053-90 Ordinance
RECORD OF ORDINANCES
Dayton Legal Blank Co. Form No. 30043
Ordinance NO.n ~ 53-90 PassedHuH u u~~n~n~__n~nn_ ~n~~n _ n~_~n19n n_ ,n
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AN ORDINANCE PROVIDING FOR A
CHANGE OF ZONING ON A 51.387
ACRE TRACT LOCATED ON THE WEST
SIDE OF WILCOX ROAD AT THE
INTERSECTION OF TUTTLE ROAD AND
WILCOX ROAD, APPROXIMATELY 1,000
FEET SOUTH OF RINGS ROAD. TO BE
REZONED FROM: R-1B, LIMITED SUB-
URBAN RESIDENTIAL (current town-
ship zon~ng) TO: PCD, PLANNED
COMMERCE DISTRICT (22.256 acres)
R-12, URBAN RESIDENTIAL DISTRICT
(15.708 acres) AND R-3, SUBURBAN
RESIDENTIAL DISTRICT (7.5 acres)
NOW, THEREFORE, ~ IT ORDAINEDA 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 legal
description marked Exhibit "A"), situated in the City of Dublin, State
of Ohio, is hereby rezoned to PCD, PLANNED COMMERCE DISTRICT (22.256 acres),
R-12, URBAN RESIDENTIAL DISTRICT (15.708 acres) AND R-3, SUBURBAN
RESIDENTIAL DISTRICT (7.5 acres), 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 application, Exhibit "B", including the list of contiguous
property owners, and the recommendations of the Planning and Zoning
Commission, Exhibit "C", are all incorporated in to and made an official
part of this Ordinance and said real estate shall be developed and used
in accordance therewith.
Section 3. That this Ordinance shall take effect and be in force from
and after the earliest period allowed by law.
Passed this 17thiay of December , 1990.
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~r - Presidin~fficer
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Attest:
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Sponsor: Planning Department
, L.o.l.." ,."rtify that copies of this Ordinance/Resolution were M<'.-' '_ .t..
. . ,. -, 'n accordonre w:th Sect;on 731.25 of the 0";0 R:::>i :'> .
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,," Oublin, Ohio
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CITY OF DUBLIN PLANNING AND ZONING COMMISSION
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AN APPLICATION FOR AMENDMENT . FOR P&Z C Use Only
OF THE CITY OF DUBLIN ZONING . Application No:
DISTRICT MAP ZM ?7tJ f:V~
(Reclassification of Land) Date Filed: ~~~~6
Fee Receipt No.
Received by: -7~ mxR4
Please type or print information - Use additional sheets as necessary
TO TilE HONORABLE PLANNING AND ZONING COMMISSION:
The App licant Wilcox-Tuttle ,Limited
(Have property in contract)
being the owner(s)~ of property located within the area proposed for
development , requests that the following
described land to be placed in the Planned Commerce District(22.256 ac); Urban
Residential (15 .,708 a~ and R-.3 residential (7. 5acres ).
A. DESCRIPTION OF LAND TO BE RECLASSIFIED
1. General Description of Land (describe by one of the following):
a. Lot(s)/Reserve(s) of
,
a recorded plat, with an area of .
b. Beginning at a point along
(street or other)
and being feet in a N SEW
direction from the (specify) of
(Street oi'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 Acres and bounded by:
(specify) on the N SEW (Circle)
(specify) on the N SEW (Circle)
(specify) on the N SEW (Circle)
(specify) on the N SEW (Circle)
d. Attached legal description: YES NO
e. See attached proposed plat. Lots 1, 2, 3, 6 and 7 are to be zoned
in the PCD district. Lot 4 is to be DR. Lot 5 is to be R-3 single
family.
Page 1 of 3 I': lj
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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\ x 11 inches and not more than 16 x 20 inches). The map shall be
identified and submitted in addit~gn 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 attached property owners list
B. ARGUMENTS FOR RECLASSIFICATION OF THE DESCRIBED LAND
1. Proposed Use or Development of the Land: see attached text and development
standards for planned retail center and office development.
.
