028-88 Ordinance Amended
RECORD OF ORDINANCES
Dayton Legal Blank Co. Form No. 30043
Ordinance No._2_~-:-8_8__5_~~Ilded) Passed____ ___ _n_ m____ _19__
AN ORDINANCE PROVIDING FOR A RECLASSI-
FICATION OF ZONING ON 99.179 ACRES OF
ANNEXED TERRITORY (RiB, RESTRICTED
SUBURBAN RESIDENTIAL DISTRICT, WASHING-
TON TOWNSHIP) LOCATED APPROXIMATELY
1600 FEET SOUTH OF SHIER-RINGS ROAD,
EXTENDING 1200 FEET WEST OF WILCOX ROAD,
AND 1400 FEET EAST OF WILCOX ROAD, TO:
PLR, PLANNED LOW DENSITY RESIDENTIAL
DISTRICT
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin, State
of Ohio, 5 of the elected members concurring:
Section 1. That the following described real estate (see attached legal
description marked Exhibit "A"), situated in the City of Dublin, State of
Ohio, is hereby reclassified to PLR, PLANNED LOW DENSITY RESIDENTIAL
DISTRICT, and shall be subject to regulations and procedures contained in
Ordinance No. 21-70 (Chapter Eleven of the Codified Ordinances) the City
of Dublin Zoning Code and amendments thereto.
Section 2. That this reclassification of zoning is subject to the City
Engineer's review and approval of the appropriate sewer and water connec-
tions in accord with the City's inducement agreement with Ashland Oil
Company and to a payback agreement being executed which is satisfactory
to the applicant and to the Director of Law.
Section 3. That this reclassification of zoning is subject to certain
conditional use restrictions being formally placed on the adjacent parcels
as are specifically described in Exhibit "D" with the Director of Law to
be responsible to review and approve the means to implement said
restrictions.
Section 4. That this reclassification of zoning is subject to the applican
being bound to a financial commitment of $60,000.00 for certain roadway
improvements as are specifically described in Exhibit "D" with the Director
of Law to be responsible to secure a suitable letter of credit or other
appropriate security to guarantee performance of this condition.
Section 5. That it is recognized that this approval constitutes an overridE
of the recommendation of the Planning and Zoning Commission, and is based
on the new information which has been presented in Exhibit "D" and testimon
presented at the Public Hearing and the various readings of this legisla-
tion.
Section 6. That application, Exhibit "B", including the list of contiguous
property owners, and the recommendation of the Planning and Zoning Commis-
sion, Exhibit "C", a letter from Mr. Ryan dated September 23, 1988, Exhibit
"D", are all incorporated in to and made an official part of this Ordinance I
and said real estate shall be developed and used in accordance therewith.
Section 7. That this Ordinance shall take effect and be in force from
and after the earliest period allowed by law.
Passed this 3rd day of October , 1988.
~e,~d
Attest:
J~~.~
Clerk of Council
Exh i bit "A"
WILCOX ROAD ASSOCIATES
DEVELOPMENT PLAN
ZON I NG PLAN TEXT
The following text and the attached map constitute the Development Plan
for rezon i ng of 99.179 acres of land to the Planned Low Densi ty Res i den t i a I
classification (Dublin Code 1181.02) .
Description of the Appl ication
Wilcox Road Associates presently owns 141.374 acres of land
front i ng on Wi !cox Road in Dubl in Ohio. The land is I oca ted about
midway between Rings and Shier Rings Road and occupies both sides of
Wilcox Road. 99.179 acres of this land IS presently in Dubl in and is the
subject of this zon i ng action. 17.468 acres IS presently in the process of
annexation to Dubl in and al though not yet i nvol ved in this rezon i ng, will
be discussed herein as this additional land is part of the comprehens i ve
deve I opmen t .
Wilcox Road Associates is an Ohio general partnership composed
of estab I i shed central Ohio residential developers. DBS Development
Company, Inc. , is a Dubl in based deve I oper that is developing about 94
acres of land in i ndustri a I uses to the north of the land subject to this
appl ication. Part of this i ndustri a I development is on about 25 acres of
land owned by Wilcox Road Assoc i a tes that is deemed more suitable for
i ndustri a I development.
The above relationships can be summari zed by stating that aoout
210.7 acres of land is being developed, or will be developed when
annexation IS complete, in vari ed resi denti a I and i ndustri a I uses involving
three separate zon i ng appl ications. Each of these appl ications is In fact
being fi led concurrently and are shown on one map. The purpose of the
concurrent and incorporated fi ling IS to imp I ement a unified rezon i ng plan
In which a large amount of land will be placed in appropri ate zon i ng
classifications that interrelate and interface. This ensures that the land
i nvol ved is planned as a block, thus ensurl ng compatibility of uses and
minimizing conflicts between those uses.
Wilcox Road Associates Development Plan Text; Page 2
The Nature of the Planning Cha II enge
Unl ike most developing areas of Dubl in which have i nvol ved
development in large expanses of open ground or else development fit ted
into previousl y planned areas, the planning area bounded by State Route
33/161 on the North, Interstate 270 on the East, Rings Road on the South
and Avery Road on the West presents unique challenges. In this area,
establ ished and inconsistent uses a I ready exist, and the poten t i a I of the
land ranges from i ndustri al to residential. I t was thus necessary to
prepare a land use plan that would integrate into this existing situation,
and one that i nvol ved multiple land use types. I t is for that reason that
Wilcox Road Associates and DBS Development Company, Inc. are work i ng
together to jointly develop both i ndustri al and resi dent i al land so that the
two classifications could be sucessfu II y integrated.
I t must be stated at the outset that these app I i cants, though
developing land only in the Ci ty of Dubl in, and subject only to the zon i ng
requirements and procedures of that City, have assumed an equal
responsi b Ii ty to be responsive to the needs and des ires of landowners In
Wash i ngton Township, which has large amounts of land to the south and
west. For that reason, appl icants in thei r planning have given equal
weight to planning factors existing in each governmenta I jurisdiction.
The area descr i bed above encompasses nearl y 1000 acres. The land
to the north, along SR 33/161 and Shier Rings Road, is undeniably
i ndustri a I in character, though sca t tered res i dences remai n. Part of this
land is zoned in the townsh i p, and part in the municipality. To the
east, some development has taken place along the frontage of 1-270, but
large expanses of "freeway view" land remain undeveloped. Access i b i lit Y ,
or more accurately, a perception of isolation, account for the
nondevelopment of this land. Nonethel ess, there is lit tie quest i on that
along 1-270 the land is suitable only for nonresi dent i a I development and
tha t the time for development will eventually come.
