z UNION UNiY \ I I 3 � I ( y NtleNrrgv ;. 5 � n j C17Y fOU IN � � III 2 ��,� ^�� t� � I ._... ... ,� � n: c_ � .�: ♦ \\ J /��• i�� I ll I I } UNION OUNIY Il illl "`'1VVi"' C OFDURLI Phase gill 1H IHV�ma"�'" _____- �• : - -. —�� 'I / /✓ -. ���,�1�I�,���nl \ I se IV !I Phase II P ®se Phase II maw" I I D���tOmrlr/ I'� / __ •_ Illll O . ® ���� \ 'GLOB °DRIVE aUCKRD. Phase 11I ED has III Phas I - -- 1 , Phase IV I I nm[NrinN � -• Illl /aVP - �; Phase I' �`{6j ' ; Phase V 1 _ Phase VI j RAZ NWAY � I ( CD 1 I �, _ CD 0 oj W 01, ,,I l 444JJJ :. , 44J1 5 I ! _ a� \ 1 7U5 D [W I"1 WMEC W/Mt- TARTAN WEST Hyland Ceoy and NcKitlick Roads Dnblim Ohio Phasing Plan Tartan Dlwclopmcnt Company OVe t) DESICIN plicc Octobu 22.200 I axiom 12/2/20 Architectural Palette STYLE COLONIAL REVIVAL ENGLISH MANOR FRENCH Pitch 8/12 to 10/12, Porch: 6/12 Steep, 10/12 up to 20/12 Main roof 9/12, Wing 6 -9/12, sweep out 4 -6/12 Material Shingle, Slate, Metal at low slope Shingle, Slate Shingle, Slate, Metal at wings / dormers ROOF Side Gable with or without intersecting front facing gable Minimum of one front gable with cross gable. Additional Massing Options element. Hipped with smaller front gables Hipped, gables acceptable at wings or without intersecting front gable facing element. Primary Horizontal Wood siding with comer boards Heavily textured stucco, brick, stone, some heavy timbers Textured Stucco CLADDING Base Brick Varies Brick, Stone, Stucco (offset) Secondary Brick or Smooth Stucco Combination of two or three primary, mixed with one Brick or Stone material dominant. Simple one story flat roof w/ railing or gable. Usually none Recessed entry with stone or brick surround No porch - elaborate detail around entry. Recessed entry with stone or brick surround. One story element with columns, flat roof and railing above Form Form Options One story across entire front with element at entry such PORCHES as gable. may be in smaller second front gable. One story side porch with flat roof and railing. Columns Tuscan, Doric or Square with trim. None At one story element, detailed stucco, Tuscan or Doric Double Hung, grids 6/1 or 9/1 Casement often with tr grids 4 -5 panel or cross hatch Casement often with 3 -4 panel Window Styles Some grouped in pairs or triples. Double Hung, 6/6 typically ganged Double Hung, 4/4 Shutters optional at singles and pairs. Shutters and arched top an option WINDOWS / 4,6 or 8 panels with transom as option. Vertical wood often with curved top Double door with transom (2/3 glass) DOORS Door Styles Heavy trim with pediment above entry. Trim at window w/ door heavy timber, cast stone or brick Single doors (2/3 glass) Arched top an option One story bays Oriels or two story bays Special Elements Palladian windows above entry. Dormers Gabled or curved roof, 8/12 pitch. Gabled or Hipped, can be through the cornice, steep Hipped or arched, can be through the cornice itch. Chimney Brick Heavy, tall