PLANNED DEVELOPMENT 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 x ; Building Plan ; Development Plan ; Sketch ;
- - --
Photographs _; Other proposed preliminary plat (specify)
2. State briefly how the proposed zoning and development relates to the existing
and probably future land use character of the vicinity.
see attached text
Page 2 of 3 pages
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3. Has an application for rezoning of the property been denied by the City
Council within the last two (2) years?
YES -7
/.
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NO x .'
.
If Yes, state the basis of reconsideration
C. AFFIDAVIT
Before completing this application and executing the following affidavit, it is
recommended that this application be discussed with the Building Inspector to
insure completeness and accuracy. Present owner of property:
APPLICANTS'S AFFIDAVIT
STATE OF OHIO
COUNTY OF FRANKLIN,
I (we) Alan Shepard, General Partner of Wilcox Tuttle Limited Partnership
being duly sworn, depose and say that I am/we are the owner(s)/lessee(s) of being
duly swo~n, 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 contained and attached,
and information or attached exhibits thoroughly to the best of my/our ability present
the arguments in behalf of the application herewith submitted and-that the statements
and attached exhibits above referred to are in all respects true and correct to the
best of my/our knowledge and belief. ~
.~
~7 < it ~ L[ d
<< t<.::'( L- --I- J.-,-V\...
(Mailing address)
(Phone)
Subscribed and sworn to before me this 29 May 196.90
,
(notary ublic)
:::opher T. Cline, Attorney-At-llll
Person to be contacted for details, . . NOTARY PUBLIC-STATE OF OHIO
l.f other than above Sl.gn'4!F9dftIs;on has no expirii'.illl1 dati.
Willlt 147.03 R,I;.
Christopher T. Cline Attorney at Law 37 West Bridge Street, Dublin, ohio 43017
(Name (Address) (Telephone)
614-766-0425
- - - - - - - - - - - - - - - ( - - - - - - - - - - - - - - - - - - - - - - - - - - - -
Do not write below this line)
D. RECORD OF ACTION
1. Withdrawn Held to
(Date) (Date)
2. P&Z C: Date of Hearing
Approved Disapproved Modified
3. City Council: Date of Hearing
Approved Disapproved Modified
Page 3 of 3 Pages
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The applicant/owner hereby acknowledges that approval of ~er) (its)
request for rezoning by the Dublin Planning and
"
Zoning Commission and/or Dublin City Council does not constitute a guarantee
.
or binding commitment that the City of Dublin will be able to provide essential
services such as water and sewer facilities when needed by said applicant.
The City of Dublin will make every effort to have these services available
as needed. However, the rapid growth of the City of Dublin and Northwest
Franklin County has stretched the City's capacity to provide these services
to the limit. As such, the City of Dublin may be unable to make all or part
of said facilities available to the applicant until some future date.
The undersigned hereby acknowledges and understands the foregoing.
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Date ature of Applicant or authorized
representative thereof.
On behalf of:
Wilcox Tuttle Limited Partnership
Applicant
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January 23, 1990
DESCRIPTION OF 51.387 ACRES
SOUTH OF RINGS ROAD
WEST OF WILCOX ROAD
WASHINGTON TOWNSHIP, OHIO I
situated in the state of Ohio, County of Franklin,
Township of Washington, being a part of Virginia Military
Survey 3004 and being all of that 50 acre tract of land as
described in a Certificate of Transfer to Mary J.
Windmiller, of record in Official Record Volume 8550, Page
C18 (all references herein being to the records located in
the Recorder's Office, Franklin County, Ohio), and being
more particularly described as follows:
Beginning at a railroad spike found at an angle point
in the centerline of-wilcox Road, 60 feet in width, located
South 60 40' 11" East, a distance of 1,113.31 feet from a
Franklin County monument box at the centerline intersection
of Rings Road, said spike also being at the northeasterly
corner of said 50 acre tract and at the southeasterly corner j
of that 1.287 acre tract as described in a deed to Harold E.
and Helen J. DeRhodes, of record in Official Record Volume
5922, Page H06; ,
Thence South 60 45' 00" East, along the centerline of
Wilcox Road, passing the centerline of Tuttle Road at
1,351.42 feet, a total distance of 1,790.22 feet to a
Franklin County monument box at an angle point is said
centerline and at the southeasterly corner of said 50 acre
tract;
Thence South 830 26' 46" West, continuing along said
centerline and along the southerly line of said 50 acre
tract, a distance of 428.40 feet to a Franklin County
monument box at an angle point in said centerline and said
southerly line and at the northeasterly corner of that
51.970 acre tract as described in a deed to Lester T.