I t is anticipated that so u t h of Rings Road the same si tuation will
continue, though an i ndustri a I /commerci al /mu It i fami I y incursion runn i ng to
the West will ensue if an interchange is placed at 1-270 and Tuttle Road.
However, much of the southern port i on of the area along Rings Road
Wilcox Road Assoc i a tes Development Plan Text; Page 3
presently borders established and desirable large lot res i den t i a I areas,
and in the planning area i tsel f, resi dent i a I development stretches
northward from Rings Road on both sides of Wilcox Road. To the West,
sca t tered i ndustri a I loffi ce development exists along both sides of Avery
Road, though residences, and at least one subdivision, are also present.
As the area develops, Avery Road, as a major artery, can be expected to
have a heavy traffi c load, and the non resi dent i a I deve I opmen t potential
of the road will increase.
To summar; ze then, the area is characteri zed by i ndustri al on the
north and east, resi dent i al on the south except for a "freewa y view" bel t
along Rings Road West from 1-270, and commerci a Iii ndustri al loffi ce on the
west, though resi dent i a I uses may well continue to coe xis t wi th those other
uses. The planning challenge was thus to design a plan that will
eventually fi II up the presently vacant center of the quadrant with land
uses that would be consistent and compa t i b I e wi th the existing and
anticipated potential of the exterior bel t of the quadrant.
Basicall y, there are only two planning approaches that were
possi b Ie. One was to fi II the en tire quadrant with i ndustri a I development.
The secon d was to develop part of the quadrant as industrial and part as
residential.
The i ndustri a I op t i on obviousl y crea tes confl i cts with the existing
res i den t i a I uses. Further, the large amount of i ndustri a I land that would
be made avai lable, nearl y 1,000 acres, would resu It in an oversupp I y of
i ndustri a I land. To market that much land industrially, i t was
ant i c i p a ted t hat a massive i ndustri a I park cen tered in this quadrant would
be necessary, and it would necessari I y i nvol ve offensive general i ndustri al
uses such as truck term i na I s and heavy j ndustry.
The second opt ion, a sp lit resi dent i a I Ii ndustri a I opt ion, would st ill
provide a substant i a I amount of i ndustri al development to the area
but could be absorbed wi th existing local types of i ndustri a I demand
which are typically high quality, reasonab I y attract i ve and j noffens i ve to
the commun i ty. Further, a concurrent development of i ndustri a I and
res; dent i al land would allow the transition from i ndustri a I to res i den t i a I
Wi Icox Road Associates Development Plan Text; Page 4
to be made as part of the development so that new i ndustri a I deve I opmen t
would not coil ide wi th estab I i shed residential development.
Normall y, i t would be desirable to divide such diverse land uses as
i ndustri a I and resi dent i al by physical features such as large roads,
w a tercou rses, rai I roads, etc. No such features exist in this area however.
This zon i ng appl ication and the two concurrent i ndustri a I appl ications
discussed above contemplate that by developing the cont i guous resi dent i a I
and i ndustri a I land at the same time the transition between the uses can
be successfu II y completed through planning devices. On the residential
side these devices will include larger rear yards and the maximum use of
parkland, bicycle paths and roadways to separa te the uses. A greenbel t is
anticipated, including both I andscap i ng and mounding at the transition
line. The i ndustri a I development text will contain I imitations allowing the
adjoi n i ng i ndustri a I development to harmon i ze with the resi dent i a I
development.
Perhaps most importantly, purchasers of land in each development
will take tit I e wi th the fu II know I edge of the sort of uses that will be
borderi ng their property. The rezon i ng appl icants herein, in order to
preserve thei r econom i c prospects, have the obv i ous incentive of ensuri ng
that the value of both the i ndustri a I and residential property is not
diminished by allowing confl icts bet ween or incompatibi I ity of the two
uses.
The rezon i ng appl ications here concerned do not, of course, "fi II up"
this en tire quadrant. However, they are the first step in a unified plan
tha t can, if carri ed through on future development, resu It in development
of this quadrant in a manner consistent and compa t i b I e wi th the
development that is both presently existing and contemplated.
FACTORS INFLUENCING THE POINT OF DIVISION BETWEEN THE INDUSTRIAL
AND RESIDENTIAL USES
A major new road system. The fi rst major planning factor
con temp I a ted was the f u t u re highway system for the area. Two needs were
present. The i mmed i ate one was to provide for a road system serv i ng the
Wi Icox Road Associates Development Plan Text; Page 5
quadrant, if future deve I opmen t on adjoi n i ng requ ired, and by so doing,
remove the perception of isolation presently existing in this area. The
second need, a future need, was to provide the potential for eventual
access to future freeway interchanges expected to the south. There IS
present I y discussion of an interchange at Tuttle Road, but there has been
long term planning for an interchange at Hayden Run Road. Neither of
these interchanges are near in time and indeed each at this poi nt must be
viewed as no more than poss i b i lit i es. The Tuttle Road interchange st ill
lacks crucial federa I approva I whi Ie the Hayden Run Road interchange was
not forecast before the year 2000 prior to attention being focused on Tuttle
Road.
Desp i te the fact that these interchanges are not dominant planning
factors, they must be considered for Dubl in will, in the years ahead, need
as much freeway access as possible.
Appl icants thus envisioned a roadway parallel ing 1-270 and
eventual I y stretch i ng south to Hill i ard I s road system. This roadway is
alligned wi th the planned traffi c network i ncl uded in the Tuttle Road
interchange plans, but i t would also work for a Hayden Run Road
interchange. By using Shier Rings Road as the connection to Avery Road,
an existing major intersection is uti I ized. Further, the road all ignment
also leaves open the poss i b i lit y of a Coffman Road extention reach i ng over
State Rou te 33/161, a frequent I y d i scu ssed Dubl in highway improvement
which could give needed access out of the Hemmingway and Earl i ngton
area.
More importantly for existing considerations, this roadway once
comp I eted to Rings Road would provide easy access and visibility to the
freewayview land at the east side of this quadrant, thus stimulating
development that is highly desirable for Dublin's econom i c and tax base.
I t would also provide an a I terna te route to Indian Run and Muirfield,
allowing northbound motori sts using Frantz Road to efficiently bypass the
Frantz Road/SR 161 bot t I eneck.