with very decorative pots Heavy, tall with decorative pots SPECIAL ELEMENTS Railing over porch elements are ornamental iron or decorative Others shaped spindles Round entry towers and option instead of porches 12/2/2003 Architectural Palette STYLE ITALIAN REVIVAL NEOCLASSICAL SHINGLE TUSCAN Pitch Low slope on single hips: 5 -7/12, Gables: 7 -9/12 Gable: 9- 19/12, Hipped 6- 10/12, Porch: 6/12 Minimum 10/12, often 12/12 and up Low - 6/12 maximum Material Tile, Shingles, Metal Shingle, Slate, Metal at low slope Shingle, Shake Tile, Mission or Spanish ROOT' Hipped or Flat (at two story only) Gable front or side, with front porch gable always front Single Gable side or front facing , facing. Cross Gable with a front gable extended, Side Gable with or without crossing gable, Options Massing p Some gables acceptable g p facing. Hipped 8 PP Hipped with Gable Hi Hipped, Hipped ed, Hi ed into Gable, Massing is vertical Side wings lower eave height Gambrel Some with sound or square tower elements Wood Shingles, Shakes Primary Brick or Stone Horizontal Wood siding with corner boards Traditional - No corner boards Heavily textured stucco Modern - corner boards CLADDING Base Brick or Stone Brick Stone or brick Secondary Smooth Stucco Some siding acceptable. Brick or Smooth Stucco Stone or brick, common at just first level Brick or Stone Small element at entry or across entire front fagade Full height at entry or full height across entire facade. Recessed entry with elaborate surround at door May have separate single story side porch with pitched or Two story porch at entry Covered porch or Loggia with arched openings and file roof Form Options flat roof. Large, often run entire front fagade and can wrap around PORCHES Typically no raining at porch, but detailed cornice such Single story porch at entry side. as brackets / arches All with heavy cornice and gable roof or flat roof with railing Columns Square, beveled posts Tuscan, Doric or Square with him. Corinthian or Ionic Traditional: Square, wood shingles or stone Stucco, square chamfered wood, Corinthian or Doric with fluted shafts at full height Modem: Tuscan or Doric Double Hung: 1/1 or 2/2, vertical scale Double Hung, grids 6/6 or 9/9 Double Hung: 4,6 or 9/1 Casements: 3 or 6 panels often grouped in pairs Window Styles Arched tops common Some grouped Casement: 4 -6 panel Cut stone or wood lintels an option Grouped in pairs or triples in some areas Shutters singles windows WINDOWS / Double doors with transom (2/3 glass) 4,6 or 8 panels with transom and side lights as option. Many panels or vertical wood at entry. Many panels or vertical wood at entry. DOORS Door Styles Trim at window w/ door decorative on top Pilasters and heavy trim at head Curved French Doors at side / rear. Curved French Doors at side/ rear. Surrounds typically elaborate, some curved Surrounds typically elaborate, some curved Bays, one or two stories, centered in