Porter, of record in Official Record,Volume 11092, Page GI0;
Thence South 830 32' 41" West, leaving the centerline
of Wilcox Road, continuing along the southerly line of said
50 acre tract and along the northerly line of said 51.970
acre tract, a distance of 830.77 feet to an iron pin found
at the southwesterly corner of said 50 acre tract and at the
southeasterly corner of that 6.167 acre tract as described
in a deed to Bruce D. Bergmann, of record in Official Record
Volume 9204, Page E09;
Thence North 50 38' 46" West, along the westerly line
of said 50 acre tract, the easterly line of said 6.167 acre
tract and along the easterly lines of the following tracts -
Bruce D. Bergmann, 6.808 acres, O.R.V. 2902, PG. G14; I
Bosand Company, 6.057. acres, O.R.V. 14157, PG. 113; Ilija I
and Danise Karanfilov, 23.150 acres, O.R.V. 2780, PG. COl;
Grace Harvest Christian Church, 5.352 acres and 6.303 acres,
O.R.V. 8491, PG. B01; and Washington Township Trustees,
5.032 acres, Deed Volume 3714, Page 662, a distance of
1,814.60 feet to an iron pin found at the northwesterly
corner of said 50 acre tract, the northeasterly corner of
said 5.032 acre tract and in the southerly line of that
5.408 acre tract as described in a deed to Richard C. and
Elizabeth J. Netting, of record in Deed Volume 3623, Page
424;
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DESCRIPTION OF 51.387 ACRES PAGE 2
Thence North 840 38' 36" East, along the northerly line
of said 50 acre tract, ~he southerly line of said 5.408 acre
tract and along the southerly lines of the following tracts
- James C. and Joann. Layton, 5.447 acres, O.R.V. 7946, PG.
F12; Susan K. Erwin, 5.483 acres, O.R.V. 6408, PG.E10;
Wilbert M. and Christine S. Bell, 5.056 acres, Deed Volume
3624, Page 888; and the aforementioned DeRhodes 1.287 acre
tract, a distance of 1,224.57 feet to the place of beginning
and containing 51.387 acres of land.
Bearings herein are based on a bearing of South 60 45'
00" East for wilcox Road along the easterly property line of
the tract herein described.
This description was prepared by M-E Building
Consultants, Inc. , civil Engineering Division, based on
information obtained from an actual field survey of the'
premises in ~~nua~~~ 1990.