I t must be emphasized at this poi nt that the appl icants herein, and
other landowners in this area, do not contemplate the Tuttle Road
Wilcox Road Assoc i a tes Development Plan Text; Page 6
interchange as affect i ng i ntensi ty of development. These landowners are
confi dent that this quadrant will successfu II y develop regard less of the
fate of the Tuttle Road plan. In ei ther case, con temp I a ted development
along this new road is forecasted to be appropri ate i ndustri a I
classifications. I ntensi ty will be determ i ned by zon i ng code development
standards. The higher traffic rates which could accompany a freeway
in terchan ge would upgrade the quality, but not the intensity, of these
uses. In a nutshell, this new road is expected to be much on the same
order as Frantz Road.
Existing Development The southern I imi t of presently zoned
i ndustri a I land to the west of Wi !cox Road In this quadrant was an
obvious general limitation on the northward reach of resi dent i a!
deve I opmen t . To the east of Wilcox Road, the proposed residential
development reaches slightly farther north in order to uti I ize the smaller
east/west roadway as a buffer and transition.
The transition to the east was determ i ned I argel y by the fact that
non res i den t i a I land uses were contemplated along the major north/south
road. Further, the large Dubl in Investment Company (Ruscilli) tract IS
strong I y con temp I a ted by its ow ners as being nonresidential, possibly a
high tech park. The use of the tree mass as a park buffer along this
line and the eastward extent of existing resi dent i a I lots to the south of
the appl icants res i den t i a I land was an additioral factor.
The transition to the south was dictated by existing residential uses.
To the west, the Church should provide a strong res i den t i a I bulwark,
preserving res i den t i a I uses along Rings Road. The eastern side of the
southern boundary IS not presently dictated by existing factors, and
f u t u re planning will be necessary to effectuate a transition here.
The transition to the west is presently conceptua I. I t is anticipated
tha t non res i den t i a I uses along Avery Road will be single depth of about
500 feet. Commerc i a I use, particularly at intersections, is a poss i b i lit Y .
Residential development may well also access onto Avery. I t can most
safely be sta ted that nonresidential development will occur along Avery
Road from Rings to Shier Rings. App I i cants con temp I ate that res i den t i a I
Wi Icox Road Assoc i a tes Development Plan Text; Page 7
will exi st beh in d this frontage, using the same bufferi ng techn i ques as on
the east side. In fact it is likely that purchasers of tracts accessi ng
Avery Road will des ire concurrent development of both the Avery Road
non res i den t i a I interior res i den t i a I areas.
The resu It of the above discussion IS a "core" of residential use
located wi thin the surround i ng nonresidential development. This concept is
i ncl uded In the draft of the Dubl in Community Plan and successfu II y
inte grates and enhances existing res i dences in the area. The core will
begin wi th a substantial development, under this appl ication, of nearl y
400 houses. Bui Id out poten t i a I of this core could approach 1,000 homes,
though more likely about 800. Appl icants subm it that this size area is
full y large enough to be self sustaining, and liken i t to the Waterford
Vi Ilage area in the respect that it is a residential area substantially
bordered by non resi dent i a I uses.
SPECIFIC DEVELOPMENT PLAN CONTENTS AS DISCUSSED IN Dubl in Code
11 81 .02 ( b ) ( 2 )
A. The proposed location and size of
areas of residential use, in d i ca tin g
dwell ing un it densities, dwell ing un it
types, the total number of dwelling un i t
types, the total number of dwelling uni ts
for each density area and the total
number of dwell ing un i ts proposed in the
development plan.
The map attached to this app Ii ca t i on shows the extent of each area of
res i den t i a I use and the densi ties, cal cu I a ted in accord wi th the PLDR
formula. Gross densities are also i ndi ca ted for reference to other
developments.
All dwell ing un i ts are single fami Iy residential, and lot size ranges
from 50 to 65 foot frontage. A discussion of the factors influencing lot
Wi Icox Road Associates Development Plan Text; Page 8
size is in order.
Appl icants fel t that the core of the planning area was undeniably
residential. However, appl icants also fel t that there were def in i te
econom i c limitations to the price of homes to be sold in the area. Put
simply, the area south of State Rou te 33/161 is not genera II y perceived as
being as res i den t i a II y expensive as areas in North Dubl in. The necessi ty
of transition from the i ndustri a I areas was also a factor limiting eventual
sales price. On the other hand, it was dec i ded that as the res i den t i a I
area moved west and south, a potential for higher pri ces existed, with the
expectation that homes could eventual I y sell along the southern boundary
of the quadrant (outside of the area of this appl ication) in the $175,000
and up range. Homes along Wilcox north from Rings and along Rings Road
have already sold in this range.
Appl icant accordingly de term i ned that it could market its Beasley
Homes line in the resi dent i al land on the east side of Wilcox, and could
market its Domi n ion Homes line on the West side of Wilcox. The
anticipated range of the Beasley Homes would be $80,000 to $125,000 and
the Dominion Homes from $110,000 to $150,000, though the upper I imi t on
the Dominion line could be higher if market demands.
All lots on the west side of Wilcox were thus determ i ned to be at
least 65 feet in frontage, in order to provide appropriate lot frontage for
the anticipated larger and more expensive homes.
The lot size east of Wilcox was de term i ned to be 19% 50 foot frontage
and 81% 60 foot frontage. The reason for this determ i na t i on is that
appl icant' s discussions wi th community leaders, including pol i tical,
business and resident showed there was a stong need in the commun i ty for
more affordab I e housing. The existing resi dent i a I developments In Dubl in
draw a high lower I imi t on the price of admission to the ci ty. That price
serves as a bar to many peop I e who dai Iy work here and serve the ci ty,
but have no right to live here and vote regarding the town 's future. By
utilizing smaller lots, a lower cost range of hous i ng could be offered.
Housing In this pri ce range is very sensitive to the componen t of the
purchase price assoc i a ted with land cost.
Appl icants commi t to the set percentage of 50 foot lots to ensure that
Wilcox Road Associates Deve I opmen t Plan Text; Page 9
a certain port i on of the homes in this area will be of the I owes t possible
cost; market trends in Dubl in otherw i se would indicate purchasers will opt
for predominantly higher priced homes.