gables Round or half -round accent windows Palladian units at special locations One story bays Special Elements Palladian windows above entry Dormers None Gabled, 6/12 pitch. Gable, Hipped, Eyebrow, Shed None Chimney Brick or stone Brick Stone or Brick Stucco, heavy, often oversized with elaborate tops w/ roof tiles SPECIAL At cornices (main and porch) large eave brackets are Courtyards ELEMENTS incorporated. Others Cupolas at center of roof. Towers Small cantilevered balconies (open or roofed) with wood or metal railings Some square towers. BRICK CHIMNEY WITH SHAPED CAP SIMPLE PORCH FORM WITH TUSCAN COLUMNS THE COLONIAL REVIVAL HOUSE GABLE ROOF FORM WITH DORMERS HORITONIZAL WOOD SIDING WITH CORNER BOARDS OPTIONAL SIDE PORCH OR PORT CHOCHER FORM OPTIONS HORIZONTAL SIDING LAP OR BEVEL BRICK - RUNNING, COMMON, OR FLEMISH BOND SMOOTH FINISH STUCCO CLADDING PORCH ELEMENTS (RICK OR STONE LINTEL WITH BRICK CLADDING PATTERN:S OVER OR OVER 1 SHUTTERS, LOVERED OR PANELED, SIZED TO MATCH WINDOW SASH SIZE P -6' S' -0' 1 WINDOWS ELEMENTS OF THE COLONIAL REVIVAL HOUSE 'E" S' -P 1'E DORIC SQUARE WITH TRIM TUSCAN COLUMNS - - OME 1 HHH, RECESSED PORCH BEHIND ARCHED OPENING THE ENGLISH MANOR HOUSE MULTIPLE FROM FACING GABLES DORMERS BREAK THROUGH CORNICE STONE HEADERS AT WINDOWS RECESSED ENTRY -HEAVILY TEXTURED STUCCO STONE BRICKCAN BE OVERSIZED, PAINTED HEAVILY TEXTURED STUCCO CLADDING HEAVYTIMBER LEADERS OR OUT STONE DOUBLEHUNG WINDOW, OFTEN GROUPED KINTIN PATTERN: IANELORDIAGON CSMT. MR 6 DOUBLE HUI UTTERS, PANEUE[ TO MATCH WIND SASH SIZE WINDOWS ELEMENTS OF THE ENGLISH MANOR HOUSE I N R r Fll HALF TIMBER PATTERNS PORCH ELEMENTS CASEMENT WITH ARCHED TOP AND SPECIAL STONE WINDOW ABOVE THE FRENCH HOUSE BRICK -CAN BE OVERSIZED, PAINTED PORCH ELEMENTS BRICK, WO( OR STONE SILLANDLIN - MUNTIN PATTERN; PANEL CSN 40VER4 DOUBLE HU SHUTTERS, PM SIZED TO MATCH' SASH SIZI TEXTURED STUCCO CLADDING WINDOWS ELEMENTS OF THE FRENCH HOUSE RECESSED ENTRY DETAILED STUCCO COLUMN TUSCAN/DORIC COL. DECORATIVE WOOD RAILING DECORATIVE IRON RAILING 2'-4r 2'4 2'4' [ 2'4' CASEMENT ENTRY ELEMENT ENTRY ELEMENT THE ITALIAN REVIAL HOUSE WITH BRACKETS STACKED STONE BRICK - RUNNING BOND STUCCO SIDING AND CORNER BOARDS IN SOME CASE9 CLADDING IS COLUMNS AT SECOND STORY SINGLE OR DOUBLE SIMPLE WINDOWS MUNTIN PATTERN: 1 OVER 1 OR 2 OVER 2, 3/8 PANEL AT CBMT. SHUTTER. SVEDTO MATCH WINDOW SASH SIZE AT FIRST STORY MULTIPLE WINDOW OR DOORS, FULL HIEGHT OFTEN WITH ARCH TOPS WINDOWS ELEMENTS OF THE ITALIAN REVIAL HOUSE COLUMN/PIIASTER BRACKET3IN SOME CASES TUSCAN BRACKETS RANGE FROM SIMPLE TO DECORATIVE wpjwm FORM 3 WINDOWS TOUT SHUTTERS) NG AND HEADERS THE NEOCLASSICAL HOUSE PORCHES COLUMNS HORIZONTAL SIDING LAP OR BEVEL RICK OR STONE LINTEI BEVEL WITH BRICK CLADDING MUNTIN — BRICK- RUNNING, PATTERN: S OVER COMMON, OR B OR S OVER B FLEMISH BOND SHVI LOVERED OR PANELED, SIZED TO MATCH WINDOW SASH SIZE SMOOTH FINISH STUCCO Td S'-0` P-0' CLADDING