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Wilcox-Tuttle Limited Partnership
Property Ow ners list
Katherine A. Tatterson Richard Netting
5472 Wilcox Road 6041 Rings Road
Dublin, Ohio 4301 7 Dublin, Ohio 4301 7
Kim J. D a vies Grace Harvest Christian Church
5472 Wilcox Road 5424 Avery Road
Dublin, Ohio 43017 Hilliard, Ohio 43026
Charles O. Holliday Ilija and Danise Karanfilov
Mary M. Holliday 5378 Avery Road
5450 Wilcox Road Hilliard, Ohio 43026
Du blin, Ohio 43017
Wayne E. Ballantyne
Edward W. Williams 1119 Regency Drive
Virginia Katherine Williams Colum bus, Ohio 43220
5424 Wilcox Road
Dublin, Ohio 43017 Thomas A. McDowell
5258 Wilcox Road
Harold E. De Rho des Du blin, Ohio 4301 7
Helen J. DeRhodes
5565 Wilcox Road James A. and Judy Johnson
Dublin, Ohio 4301 7 5654 Tuttle Road
Dublin, Ohio 4301 7
Wilbert Martin Bell
Christine S. Bell Rosalie Grace Sroox::.;
5585 Wilcox Road 5657 Tuttle Road
Dublin, Ohio 4301 7 Dublin, Ohio 43017
Myron and Rita Porter Lee Wah Dong, Jimmy Dong, David
8621 Kir khill ct Judy Dong, To by Dong
Dublin, Ohio 4301 7 5374 Wilcox Road
Dublin, Ohio 4301 7
Ursula Maddox
8208 Bellefonte Lane Bosand Company
Clinton, MD 29735 c/o Sandbo Food Brokers
1000 West Henderson Rd
Washington Township Trustees Colum bus, Ohio 43220
5985 Cara Road
Amlin, Ohio 4301 7
Susan K. Erwin
6715 Riverside Drive
Powell, Ohio 43065
James C. and Joanne Layton
6001 Rings Road
Dublin, Ohio 4301 7
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Staff Report
Dublin Planning and Zoning Commission
November 8, 1990
Page 5
3. Rezoning Application Z90-005 - Windmiller Property
A. The subject 51.387 acre site is located on the west side of Wilcox Road
where Tuttle Road currently dead ends. The rezoning proposal was
discussed informally, due to its complexity, at both the July and October
meetings of the Planning and Zoning Commission. It was annexed in July
and the property is important for planning purposes due to the fact that
Tuttle Road must be extended westward across the southern part of this
property on its way toward Avery Road, and it contains the land for the
Franklin County Wilcox realignment project. The land is relatively flat
and improved only with a farm house that appears to be unoccupied. There
is a line of single family homes across Wilcox Road. There are also
single family homes east of the site along Tuttle Road and north of the
site along Wilcox. This is a request for formal review of a mixed use
rezoning including commercial, office, multi-family and
single-family/park use.
B. The land use concepts as they were conceived for the subject site simply
provide land use transitions from Tuttle Road, where heavier land uses
are proper, to lower levels of land use further away from the interchange
and heavy traffic. One of the major goals is to provide the right
environment and transition in land use for continued single-family
residential development farther to the north. As such, multi-family use
provides an excellent transition and can be reasonably cited in the area.
The office area was seen by the Wilcox Road residents as preferable to
multi-family use and, in some ways, as a form of insulation.
C. When land use for the subject site was reviewed by Staff for
comprehensive planning purposes, the proposed land use arrangement made
sense considering that the site would provide for the extension of a
major arterial and the relocation of a collector street that is badly in
need of realignment. It is designated as "Special Commercial" on the
Southwest Area Plan, and the applicant is attempting to replicate some of
the characteristics of Old Dublin here. It is intended to provide the
commercial services which will be needed by the new residential
population of the neighborhoods and developments being planned nearby.
D. The applicant has refined and expanded both the text and graphic portions
of the application since October. The apartment property will be zoned
R-12, Urban Residential District and will be subject to a development
standards text in addition to the standard R-12 provisions. The R-3,
Suburban Residential District, parcel along the north perimeter is
currently under consideration for park acquisition. This site was one of
the parcels for which City Council agreed to accept a park fee in-lieu-of
land dedication. This agreement was made 7-10 months ago, and the Staff
is now trying to assess the local recreation needs before all the vacant
land is gone.
E. Since the October meeting, the applicant has worked to resolve a number
of important issues within the text and plan. The applicant has sought
to insure compatibility with the residential neighbors. The text states
that if the two parcels immediately adjacent to the eastern half of
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Staff Report
Dublin Planning and Zoning Commission
November 8, 1990
Page 6
quadrant 2 remain residential, then the Planning Commission and the City
will have the right to limit the hours of operation of the future
businesses and increase landscape buffers within that quadrant. The
applicant has also included adequate buffers and sign control within the
text and committed to providing a cornmon architectural theme-treatment
for the commercial area. The applicant has detailed traffic access
standards within the text, and the site plan and preliminary plat provide
for the extension of Tuttle Crossing Boulevard and dedication of an
80-foot right-of-way. Utility easements of 10 feet will be provided on
each side of the right-of-way. As part of this development, the
applicant will construct three lanes of roadway westward from relocated
Wilcox Road to the west property line. The applicant has stated that
this will be done at the time of development of quadrants 1 and 4. The
applicant has committed to build five lanes of roadway, if found
necessary by a traffic study, for the area. The plan also provides for a
60-foot right-of-way dedication for relocated Wilcox Road.