Appl icants fully intend to preserve the highest quality possible on
both si des of Wilcox Road. Strong deed restrictions will be implemented,
requiring fu II two car garages and dri veways on all homes, prohibiting
fences, satellite dishes, antennas, outside clothesl ines, park i ng of
recrea t i ona I vehicles, etc. Addditionally, arch i tectura I control will be
utilized, limiting building types to accepted designs and limiting the
cho ice of exterior colors. Deed restrictions will be recorded prior to the
fi ling of the pi at. Staggered building setbacks will be used where
appropri ate. Total minimum sideyard depth ( both sides comb i ned ) will be
10 feet for 50 foot lots and 12 feet for 60 foot and higher lots.
B. The proposed size, location and use
of nonresi dent i a I portions of the tract,
including usab I e open areas, parks,
playgrounds, school si tes and other
areas and spaces wi th the suggested
ownersh i p of such areas and spaces.
The location and size of the park I and is shown on the attached map, as
are the bikeways. Ownersh i p of all bikeways and park I and will vest in
the City of Dubl in upon the fi ling of the plat.
C. The proposed provision of water,
san i tary sewer and surface dra i nage
facilities, including engineering
feasibility studies or other evidence of
reasonab I eness.
Waterlines are presently accessible on Shier Rings Road along the northern
Wilcox Road Associates Development ?Ian Text; Page 10
part of the i ndustri a I development. However, additional access to the
high pressure water line running along Post Road may be necessary. This
can be done by extending a line under State Rou te 33/161 along the right
of way of Wi Icox Road. I t may also be preferab I e to join wi th other
deve I opers presently planning to obtain access to the Post Road wa ter line
along the Avery Road right of way. This later op t ion would be more
economi ca II y desirable for appl icants, as well as other landowners in the
area, as costs could be shared.
San i tary sewer access will be obtained by access in g the Cosgray
Di tch 21" sewer trunk presentl y I oca ted just to the east of applicant's
property. Appl icant has obtained the appropri ate easements. The bulk of
appl icants proposed resi dent i a I development is presen t I y I oca ted in the
Cramer Ditch tri butary. The municipality has previously studied
applicants' des ire to access this trunk (Cosgray Ditch) and has issued
perm i ss i on to serve all residential land i ncl uded in this appl ication. A
copy of the letter from the municipal eng i neer is attached as Exh i bit "0" .
The approved access is at this point temporary access, al though the
municipality will dec ide at the time of sewer design if the tri butary area
for the Cosgray Di tch sewer should be permanently changed to i ncl ude
applicant's land as well as other land encompass i ng about 350 acres. If
the permanent change of the tri butary area is not dec i ded on, the
municipal ity will dec ide at the time the Cramer Ditch sewer trunk is
extended westward whether appl icant 's san i tary sewer outflow should stay
In the Cosgray Ditch trunk or be transferred to the Cramer Di tch trunk.
That op t i on gives the municpal ity the choice of diverting the flow to
whichever trunk it desi res. Appl icant will construct the sewer outflow
point In such a way that the flow from the 68 acres concerned can be
diverted into e it her trunk line.
The area shown on the enclosed map as "Woodi n" compri si ng about
17.4 acres has not presently been approved for temporary or permanent
inclusion into the Cosgray Di tch sewer. Appl icants propose to include this
land in the Cosgray Di tch sewer along wi th the balance of the 68 acres on
the rationale that the treed area, using no sewer serv ices, IS being
Wi !cox Road Associates Development Plan Text; Page 11
ded i ca ted as park I and. The treed area is desirable for the use of the
commun i ty. If appl icant does not have the option of san i tary service to
the Wood in tract then that land will have to be ded i ca ted as park I and.
Surface dra i nage will be provided in accordance wi th Dubl in Code
requirements and approved by the municipal engineer. Surface dra i nage
occurs through both the Cosgray Ditch on the North and Cramer Di tch on
the South.
D. The proposed traffi c ci rcu I at ion
pa tterns, including publ ic and private
streets, park i ng areas, walks and other
accessways, indicating their re I at ins hip
to topography, existing streets or
show i ng other evidence of
reasonab I eness.
Planned streets and traffic circulation are shown on the attached map. It
IS anticipated that Wilcox Road will be the prime means of access to the
resi dent i al development, though access will eventual I y occur off of the new
north/south Road parallel ing Interstate 270 and, possibly, in the future
Avery Road. As there is presently virtually no development in the area,
Wilcox Road is mininally uti I i zed.
Wi !cox Road will be improved with curbs and gutters wi thi n
applicants' res i den t i a I development area, and has been interrupted to
enhance its res i den t i a I character and discourage through traffi c.
As the terrain is re I at i vel y fl at, topography is not a f ac tor.
c The proposed schedu I e of si te
'- .
development, construct i on of structures
and associated faci I ities, including
sketches and other materials indicating
des i gn principles and concepts to be
followed In si te development,
construct ion, landscaping, and other
Wi Icox Road Associates Development Plan Text; Page 12
features. Such schedu Ie shall i ncl ude
the proposed use or reuse of existing
fea tures such as topography, structures,
streets and easemen ts.
Appl icants propose to begin development of the resi dent i a I areas on both
sides of Wilcox Road s i m u I tan eo us I y . Housing designs shall be
conventional single fami Iy homes of various sizes ranging from 1040 square
feet to about 2250 square feet. All homes will have at least three
bedrooms. Landscap i ng will be in accord wi th Dubl in Codes. Bufferi ng
details between adjoi n i ng i ndustri a I land will be i ncl uded on the plat,
and will agreed upon as part of this rezon i ng.
The terrain is re I at i vel y fl at and featureless, so no particular
design concepts are appropri ate except as indicated by the layouts on the
attached map. Appl icants do propose to retain as park I and the existing
wooded area in its en t i ret y . Once acquiring tit I e as parkland, the
municipality can then decide on park development. No other features are
to be reused.
F. The relationship of the proposed
development to existing and f u t u re land
use in the surround area, the street
system, comun i ty facilities, services and
other publ ic improvements.
The relationship of this, and the contiguous i ndustri al land being rezoned,
to surroundi ng land uses and streets, was di scussed above. The land
concerned in this appl ication is bascially in its rural state and holds
rural/residential zon i ng from the townsh i p. Zon i ng classifications of
adjoi n i ng land are shown on the attached map.
The fi re station is I oca ted about 1/4 mile from this development on
Shier Rings Road. Pol ice service is current I y avai lable as much of the
adjoi n i ng land IS In the municipality. Access to shopp i ng and
Wilcox Road Assoc i a tes Development Plan Text; Page 13
recrea t i ona I ac t i vi ties in the ba lance of the municipality is quickly
available along either Rings Road or via State Rou te 33/161. The
convenient access of this area to the rest of Dubl in IS demonstrated by the
I oca t ion of the tow n I s sole fire station in this area.