WINDOWS ELEMENTS OF THE NEOCLASSICAL HOUSE 1'-w V-V 1'-0' WITH TUSCAN CUWMNS IONIC100RINTHIAN ATTVO STORY DORIC SQUARE WITH TRIM TUSCAN PORCH MATH BRACKETS THE SHINGLE HOUSE DECORATIVE FEATUREAT DORMER FRONT FACING GABLES) DOUBLE HUNG WINDOWS (WITH OR WITHOUT SHUTTERS) 4/6 OR 9 OVER 1 CLADDING STONE BASE SHAKES/ SHINGLES STONE BRICK -CAN BE OVERSIZED, - PAINTED CLADDING COLUMNS WOOD TRIM OR CUT STONE HEADERS MUNTIN PATTERN: 4/5 PANEL CSMT. 4,6,OR 9 OVER 1 DOUBLE HUNG NUTTERS, PANELED, LIVERED OR BOARDS: :0 TO MATCH WINDOW SASH SIZE CASEMENT WINDOWS ELEMENTS OF THE SHINGLE HOUSE PRIMARY TYPE: DOUBLE HUNG SQUARE COLUMN WITH DORIC SQUARE WITH TRIM TUSCAN SHINGLES OR STONE TRADITIONAL MODERN SHINGLE STUCCO CHIMNEY WITH TILE ROOF m s TOWER ELEMENT BALACONY MULTIPLEARCH LOGGIA THE TUSCAN HOUSE TILE ROOF - 'MISSION' OR SPANISH CASEMENTWINDOWS (WITH OR WITHOUT SHUTTERS) . STUCCO II'EIII " IIIIIII STACKED STONE CLADDING - - I BRICK - RUNNING BOND CLADDING HEAVY TIMBER OR BRICK MOULD AT WINDOWS MUNTIN - PATTERN: S OR 3 PANEL SHUTTER BOARDS, S IZED TO MATCH WINDOW SASH SIZE WINDOWS ELEMENTS OF THE TUSCAN HOUSE STUCCO CHAMFERED WOOD DORIC OR COLUMNRILASTER Comm" COLUMNS Open Space Site Data Required Open Space (Code): Required Open Space (Text): Provided Open Space* Required Detention: +/ -28.9 Ac. (11 %) + / -100.0 Ac. (40 %) +/ -104.5 Ac. (42 %) 46 Acre Feet 23 Acres Of Ponds * The developer maintains the right to minor modifications of the open space plan, provided that the total open space area for the entire development remains 100 acres minimum. Legend 71.3 Ac. 33.2 Ac. Public Open Space Private Maintenance Private Open Space Private Maintenance Bike Path Play Structure Shelter Community Gardens Preserved Barn TARTAN WEST Hyland Croy and McKitrick Roads Dahlia. Ohio Open Space Plan Tartan Development Company (West) DESIGN place October 22, 2003 #03001 — pO O Oer S I i sn��nwuN o y y G i �� P �i i O nn��aawweeuu�� yyrr� g (> Y 1 OO(D Ig�O % ty7a, -m U! O I v.0 a - r 41R'~ U- I O ee © C9' OS � G ° O o o `cUY TmfANY OarvE f -J // I � o •�1- �- �11Wi -0 Ott �, B ...+ f I o�. ��� 1 ! vlaurnxwus o . 4x52itizR1 I i TREE MASTER PLAN i 1 4 % I RVE. r S' I'REEI I REE'rYPE SPACING QUANT. I IYLAND CROY ROAD McKITRICK ROAD EQUAL MIX OF LARGE. DECIDUOUS TREES INCLUDING SUGAR MAPLE. SWEETGUM SHINGLEOAK. REDOAK LONDON PI ANFTREF INFORMAL GROUPING AVERAGING 45 70 21 JEROMEROAD CLUB ROAD A lA6 55 BORDEAUX COURT 45'.50 D.C. VINEYARD DRIVE SANTORI LANE — NAPLES LANE 'GREEN MOUN FAIN' SUGAR MAPLE LITTLELEAF LINDEN _ LI'ITLELEAFLINDEN 0500.0 45'.50'0 45 O 45 50 0 C. 43 O 455000. 