F. Staff believes that the changes made within the text and plan are
important improvements and recommends approval of the rezoning
application subject to the following conditions:
1. Stormwater design shall comply with MORPC guidelines as per the
approval of the City Engineer;
2. Pavement and roadway design features shall comply with Dublin
standards as per the approval of the City Engineer;
3. The applicant shall cooperate with the City Engineer to determine if
roadway ditch improvements modifications are needed along Old Wilcox
Road, and to build the resulting ditch as per the approval of the
City Engineer;
4. Utilities shall be designed to meet Dublin standards for materials,
construction and easements; and
5. All necessary corrections to text and plans be made prior to the
Council hearing.
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I
Dublin Planning and Zoning Commission
Minutes of Meeting
November 8, 1990
Page 9
3. Rezoning Application Z90-00S Windmiller Property
Ms. Clarke presented the Staff Report and slides of the site.
With Tuttle Crossing Boulevard being extended to the west, there will be four
commercial corners located at that intersection, mUlti-family ground to the
north of that and farther to the north, a single-family piece which will be
rezoned to the R-3 classification.
Ms. Clarke said the land was annexed in July and currently carries R1-B
zoning, which is a Washington Township designation.
The present curve in Wilcox Road will be a combined project for realignment
between the Franklin County Engineer's office and the City of Dublin.
The site is 51.387 acres and the proposal is to rezone 20.6 acres into a
special commercial retail classification, 2.6 acres for office use, 17.4 acres
for multi-family use. There isa text which would govern the development of
that. That would yield approximately 200 dwelling units. The northern-most
piece is 7.7 acres and the proposal is to rezone that to R3. The City is
considering apposition of that site as parkland, It puts the more intense
uses along Tuttle Road and those uses become less and less intense as we move
away from the influence of the interchange and heavier road system.
Staff believes that the changes made within the text and plan are important
improvements and recommends approval of the rezoning application subject to
the following conditions:
1. Stormwater design shall comply with MORPC guidelines as per the approval
of the City Engineer;
2. Pavement and roadway design features shall comply with Dublin standards
as per the approval of the City Engineer;
3. The applicant shall cooperate with the City Engineer to determine if
roadway ditch improvement modifications are needed along Old Wilcox Road,
and to build the resulting ctltch as per the approval of the, City
Engineer;
4. Utilities shall be designed to meet Dublin standards for materials,
construction and easements; and
5. All necessary corrections to text and plans be made prior to the Council
hearing.
Mr. Mack said his comments were included in the Staff Report.
Mr. Chris Cline, attorney for the applicant, said he has been working with the
residents on details. He feels satisfied with the results. A buffering plan
has been submitted and a limitation, in terms of hours of use, for Quadrant 2
(northeast corner of Tuttle and Wilcox). They asked for street trees to be
planted on both sides of the Wilcox cul-de-sac, for the buffering to be
increased by P&Z if the intensity of the use warrants it. Any gasoline sales
in Quadrant 2 will be limited to the west half of the site. They also asked
that the text show that there be no access to Quadrant 2 from Old Wilcox
cul-de-sac. Mr. Cline said that he has no problem with the letter which he
wrote to Kathy Tatterson being included as part of the packet for this
rezoning application. He feels that the Staff Report is unclear on the
I I
Dublin Planning and Zoning Commission
Minutes of Meeting
November 8, 1990
Page 10
circumstances under which they would build 5 lanes on Tuttle Road. He said
that at the time when the construction for Tuttle Road takes place, that if
the City has seen to it that 5 lanes are connected on either (from I-270 to
the eastern boundary of this parcel or out to Avery Road on the west) that we
will build 5 lanes at that time. If the City has decided that 5 lanes are
necessary and will construct its portion at 5 lanes, we will do the same on
this parcel. Otherwise, the plan is to build only 3 lanes which appears
adequate right now.