G. Evidence that the appl icant has
sufficient control over the land to
effectuate the proposed development plan.
Evidence of control i ncl udes property
ri ghts and the engineering feasibi I ity
data which may be necessary.
Appl icants own all of the land proposed for resi dent i a I zon i ng outri ght,
wi th the exception of the small ( less than 1 acre) parcel I oca ted at the
extreme northern port ion of the resi dent i a I area, on the east side of
Wilcox Road. This land IS controlled by DBS Development Inc. and is
owned by Harol d Stauch, who has signed the rezon I ng appl ication here
concerned.
Assuming access to the Cosgray Ditch 21" sewer trunk, the fl at
terrain poses no unusua I prob I ems of access. Waterline access over ei ther
of the two options previously discussed is also routine, but will requ i re
municipal perm i ss i on to lay water lines in the right of way.
RECEIVED
VILLAGE OF DUBLIN PLANNING AND ZONING EEi1M~_
.a.'_~_'_______ _ --- .---.-.------..------------.... ---.---
! Fo r ~nY UEQUWJNnl y
AN APPLICATION FOR AMENDMENT I
I
OF THE VILLAGE OF DUBLIN I Application No. :
ZONING DISTIUCT MAP IZM
(Reclas sification of Land) Date Filed:
Fee Receipt No.
Received by:
----- Please type or prir.t information - Use additional sheets as necessary -----
TO THE HONORABLE PLANNING AND ZONING COMMISSION:
The ft,pplicant, Wi Icox Road Associates and Harold Stauch ,
-
Being the owner (s), /lessee (s) of property located within the area proposed for
reclas sification of landl special use 0 r deve lopment, requests that the following
described land to be placed in the -
Planned Low Densi ty Residential D i s t r i c t (Dub I i n code Section 1181.02).
Special District (s).
A. DESCRlPTION OF LAND TO BE RECLASSIFIED
1. General Description of Land (describe by one of the following: )
a. Lot{s)1 Reserve (s) of
,
a recorded plat, with an area of Ac re s I Square feet.
b. Beginning at a point along
(street or other)
and being feet in a N SEW (circle
-
direction from the (specify) of
(street or other), and thence having a dimension of
from the (specify) of
(street or other), and having an area of
c. The tract of land containing 99.179 Acres and bounded by:
see attached map and I ega I (specify) on the N SEW (circle)
des c rip t I on s . Land IS f 0 ca t ed
on both sides of Wi I cox Road (specify) on the N SEW (circle)
bctwe:.cl. Ri119::> dl,J Sf lie r R i n 9 s
Roads.
(specify) on the N SEW (circle)
(specify) on the N W E W (circle)
d. Attached legal description: YES x NO
Ex h i bit 'e"
Page 1 of 3
.
Page 2 of ZM
Map of proposed Zoning District boundaries:
Two (2) copies of map accurately drawn to an appropriate scale (to fill a sheet
of not less than 8- 1/2 x 11 inches and not more than 16 x 20 inches). The map
shall be identified and submitted in addition to the General Description of Land.
The map shall include all land in the proposed change and all land within five
hundred (500) feet beyond the limits of the proposed change.
To be shown on the map - all property lines, street right of way, easements and
other information related to the location of the proposed boundaries and shall
be fully dimensioned.
The map shall show the existing and proposed Zoning District or Special District
Boundaries.
List all owners of property within and contiguous to and directly across the street
from such area proposed to be rezoned. The addresses of the owners shall be those
appearing on the County Auditor's current tax list or the Treasurer's mailing list.
NAME ADDRESS
see at t ached exh i bit "B"
B. ARGUMENTS FOR RECLASSIFICATION OF THE DESCRIBED LAND.
1. Proposed Use or Development of the Land: P I ann ed res i den t i a I
area.
PLANNED DEV ELOPMENT ZONING DISTRICTS and SPECIAL
DISTRICTS submission of three (3) copies of a Development
Plan and other documents and two (2) copies shall be retained
as a permanent public record if approved.
For other Zoning Districts, such plans or other exhibits would be
helpful to the review of this application.
Plans and Exhibits submitted:
Plot Plan..2S-; Building Plan_; Development Plan2-; Sketch_;
Photographs_ ; Otl:1er text (specify)
2. State briefly how the proposed zoning and development relates to the
existing and probable future land use character of the vicinity.
see at tached t ex t "A"
Page 2 of 3 page s
. Page 3 of ZM
3. Has an application for rezoning of the property been denied by the Village
Council within the last two (2) years? YES NO. x
If Yes, state the basis of reconsideration.
C. AFFIDAV IT
Before completing this application and executing the following affidavit,
it is recommended that this application be discussed with the Building Inspector
to insure completene s s and accuracy.
APPLICANT'S AFFIDAVIT
STATE OF OHIO
COUNTY OF FRANKLIN,
I (WE) Wi I cox Road Associates and Harold Stauch and Jeanette Stauch
being duly sworn, depose and say that I am/we are the owner (s)/lessee (s) of
land included in the application and that the foregoing statement herein con-
tained and attached, and information or attached exhibits thoroughly to the
best of my/our ability present the arguments in behalf of the application here-
with submitted and that the statements and attached exhibits above referred
to are in all respects true and correct to the best or my/our knowledge and belief.
L ~
Wi I cox Road Assoc i at es, an Oh i 0 -::f' (- .,J
General Partnership by. the Borror ?,~,~ ~ .". <f~
Corpo atlon, Its managing partner/ (' t )
Slgna ure
by ~ c/o Chri stopher T. CI ine
At torney at Law
J.T Wesa 01 i~c Street, Dubl in,
(malwg a dress Ohio 4301~
Phone: 614-766-0425
Subscribed and sworn to before me , 19~.
Person to be contacted for details, if other than
Christopher T. Cline, Attorney 37 West Bridge St, Dublin OH 43017
(name) (address) (telephone)
614-766-0425
-----------------------_________DO NOT WRlTE BELOW THIS LINE--------------
D. RECORD OF ACTION
1. Withdrawn Held to
(date) (date)
2. P & ZC: Date of Hearing
Approved ; Disapproved Modified
3. Village Council: !late of Hearing
Approved ; Disapproved Modifie d
Page 3 of 3 pages
.