4550O.C. 43 50 OC 56 16 28 TUSCANY DRIVE. FIAEN9A PLACE SORRENTO COURT CHABLISCIRCLE. CABERNET COURT URBAN ELM TURKISH FILBERT REDOAK SCARLETOAK 93 45 20 16 17 1 ACE BARK ELM STERLING WAY CORAZON WAY RCDMOND LINDEN SWEETGUM 45 50 O.C. 32 45 -50 O 64 PORTO FIND PLACE MEDI'I'ERRA PLACE SCARLET OAK SCARLETOAK SI IUMARD OAK 45' -500C 37 45 .500E 45' -SO OC 32 12 ROMADRIVE '1'0 'FAL =908 NOTE: STREET IREES SI OWN ON'I I IS PLAN ARE REPRESENTATIVE or 45 -50 SPACING. FINAL LOCAI IONS AND QUANTITIES ARE SUBJECT TO CIIANOF DIJC TO I OCATIONS OF DRIVEWAYS. FIRE HYDRANTS. AND LIGHT POLES TARTAN WEST Hyland Croy and Me K uIek Rouds Dublin. Ohio Street Tree Master Plan Twn DeMoPro. Compmy lWe50 DESIGN pl. Onober 22.2003 "3001 ALL INPROVE.MENTS SHOoN SUBJECT TO FINAL DE.VMOPMENT PLAN REVIEW AND APPROVAI.. Sub - Area'. 4.80 Ac, Sub -Area 7.23 Ac LANDMARK TREE LEGEND LEGEND G ' c aac� R mtvm RenrnxixAN6•WCACtrmt CAL. INCH 'ro see LT-1 EIOSIpIOTRREOR8Ai0RT1IAN 6'WCAL@ER 51" roRRRP4dove0 LT -2 eXISTINCLANDMARKTRRBTO Re ROMOI'Etl 27' sae'IAWOauRCmeR S.egmro'RU4w • ). ) 8%1311rean LWWUNDERRRUSH Q PROPoS ®2- 1/{•CAL 5IRE6f TRPE$9PAC ® ®dSStl O.C. U RpPIAC6EmMTPBe 33" TpTALTRH698HOwN -905 Tree Replacement Plan Standard Removed secs emm, 6" to 24" in caliper aba0 be mpleW'me fv] ax" by om 2W" minimum c obw umay grown m ov -site aoosplevkd sec. Rommel %a. mom, 24"+ in caliper aball be aplaced"inch pa Rcplmammt trw (nulsay gro%m or..te 0evspiemd bee) shall have a mivimm m ipar m* 0f2 mtb im munsayg ant n on -9im amvplanmd ace), alma ofcetipaaim ova Ihe2K" minimum, shell wont only ma2K" replmemmt Ilse. Replawmmt trmJthal do wtsurvive 96all be mplecedby one2K "minimum caliper alumry grown or en -else aemplmled nee. Analysis Removedd"m24": 79bacte x 21/1 "aplecaoent= 1,915 "(790) Removal 24 "t: 289" x I - 289 (115) Toml Repleemem iacha : 2,264" Minimum l% Replacement 1 905 Note: Exiting base removed based oa dpr cOWOg for public aloof of way, voXdpated bugd[ng pada, WWXw and W drba and etra a. Each mbarea will be.amm,d upon Mal development plan .ad replacement tree strategy wiR be adluaW accmdmgly. Note: Tree placement will owm at Mme of subama wmtwcdon. C C LANDMARK TREE SPECIES CAL. INCH CONDITION LT-1 EAS'T'ERN COTTONWOOD 51" PAIR LT -2 PIN OAK 27' POOR LT -3 WMTSASH 24" PAIR LTA AMERICAN BEECH 33" PAIR LT -5 WHITE ASH 37" PAIR LT-6 RED OAK 35" GOOD LT -7 EASTERN COTTONWOOD 32" POOR LT -8 BLAIXWALNUT 24" PAM LTA 1 BLAIX WALNUT 24" POOR TOTAL =9 I Mg 60 fdw'aW II imOB Rm,mne I�:MS Rmm�'N B' Y16 1691% 1250 14m% a- 99 II]6% Ot]% J' 101 It W% m am 1061% 9W teem i00' mel% V2. a J561% 9' a, 901% 6]0 I%% 1w 69 051% Op 9W% Sa 6M% YA ]II% i 1' 2' a 961% 916 1011. 1T 60 61^ 051 OY% 16' z6 j TA a59% 1S D ]]5% e% 591% S.U. ]51' N31% .1059 SJ ]i% .1 )W M,$% m81 M%96 1P 0 1.]% 14 1 WY rr a a%X an 0w% IC 0 IM% In, 109% 1P 0 QW% 0 aY.% 12p 1Vm 31' 1 013% 21 ..a 029% 2 0 00]% o DOJ% 253 ' 2 pISX 9 BW idtl Y" ]15% %'] 113% ]11% ig01 MO' 208]% ]390 %]Ice 2!' ] Om% ]J 2T OIJ% JT OIJ% 32 111a 3Y 1 013% ]3 0% m' 1 411% u 0M.