Mr. Houk displayed a diagram of the alignment of Wilcox Road.
Mr. Kim Davies thanked the Commission and the Staff for all of the work that
has gone into the refinement of this project to make it compatible. He said
that the developer has been very cooperative and responsive to their needs.
He mentioned the letter from Mr. Cline to Kathy Tatterson which listed
refinements which were not specifically included on the text but were to be
included in that text. He referred to point #8 of the letter which states,
"Note that sheet 2 in the "Office" notes prohibits curb cuts on Old Wilcox
Road. " He requested that verbiage be added to the text eliminating possible
curb cuts in the future from the commercial onto this one little section of
the cul-de-sac.
Mr. Leffler mentioned that he had questions on the composite plan text. He
referred to the statement regarding the relocation of the Rings/Wilcox
connector at Wilcox/Rings Road. The purpose of this rerouting is to eliminate
the direct access in the area to the north. He asked if this is a "done deal"
with regard to what has been discussed. Ms. Clarke agreed that it is not, and
that it is one of the corrections needed in Condition 5. Mr. Cline said the
overall concept is being dealt with. Mr. Leffler also referred to the deed
restrictions section, Item 7, which mentions the bikeway location on the east
side of Wilcox Road. He again asked if that is a "done deal". Ms. Clarke
said the text states that they are making a bike path commitment to hook up
with the City system from their north property line to their south property
line.
Mr. Kranstuber asked if this is the property that raised many questions
regarding how development standards would be obtained to ensure the desired
schematics, as a result. Ms. Clarke said that in a composite plan text, the
general development character of the development is indicated by a combination
of the drawings, composite plan text and sub-area plan text. It is emphasized
that these documents are integral to this rezoning and prescribe the
commitment that the applicant is making to develop in accord with
representations that are made therein. Mr, Kranstuber asked Ms. Clarke if she
felt confident that the development standards will accomplish this goal. She
said yes.
Mr. Fishman asked Ms. Clarke if a new developer would have to adhere to the
approved text. Ms. Clarke said yes. She said this composite plan is required
as part of the zoning. These documents will be filed with the City Clerk as
part of the zoning and until changed by City Council, the documents will
control development of the land.
I
Dublin Planning and Zoning Commission
Minutes of Meeting
November 8, 1990
Page 11
Mr. Kranstuber motioned that the Rezoning Z90-005 - Windmiller Property be
approved with the following conditions:
l. Stormwater design shall comply with MORPC guidelines as per the approval
of the City Engineer;
2. Pavement and roadway design features shall comply with Dublin standards
as per the approval of the City Engineer;
3. The applicant shall cooperate with the City Engineer to determine if
roadway ditch improvement 'modifications are needed along Old Wilcox Road,
and to build the resulting ditch as per the approval of the City
Engineer;
4. Utilities shall be designed to meet Dublin standards for materials,
construction and easements;
5. All necessary corrections to text and plans be made prior to the Council
hearing; and
6. The letter from Chris Cline to Kathy Tatterson dated November 7, 1990, as
amended, shall be incorporated into the rezoning documents and bind the
applicant in those commitments.
Mr. Berlin seconded the motion.
Judy Yoder asked if a decision had been made regarding the parkland. Ms.
Clarke said that decision would be made by City Council. Mr. Campbell said
that City Council had a meeting in which this issue was discussed. He said
that the objections to having the park at another site had been withdrawn and
told Mrs. Yoder that she can feel confident that the park will be in her area.
The vote was as follows: Mr. Manus, yes; Mr. Leffler, yes; Mr. Campbell, yes;
Mr. Geese, yes; Mr. Fishman, yes; Mr. Berlin, yes; Mr. Kranstuber, yes.
(Approved 7 -0) .
4. Rezoning Application Z90-007 - Davidson Phillips, Inc.
Chris Cline, representing the applicant, requested that this application be
tabled.
5. Special Permit SP90-007 - Ameritech Mobile Phone Service (AT&T - 5150
Blazer Memorial Parkway
The applicant requested that this application be withdrawn.