,
.
The applicant/owner hereby acknowledges that approval
of (his) (her) (its) request for PLDR by
the Dublin Planning and Zoning Commission and/or Dublin
Village Council does not constitute a guarantee or binding
commitment that the Village of Dublin will be able to provide
essential services such as water and sewer facilities whe~
~eeded by said applicant.
The Village of Dublin will make every effort to have
these services available as needed. However, the rapid growth
of the Village of Dublin a~d Northwest ?ranklin County has
stretched the Village's capacity to provide these services to
the limit. As such, the Village of Dublin may be unable to
make all or part of said facilities ava:.lable to the applican-::
u!1t:il some future date.
The undersigned hereby acknowledges and understands
the foregoing.
;-J3-ffr- r
r:-. </i <-_.I
DATE Si nature of Applicant or authorized
i)~ A~ representative thereof.
Douglas G. Borror, ? res i denOn behalf of:
of the Borror Corporation
as r.la n a ~J i ;! ~J P 3. r' t n '? :~ of
'.':i I cox Road Associates,
an Oil i 0 Cenera I Partnershi~PLICANT
.
Exhibit "B"
Wilcox Road Associates
List of Property owners adjoining
H. E. & Jeanette. Stauch Roger V. & Joyce D. Cramer
6182 Wilcox Road
Dublin, Ohio 43017 5700 Wilcox Road
Dublin, Ohio 43017
Dubl in I nvestment Company
c/o Rusci II i I nvestment Company Lawrence & Louise Mock
2041 Arl ingate lane 5722 Wi Icox Road
Col umbus, Ohio 43228 Dublin, Ohio 43017
Donald S. & Betty M. Dearth l. J. & M. A. Mock
4290 Ingham Avenue 5732 Wilcox Road
Col umbus, Ohio 43214 Dublin, Ohio 43017
D & D Investments Wm. L. Delay
4290 I ngham Avenue 5738 Wi I cox Road
Col umbus, Ohio 43214 Dublin, Oh io 43017
Alvin W. Rings Victor E. & Rose Delay
6600 Shier Rings Road 5744 Wi Icox Road
Amlin, Ohio 43002 Dublin, Ohio 43017
Joseph and Venus Bee James E. & T. A. Sheets
5784 Avery Road 5750 Wilcox Road
Amlin, Ohio 43002 Dubl in, Ohio 43017
R.E. & l.M. Hi ggans
5867 Wilcox Road
Dublin, Ohio 43017
Frank G. & Ruth E. Woodin
5781 Wi I cox Road
Dubl in, Ohio 43017
Mid States Development Corp
104 Brown i ng Court
Dublin, Ohio 43017
Avery Road Limi ted
5720 Avery Road
Amlin, Ohio 43002
Schol z, Inc.
88 Corbins Mi II
Dublin, Ohio 43017
Exh i bit 'e"
DESCRIPTION OF
99.180 ACRES
SINGLE FAMILY ZONING
Situate in the State of Ohio, County of Franklin, City of Dublin, being
in Virginia Military Survey Numbers 3004 and 3011, and being all of the 40.46
acre tract (FIRST TRACT), the 9 acre tract (SECOND TRACT) and the 28.139 acre
tract (THIRD TRACT) of record in O.R. 7892C06 and part of the 28 acre tract
(Track No. 1) of record in Deed Book 3583, page 454 and part of the 63.297
acre tract (Tax Map) of record in Deed Book 2242, page 480, records of the
Recorder's Office, Franklin County, Ohio, and being more particularly
described as follows:
Beginning at a point in the centerline of Wilcox Road at a common corner
to the said 28.139 acre tract (THIRD TRACT) and the 1.428 acre tract conveyed
to R. E. and L. M. Higgins by deed of record in Deed Book 1985, page 498;
Thence S 840 05' 17" W, a distance of 1155.26 along the southerly line
of the said 28.139 acre tract (THIRD TRACT) to a point at the southwesterly
corner of said (THIRD TRACT);
Thence N 50 10' 23" W, a distance of 1068.76 feet, along the westerly
line of said (THIRD TRACT) to a point at the northwesterly corner of said
(THIRD TRACT);
Thence N 840 49' 16" E, a distance of 1154.55 feet, along the northerly
line of the said (THIRD TRACT) to a point in the centerline of Wilcox Road at
the northeasterly corner of said (THIRD TRACT), said point also being in the
westerly line of the said 28 acre tract of record in Deed Book 3583, page
454; ,
Thence N 50 55' 23" W, a distance of 550.00 feet, along the centerline
of Wilcox Road and the westerly line of said 28 acre tract to a point;
Thence the following five (5) courses and distances across the said 28
acre tract and 63.297 acre tract (Tax Map):
(1) Thence N 8{+ 0 04' 37" E, a distance of 437.08 feet, to a point of
curvature;
(2) Thence along a curve to the left having a radius of 1400.00 feet, a
central angle of 250 54' 42" the chord to which bears
N 7P 07' IS" E, a chord distance of 627.76 feet, to a point of
curvature;
(3 ) Thence S 310 50/ 06" E a distanCE of 23.29 feet, to a point;
,
(4) Thence S 400 40' 43" E, a distance of 524.31 feet, to a point;
(5) Thence S 50 46' 34" E, a distance of 470.00 feet, to a point in
the southerly line of the said 28 acre tract said point also being
at the northeasterly corner of the said 9 acre tract ( SECOND
TRACT) ;
Thence S 50 46 ' 34" E, a distance of 1584.73 feet, along the easterly
line of the said 9 acre tract (SECOND TRACT) to a point at the southeasterly
corner of the said 9 acre tract (SECOND TRACT);
Thence N 870 55' 28" W, a distance of 1381.87 feet, along the southerly
line of said 9 acre tract ( SECOND TRACT) and 40.46 acre tract (FIRST TRACT)
to a point in the centerline of Wilcox Road at the southwesterly corner of
said 40.46 acre tract (FIRST TRACT);
Thence N 50 39/ 54" P a distance or 569.52 feet, along the centerline
. ,
of Wilcox Road and the \\'2sterly line of the said 40.46 acre tract (FIRST
. TRACT) the point of beginning containing 99.180 or less, and
to acres, more
being s~)ject to all easements and restrictions of record.
R. D. ZANDE & ASSOCIATES, LIMITED
I..,WP;clb
? D Z T" ..L - ~ 3
~ .'