% 3r 1 pmX 1 0 sr 1 am% sl ps]w i 9 119% 389 J]9% C, Gdtl itlN M9' IW pI% R19 imWn TARTAN WEST Hyland Ctoy end M.Kitrick Road. Dublin, Ohio Tree Removal and Replacement Plan Talon Development Compaoy(Weet) DESIGN place Oember22,2003 g03MI ANDAPPROM. t ; I I 1 �' d PARKWAY TREATMENT -WEST RI'LJ ■ PARKWAY TREATMENT - P.AST & JEROME- MANLEY ENTRY I�LrLJ rxanRo iPtrs a .I 1Rf£S I h In \P iPM; fA]i.001'.W xiti MtT,a To I [V]flVi n'OWtA�O Af l l. LA \lS loin �1 TYPICAL PARKWAY SECTION enrz — lenoucw.ces J U xN U O C I u GATEHOUSE TARTAN WEST Hyland Croy one McKileick Roads _ Do b I n, Ohio Club Drive Landscape Plan Tanan Oevelopm<m COminmy(Won) MIGN ph. (klpEarn, MO #01001 Ai1.IPIPPONT.bIpNT9 %TOWN 41 WHI TO FINAL DEVELOPMENT PLANIUMM AND APPROVAL. r r r r r r r r r r r r WD Pit A Xl �Tlt ". nnnr. GATEHOUSE GATE HOUSE 12' JEROME/ MANLEY ROAD 30 0' 5' 10' 20' TARTAN WEST Hyland Croy aad Mc K i t r i c R ada Dublin, Oh to Parkway Treat Tattan Development Company (West) DESIGN plea October 22, 2003 #03001 ALL IMPROVEMENTS SHOWN SUBJECT TO FINAL DEVELOPMENT PLAN REVIEW AND APPROVAL. A. i TUNNEL ARBOR \ I F \ 1 I` y. F: I (DA11- IIUIO — : \N D A1160R 1, i 7 CLUBHOUSE x �fARIIILNI,- NI:a.Pll:n.:Yn , \I� �� TYPICAL FRONTAGE SECTION rV,J �— namPxmlu4nn La:uwnxrr aux' IN IW �n1 GATEHOUSE &ARBOR -SOUTH ELEVATION �LrLJ NI%I \10.4W1\ fivin mliv An ma CATENUUSE& ARBOR -WEST ELEVATION RJZJ ,xPna n ARBOR ELEVATION • NYLANDCROY /McKITRICK R.r"L_� 1NLI. „v „� / IIILi0.9CR01'PWO / \.Ln1ut.,PA ' GNAPE VINE PLr'L_J TARTAN WEST Hylend Cr.y Pnd Mc Kilrich R.PdS O. b l n. Obi. Nyland - Croy Road Frontage Treatment North Tvlan Devcbpmem CompanylNnt) DESIGN plw pRl 22.2002 MIMI AI.I.IMPROVF.MP:NIS SHOWN SONIECT TO FINAL DEVF.I.OPAII:RT PUNREW MANDAPPROVAL. :7 I ti_V mhl NATIVE SHADE TREES GRAPE VINES 8' ASPHALT PATH I STREIT'I'REES (SEE STREET TREE MASTER PLAN) TARTAN WEST Hy Iaad Croy aad Me K t i c Roads Dab 1iq Ohio Hyland - Croy Road Frontage Treatment North Tenon DOvciopm tCowany(Wast) DESIGN placc Ocmbar22,2003 #03001 ALL LNPROVEM S SHOWN SDEPROT TO FWAL DRWLOPM PLAN REVIEW AND APPROVAL. RESTORED PENLAW WOODLAND 7 y (OPEN LAWN AND TREES) VINEYARD TREE Lr\WN HYLAND - CROY ROAD METRO PARK +41w +!- Io0' 20' LAY TILE ROOF rucco ULTURED STONE OLUMNS .; 28 0 GATEHOUSE & ARBOR - SOUTH ELEVATION 0 5 10' 20• TARTAN WEST Hyland Croy aad MoKitsiek Roads D o b l i o, Ohio Hyland - Croy Road Frontage Treatment North Tn Devl.p tCOOipmy(W.t) DESION pi. OMW 22,2009 X03001 ALLMPROWWM SHOWN SOHI MC Mn DEVSLOPM T PLAN 9MM AND MPROVAL. GATE GATE OUSE ARBOR I4OUSE 10' IT 130' IT 10' GATE TREE CLUB DRIVE MEDIAN HOUSE ARBOR LAWN WEST BOUND 12' 12' GATEHOUSE & ARBOR - WEST ELEVATION CLUB DRIVE TREE EAST BOUND LAWN GATE HOUSE 12' 0 5' 10 20' TARTAN WEST Hyland Croy and M.Kitriok Road. Dublin, Ohio Hyland - Croy Road Frontage Treatment North Teetan Development Company (West) DESIGN place Ombce 22, 2003 #03001 ALL]WROVPA18N18 SHOWN SDRJEL M DNAL DRVELOPMENTPLAN REVIEW AND APPROVAL. 