6. Conditional Use Application CU90-009 - Dublin Justice Center
Pat Bowman said the subject property is zoned Limited Industrial. He said a
number of meetings have been held with Planning Commission members, Staff and
the architect.
Ms. Clarke presented the Staff Report and slides of the site.
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Minutes of Meeting
Dublin Planning and Zoning Commission
October 4, 1990
Page 7
Mr. Manus motioned to table this issue until the Planning and Zoning meeting
on November 8, 1990. Mr. Kranstuber seconded the motion. The vote was as
follows: Mr. Campbell, yes; Mr. Berlin, yes; Mr. Leffler, yes; Mr. Fishman,
yes; Mr. Manus, yes; Mr. Kranstuber, yes. (Tabled 6-0)
4. Informal - Rezoning Application Z90-00S Windmiller Property
Ms. Clarke presented the Staff Report and showed slides of the site.
Ms. Clarke referred to the memorandum, which was distributed previously and
for this evening's meeting, from Tim Hansley to City Council regarding the
commitments in southwest Dublin. The Windmiller parcel is the third and last
parcel to be addressed from this memo.
The applicant has refined and expanded both the text and graphic portions of
the application since July. The apartment property will be zoned R-12, Urban
Residential District and will be subject to a development standards text in
addition to the standard R-12 provisions. The R-3 pa~cel along the north
perimeter currently under consideration for park acquisition. This site was
one of the developments for which City Council agreed to accept a park fee in
lieu of land dedication.
Mr. Bowman said he wants to revisit the roadway issue at the end of this
presentation. He said several months ago he met with the Tuller Road
residents to discuss the rezoning of their property and what the City might do
with regard to widening the road and working on a number of zoning changes on
Tuttle Road. He said another meeting with the residents of Tuttle Road and a
few on Wilcox Road will be held, probably within the next month.
Mr. Chris Cline, representative of the applicant, was present to discuss this
case. He spoke about the R-3 parcel along the north perimeter currently under
consideration for park acquisition. He feels it would make more sense to give
the parcel as a parkland dedication rather than make a cash donation but is
willing to go in either direction.
Mr. Jim Houk, landscape architect with Bohm-NBBJ, displayed plans of the site.
He said he has been working with Mr. Bowman to establish curb cuts in
conjunction with proper engineering spacing. He said he is using a design to
move away from a commercial nature to a "town village" type atmosphere. He
feels that by using a 3-foot evergreen hedge instead of mounding, it will
provide more of a residential treatment. There will be a pedestrian-oriented
common area on each of the four corners and will have the appearance of an
"old town square", Le. a smaller version of downtown Worthington. He said
varying the heights of the buildings will lend more of a village-type look.
He would like to have some two-story buildings with retail below and offices
above. He suggested gabled roofs on the end buildings, a flat roof on the
connector and a gabled roof again in the middle with dormers placed into the
different roofs. He also feels that to add to the character of the buildings,
different materials should be used, Le. stone, brick. He suggested using an
Old Dublin-style light fixture.
I I
Minutes of Meeting
Dublin Planning and Zoning Commission
October 4, 1990
Page 8
Mr. Kranstuber asked if the development standards would become part of the
rezoning. Mr. Cline said that whoever buys the property would have to conform
to the concept that is agreed upon but the Commission would make the decision.
Mr. Kim Davies, Wilcox Road resident, feels that the plans designed by Mr.
Houk will work well but wants to ensure that the development standards will be
tied to the zoning approval. Another concern was pedestrian traffic and what
could be done to deter them from cutting through his property. Mr. Houk said
that has been discussed with Staff and have agreed that a more extensive
buffering plan will be needed. He asked who would be responsible for the
necessary relocation of the driveway in order the get from his house onto the
cul-de-sac. He asked what happens if the developing area renders the existing
well non-serviceable or would make it impossible to use our existing septic
system, who would be responsible for that? He asked Mr. Houk why, in the
architectural theme, section 5, page 7, the roof treatment was not expanded to
include quadrants 2 and 3. Mr. Houk said that quadrants 2 and 3 can be added
and said that any other concerns he had can be addressed at a later date.