?eb=uary ~ 6 . 1988
C8413S'.Z -, 9.~
----
I~\
[)lr~~~ c/~,~ Exh i bit "0"
~7~/ . /,ft /~C // = I"~ C/11!
e 6665 Cofffllcl11 Road
Dublin. Ohio 4,3017
^IHi I 16, 1987
.
Richard D. Zande
H . IJ . Zande & Associates, Ltd.
123 7 Du b 1 in Roa d
Columbus, Ohio 43215
Dear Mr. Zande:
Reference is made to your letter dated March 16, 1987 regarding the
Wilcox Road sanitary service. He have reviewed your proposal to
provide temporary service to 68~ acres (see attached map) thru
lhe Cosgray Ditch trunk seHer. This proposal is satisfactory with
the following conditions:
1. The cosgray Ditch trunk sewer shall be extended to Wilcox
Road in conjunction with servicing the 68: acres.
2. Prior to your design, a determination by the Village of
Dublin will be made as to whether o~ not the entire 350~
acres should be premanently added to the Cosgray Ditch
- system. If so, the line servicing the 68~ acres shall be
sized to adequately handle the larger area.
If there are further questions, please call.
Sincerely,
vi: F!::~
Acting Village Engineer
JFO:pah
.
The below des c rip t i on is for the
Exh i bit "E" "Woodin" t ra c t , not at t his time
DESCRIPTION 'OFP~ r t of the app I i ca t i on as i t
pend i ng annexa t i on
17.468 ACRES IS
WILCOX ROAD
Situate in the S ta te of Ohio, County of Franklin, Township of Washington,
being in Virginia Military Survey Number 3004 and being part of the 20.822 acre
tract conveyed to Frank G. and Ruth E. Woodin by deed of record in Deed Volume "
2728, Page 307, records of the Recorder's Office Franklin County, Ohio and being
more particularly described 2S follows;
Beginning for reference at a railroad spike in the centerline of \Jilcox Road
at a common corner of an 1.6.28 acre tract conveyed to Ray Edward and Leah Mae
Higgins by deed of record in Deed Vo}.ume 19&5, Page 498 and the tract of land
(THIRD TRt\CT) conveyed to Robert N. Burroughs ",,1d Alice B. Huffman, Trustees by
deed of record in a.R. 7892C06;
Thence S 50 39' 54" E a distance of 55:5.83 feet (passing a railroad spike at
a distance of 188.83 feet) along the centerline of \Jilcox Road and the easterly
lines of said 1. 428 and 20.82~ acre tracts to a railroad spike being the point of
true beginning for the herein described tract;
Thence S 50 39' 54" E a dist:ance of 544. 72 feet continuing along the center-
line of wilcox Road and the easterly line of said 20.822 acres to a railroad spike
at a common corner of said 20.822 acre tract and an 29 acre tract (SECOND PARCEL)
conveyed to Lionel L. J. wilson by deed of record in O.R. 6682103 ;
Thence S 840 48 ' 41" W a distance of 886.84 feet (passing a wooden fence post
at 27.2 feet) along the common line of said 20.822 and 29 acre tracts to an axel
found at a common corner of said 20.822 acre tract and an 26.384 acre tract con-
veyed to Hid-States Development Company by deed of record in a.R. 8105J05;
Thence N 50 36' 42" W a distance of 795.25 feet along the co~~on line of said
20.822 and 26.384 acre tracts to an iron pin at a common corner of said 26.384
acre tract and an 9.828 acre tract conveyed to Joseph A. and Venus H. Bee by deed
of record in Deed Volume 3183, Page 279 ;
Thence N 50 36' 42" W a distance of 292.12 feet along the common line of said
20.822 and 9.828 acre tracts to a point in a southerly line of said THIRD TR..'\CT
and being a common corner of said 20.822 and 9.828 acre tracts; said corner being
located 0.35 feet east an~ 0.11 feet north of a iron pin found;
Thence N 840 05' 18" E a distance of 498.60 feet along the common line of
said 20.8n acre tract and Sii id THIRD TRACT to an iron rin at a CO:::;:10n cornl~r of
said 20.822 and 1. 428 acre treeLs;
Thence S 30 47' 22" E a distance of 495.62 feet (passing an iron pin at
143.40 feet) along a COlEman line of said 20.822 and 1.428 acre tracts (and its
southerly extension) to an iron piE;
Thence S 8r 47 ' 22" F- a distance of L,07.29 feet across said 20.822 acre
tract to the point of true beginning, C'.ontaining 17.468 acres, more or less, and
being subject to all easements, re~trictions and right-of-way of record.
ZANDE & ASSOCIATES, LIMITED
~\II1Jn.u...,..... 0
~;,'>\' t.-.,;:.O r '" I.'i.
October 16, 1987 ,,~ ~ '\ .......' 0 ''<.
RDZ IN 1911 $' .... .... ~ ":;... ,
i" ~ ,," LARRY'.." 'l:.
SER/klp E<-:>:' W \ 1 CJ~~
-. . 0 _
1911-17.463 ~ : PENNltHiiON :. ~
... ..'r . . _ Surveyor No:
~ :. -;> 6096 <::> .: "'" ~
- . ,,,,,, <<.......
';.,,_ U' ....:~ / S \ t. ~.....<<- j
"', (/ ,-:............. CJ ..,.........
" '. 'T V C ,{ "",.,
..............",,'
.
EXHIBIT nt'
Portion of Minutes of P1anning and Zoning Commission Meeting of Ju1y 7, 1988
Rezoning App1ication Z88-006 - Borror Corporation - Heather G1en
"Mr. Grace moved to deny the rezoning application for all the reasons enunciated
on the record and contained within the Staff Report."
Mr. Berlin seconded the motion, and the vote was as follows: Ms. Rausch, yes;
Mr. Berlin, yes; Mr. Grace, yes; Mr. Jezerinac, yes.
PORTER, WRIGHT, MORRIS Be ARTHUR
ATTORNEYS AT LAW
41 SOUTH HIGH STREET. COLUMBUS. OHIO 43215
TELEPHONE: (614) 227-2000
TWX: 810-482-1702
September 23, 1988
Dublin City Council
6665 Coffman Road
Dublin, Ohio 43017
Re: Ordinance No. 28-88i zoning Case No. Z-88-006i
Wilcox Road Associates, Applicant
Dear Council Members:
We are submitting this letter on behalf of the Wilcox Road
Associates zoning proposal. We will respond to the concerns that
you and other members of City Council have raised, and we will offer
the following commitments to resolve those concerns. We believe
that with these additional commitments, the zoning proposal will
gain Council's approval during your October 3, 1988 meeting. We are
sending copies of this letter to the Dublin City Attorney and the
Dublin Planning and Zoning Staff. We welcome the opportunity to
discuss these commitments, as well as our proposal as a whole, with
each of you at your convenience.