77167 —, T7:7 1 - L–� 1 R uw rTREES SHMA; TREES L - - - c qBc - I �..f/� - T F LJ > I 0 GATIMOUSI; — iouTlf ENTRY 1 O ■ a O • PARK PAVILION ELEVATION rI J v 1p 1 1 1 11 P \RK P WILION I.A11.111 � =Z tr SOUTH ENTRY ELEVATION L - - - c qBc - I �..f/� - T F LJ > I 0 GATIMOUSI; — iouTlf ENTRY 1 O ■ a O • PARK PAVILION ELEVATION rI J v TARTAN WEST 11 y I a n d C a n d M c K it r i c k R ond a 0 e b I i n, O Hyland - Croy Road Frontage Treatment South Tarim Mvelwleffi COMPUY (Wgg) DESIGN pi. 0,wbc,22,200d 403001 ALL IMPROVEMBIS SHOWN SUWLCI TO FINA1.13INF.I.OPMEW PLAN O.M.WANDAPPW)VAL Jl� 1p 1 1 1 11 "1 1 111 I.A11.111 � =Z SOUTH ENTRY ELEVATION TARTAN WEST 11 y I a n d C a n d M c K it r i c k R ond a 0 e b I i n, O Hyland - Croy Road Frontage Treatment South Tarim Mvelwleffi COMPUY (Wgg) DESIGN pi. 0,wbc,22,200d 403001 ALL IMPROVEMBIS SHOWN SUWLCI TO FINA1.13INF.I.OPMEW PLAN O.M.WANDAPPW)VAL Jl� 130' a PARK PAVILION ELEVATION 0 5' 10' 20' DIMENSION SHOWN REFLECTS TYPICAL SIZE OF PLANT MATERIAL AFTER 5 TO 10 YEARS OF GROWTH. TARTAN WEST Hyland Croy and Mc K it r ick Roads Dublin, Ohio Hyland - Croy Road Frontage Treatment Sout Tartan Development C— pay (Weat) DESIGN place October 22, 2003 #03001 SUBJECT TO FINAL DEVELOPNIENT PLAN REVIEW AND APPROVAL. PED. LAWN' I I BIKE MAIN LAKE WALK PLANTING PAVILION OPEN IAWN PATH li OPEN LAWN ` -- - - - - - -- - -- 10' )0, - - - - -- 20 8 I 130" DIMENSION SHOWN REFLECTS TYPICAL SIZE NLU. GAlli SIDEWALK VI / / Ill l y / SIDEWALK OF GROW MATERIAL AFTER 5 TO 10 YEARS SOUTH LAKE W: \LK HOUSG OPEN LAWN TUSCANY DRIVE OF GROWTH. 4' 7 28' 7' 4' B� SOUTH ENTRY ELEVATION O S 10' 20' TARTAN WEST Hyland Croy and Mc K i I i c Roada Dublin, Ohio Hyland - Croy Road Frontage Treatment South Tarim Development Company (West) DESIGN place October 22, 2003 #03001 ALL IMPROVEMENTS SHOWN SUBJECT TO FINAL DEVELOPMENT PLAN REVIEW AND APPROVAL. 1' i I II I I II I� _ ] r G a' S G II I, I I r` - I I J I I -I. l i. J' J < i V L wl�l�rn _ '1 TREE ROW BUFFER PLAN I I LEGEND WOODLAND! TREE ROW BUFFER I. UNDERSTORY TREES . FVL IL 1I..1 . Ili ..1 RM. uxrlla rRPnnFR. ml Inn. srxflrLUixRI I NAN(NUII>; . Yp[111wL \!wt lkll w LARGE SHRURS SHADE TREES . I 11L..1 \O[ V1 1R II] I�fLL011f. tlll P 4 I INII KI 1'YJR[tlGRRL x M 1 1 n AF . .Mlx 1w1 \4A llxl YFx w1. F.41[LI n NIIRNA R IRR I iOIaIa YLI 414PoV'lll TYPICAI. TREE ROW BUFFER R.rLJ NOII NIIIRIAILTI'RRIAYIINMARI U%UIRI111111111WC IRIDI1IMANJOR 111110 PIONFI R' HAWTHORN Wit 101 1:91,11 L IN 1 II UI A I ARfI SIV DI IIU:I ut I I IN WILL In INSTALL fO AT nAU Of a RARE A rOSSTRUrt10S. TARTAN WEST 11, I. Rd CI,v and Me 9111 1 4R R.Rd5 Do b i n. 0h 10 EXISTING CONDITION'S' �r.� EXISTING CONDITION'C' u v Tree Row Buffer Plan T.n M, Itl Wnl C..,., (W.) DESIGN price W.e 22,2001 ""mI ALL IMPROVI:M[NTS STAIN'S M ILI11 I0 1MA1. 01: V1'L OPM[NI PLAN lit VII IN ANOAYPROVAL _ I I r` - I I J I I -I. l i. J' J < i V L wl�l�rn _ '1 TREE ROW BUFFER PLAN I I LEGEND WOODLAND! TREE ROW BUFFER I. UNDERSTORY TREES . FVL IL 1I..1 . Ili ..1 RM. uxrlla rRPnnFR. ml Inn. srxflrLUixRI I NAN(NUII>; . Yp[111wL \!wt lkll w LARGE SHRURS SHADE TREES . I 11L..1 \O[ V1 1R II] I�fLL011f. tlll P 4 I INII KI 1'YJR[tlGRRL x M 1 1 n AF . .Mlx 1w1 \4A llxl YFx w1. F.41[LI n NIIRNA R IRR I iOIaIa YLI 414PoV'lll TYPICAI. TREE ROW BUFFER R.rLJ NOII NIIIRIAILTI'RRIAYIINMARI U%UIRI111111111WC IRIDI1IMANJOR 111110 PIONFI R' HAWTHORN Wit 101 1:91,11 L IN 1 II UI A I ARfI SIV DI IIU:I ut I I IN WILL In INSTALL fO AT nAU Of a RARE A rOSSTRUrt10S. TARTAN WEST 11, I. Rd CI,v and Me 9111 1 4R R.Rd5 Do b i n. 0h 10 EXISTING CONDITION'S' �r.� EXISTING CONDITION'C' u v Tree Row Buffer Plan T.n M, Itl Wnl C..,., (W.) DESIGN price W.e 22,2001 ""mI ALL IMPROVI:M[NTS STAIN'S M ILI11 I0 1MA1. 01: V1'L OPM[NI PLAN lit VII IN ANOAYPROVAL Legend Existing Public Road A to Fields Public Street A R W Width: Pavement Width: Drive Lanes: Puking Lanes: 'Free Lawn: Sidewalk: Bike Path: Public Street B R W Width: Pmement Width: Drive Lanes: Parking Lanes: Tree lawn: Sidewalk: Bike Path: ■ Public Strect C R -R' Width: Pavement Width: Drivc Lanes: Puking Lanes: Tree Lawn: Sidewalk: Bike Path: Public Cut De Sac Street RMW Width: Pavement Width: Drive La ncs: Parking Lanes: Landscape Island: Tree Lawn: Sidewalk: Bike Path: Private Street RL W Width: Pavement Width: Drive Lanes: Parking Lanes: Tree Lawn: Sidewalk: Bike Path: Proposed Public Road (not part of zoning) Future Glick Road Bike Path / Pedestrian Trail Tunnel Sheller 60 feet 28 feet. back -of -curb to back -of curb 2 L on side opposite water line 7 feet wide, minimum 5 feet wide, concrete, north side of street 8 feet wide, asphalt, south side of street 80 feet 62 feet. back- of-ouib to back -of curb 1 -20 feet wide, back- of -curb to back -of -club 1.22 lee rcide. bado-nf -curb to back -of -curb 1. on side opposite water line 7 feet wide, minimum 5 feet wide, concrete, north side of street 8 feet wide, asphalt. south side of street 50 feel 28 feet, back -of -curb to back-of curb 2 1. on side opposite water line 7 feet wide, concrete 4 feet wide, asphalt 8 feet wide, asphalt 91 feet 22 feet, back-of-curb to back -of curb 2 not penlnitted 15 feel. minimum 7 feet wide, concrete 4 feet wide, asphalt 8 feet wide. asphalt as 24 feet. back -of curb to back -of curb 2 one side. opposite water line n/a n/a n/a ■ Plap Structure TARTAN WEST Hyland Croy and McK.Irick Roads DubL., Oh,o Thoroughfare Plan Tartan Development Company (\k''est) DESIGN place October 22. 2003 wnoor \ � 4 \ � )\ %( \ � \# � $) a G � ) ) # \ ED ) k ƒ ' & % { !m §E \ ® }w « yb � ? \ � 0 \ m \\ � )\ ( y\ : 2»7 � \« G \. \y- m ] °" � ( i \ E\ \ 2 \\ m R \() r %\ `l; \ § j f ;.{u! wi / §9\ § \® { { \} \j >> 0 o o) c, MZ � J W =O � o Q Qv J m SO � 1 U 8 $ ,Y O ■ ■ ■ I r ml I I I I 1 t -F ' � 'r r I a � v 6 ° Cr o m O 4 1� q ■ ■ ■ I r ml I I I I 1 t -F ' � 'r r I \| i/ : �\ \ \ \� � � �\ \ *o \ <� |R� � \ 22 . \� � \\ / ] \ \\ � \ � � \\ \| i/ : �\ \ \ \� � � �\ \ *o \ <� |R� � \ 22 . \ §! 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