BACKGROUND
At the outset, we must advise you of our conviction that
our proposal, in its current form, is appropriate and should be
approved. It establishes a necessary and appropriate residential
tone to the corridor along Wilcox Road south of Shier Rings Road,
and does so at a location and at a density which is consistent with
the City's draft Master Plan. It provides an effective and workable
transition between the existing large lot residences in the Rings
Road/Wilcox Road area of Washington Township and the expected and
existing light industrial development along Shier Rings Road and
I-270. It ensures this transition by providing a range of lot sizes
which are smaller to the north and east (adjacent to the Restricted
Industrial zoned ground) and larger to the south and west.
Dublin City Council
September 23, 1988
Page 2
In addition, we propose significant buffering between our
intended residential development and the nonresidential uses to the
north and east. This buffering includes plantings, mounding and
fencing which meets or exceeds Dublin Code requirements, as well as
enhanced linear spacing achieved through the arrangement of
development features such as the road, bike path, and park.
Finally, our proposal recognizes Wilcox Road as a narrow street with
low traffic count serving residential uses, and it ensures the
preservation of this residential character by breaking up Wilcox
Road to discourage it from becoming a route for nonresidential
traffic. Many of the reasons why our proposal should be approved
were set forth in our September 6, 1988 submittal, and will not be
discussed in detail here. We simply feel it necessary to make it
very clear that in our view the proposal is sound as it now stands.
At the same time, Council has advised of two additional
concerns, specifically, the timing of roadway improvements and the
transition between our residential uses and the adjacent
nonresidential uses. We propose to deal with these two concerns
through the commitments we will agree to as set forth below.
ROADWAY IMPROVEMENTS
The first concern is the timing of offsite roadway
improvements. The nature of this concern, as we understand it, is
that it is felt that the proposed north-south street to be located
east of our development (see attached map) must happen within the
next several years if our proposed realignment of Wilcox Road and
dedication of Wilcox Road to residential traffic is to work. This
road will diminish any potential for mixing residential and
nonresidential traffic. For our part, we feel that the currently
low traffic counts on Wilcox Road, the likelihood that significant
additional industrial development will lag behind residential
development, and the facts that the proposed north-south road is
included in the City's thoroughfare plan, is projected as part of
the Coffman Road extension, is funded in the capital improvements
budget for 1990, and in any event is subject to the regulatory
control of the City of Dublin, should eliminate this concern.
Nevertheless, we are willing to make a financial commitment to share
in the cost of relevant roadway improvements.
Our proposal is to commit to contribute $60,000 to the
construction of the roadway linking Shier Rings Road and Rings
Road. The amount of our commitment is based on our engineer's
estimate of our portion of the cost of constructing the portion of
the roadway improvements located on the site included in the Dublin
Building Systems (DBS) rezoning passed earlier this year. A
PORTER, WRIGHT.
MORRIS &. ARTHUR
Dublin City Council
September 23, 1988
Page 3
significant portion of this roadway is not required to be
constructed at any point in time under current requirements, and
accordingly, we will be committing new and additional funds not
otherwise required. The committed funds would be expended at the
time the roadway is constructed southward to Rings Road.
TRANSITIONAL BUFFERING
The second area of concern that has been mentioned is with
respect to the transition between the residential use we propose and
the adjacent nonresidential uses to the north and east. We have
already committed to fencing, mounding and planting along all of our
site boundaries that abut nonresidential or potential future
nonresidential ground. We have also further separated these uses by
the location of our street, bike path and park. Moreover, the
manner in which the buffering has been accomplished on our site
ensures that developers of adjacent nonresidential uses will be
required to install buffering treatment on their sites as well,
ensuring that residential and nonresidential uses will be "double
buffered."
However, in order to further soften the transition between
our proposed residential use and nearby nonresidential uses, we are
able to propose additional restrictions on the adjacent Restricted
Industrial ground zoned earlier this year (the DBS site).
Accordingly, we propose the following:
l. On those lots on the DBS Restricted Industrial site
which back up to the proposed residential site
(actually which back up to the bike path already
buffering the residential site), we will agree that
any use to be established shall be treated as a
conditional use and subject to the approval of the
Board of Zoning Adjustment under Section 1129.05 of
the Dublin Zoning Code. The area in which conditional
use approval shall be required is identified in yellow
on the attached map.
2. We will also commit to increased setbacks between the
uses established on the DBS restricted industrial
tract and our proposed residential site.
PORTER, WRIGHT,
MORRIS & ARTHUR
Dublin City Council
September 23, 1988
Page 4
Type of Setback Proposed Requirement Code Requirement
Rear Yard Structures shall be 25 feet
not less than 50 feet
from rear lot line
separating
residential and
industrial district
Parking Setback 30 feet from right-of- 15 feet
way of street separating
residential and
industrial district
45 feet from rear lot line 15 feet
separating residential and
industrial district
Building Setback 40 feet from right-of-way 30 feet
line of street separating
residential and
industrial district
The area in which these setbacks apply is identified
in blue on the attached map.
We are making these extraordinary efforts to convince you
of our desire to provide affordable housing to the citizens of
Dublin in a well-planned, well-buffered residential development.
This letter is being submitted well in advance of Council's next
meeting in order to allow for full evaluation of our proposal. In
PORTER, WRIGHT,
MORRIS & ARTHUR
. .
Dublin City Council
September 23, 1988
Page 5
the event there are any questions or comments, we are available to
address them at your convenience.
Respectfully submitted,
WILCOX ROAD ASSOCIATES
By: Robert A. Meyer, Jr.
Hon. Michael Close~ Joseph W. Ryan, Jr.
cc:
David Amorose
Joseph Jankowski, Esq.
Barbara Maurer, Esq.
Jan Rozanski
A. C. Strip, Esq.
Daniel Sutphen
Stephen Smith, Esq.
Mitchell Banchefsky, Esq.
Patrick Bowman
Barbara Clarke
301/1
PORTER. WRIGHT,
MORRIS & ARTHUR
.
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