Mr. Fishman asked will there be deed restrictions connected to the zoning?
Mr. Houk said yes.
Mr. Campbell asked Mr. Cline if there would be more meeting with the residents
to resolve discrepancies. Mr. Cline said yes.
Mr. Leffler asked if with the diagonal walks, is jaywalking encouraged?
Mr. Berlin asked is the traffic more than this plan will be able to handle?
How many lanes of traffic will there be? Mr. Cline said the City has the
ability of having five lanes for Tuttle Road and three lanes, if necessary,
for Wilcox Road. Mr. Cline said the right-of-way is there to handle the
maximum level of traffic.
Ms. Clarke said that the text should be read very carefully and when it says
that a service station is a permitted use, specific text is needed to describe
what has to be done to a "Sohio" station to make it conform to the rest of the
area.
Janet Jordan asked where the bikepaths will be located. Mr. Houk said the
bikepaths are still in the works. Mr. Cline said the bikepaths will be either
on the east or the west side of Wilcox Road. Mr. Cline asked it just depends
on which side Ms. Jordan wants to see it.
Bill Yoder, resident of the Wilcox/Tuttle area, addressed his petition
regarding the parkland and asked if all of the Commission members received it.
They did. Ms. Jordan said she is in favor of receiving the dedicated
parkland. Mr. Campbell said that City Council was unable to enact an
ordinance dealing with these commitments because of the zoning requirement.
He said that it is not automatic that this piece of land will be accepted as a
park versus the fee. He said the money could be used to acquire parkland at
several times that amount of acreage nearby. He said he realizes that the
I I
Minutes of Meeting
Dublin Planning and Zoning Commission
October 4, 1990
Page 9
residents wants that parkland close to their home. He said the final decision
will be made by City Council.
A resident of the Wilcox/Tuttle area stated that the green space within their
neighborhood should be used as parkland and the parkland should not be
elsewhere. Mr. Campbell suggested to her that she make that point to the City
Council. He also mentioned that to all of the residents of the entire area
and not just the surrounding area of the proposed parkland. Mr. Yoder stated
that on the Southwest Area Plan it states right on the plan that it is a goal
to extend and enlarge the existing Washington Township park. He said that
some of those commitments are missing on the handout and more discussions are
necessary.
Mr. Bowman showed some diagrams of the Southwest Area Plan on the overhead
projector. There was much negotiation as far as land uses were concerned and
out of that negotiation, the Plan was developed. The roadway system reflected
the extent that we might have to go to make it residential. He said the Plan
will give a buffer to the single-family land and will make it more
presentable. There is now a developer for the single-family land and he is
looking for direction from the City. The developer feels that he can develop
his land with or without the roadway. Mr. Bowman said that Wilcox Road needs
to be a collector street with the amount of development taking place in
Heather Glen as well as other single-family development. He explained the
Coffman Road Extension proposal and the potential traffic impacts with the
Extension as it intersects with the relocated Wilcox Road. He also talked
about traffic leading to/from the interchange.
A major concern of the residents is cut-through traffic and the cul-de-sac
will not affect the residents at all on this side but it will certainly affect
the residents here. The most important thing at this time is to extend Tuttle
Road and then to be able to intercept this traffic which comes out Avery Road
and is also seeking the interchange. Unfortunately these people will not
back-track. Mr. Bowman said he will work with Mr. Rurna and his land planners.
Janet Jordan will work with the parkland configurations within the Windmiller
area. He said this will be written up in detail for the Commission for future
meetings and he will be happy to meet with any residence group to discuss this
issue.
Mr. Yoder asked Mr. Bowman if Mr. Houk could make some comments about his
thoughts of the current benefits. Mr. Bowman said the Commission would make
that decision. Mr. Kranstuber said that if Mr. Yoder had questions of Mr.
Bowman he could ask them.
Mr. Yoder said that the cul-de-sac and the strip of property to the north
controls the through-traffic in the neighborhood and is real important to the
residents. He said that he read in the handout this evening that those items
(feeder road and cul-de-sac) were not included on the list. He said the
residents are pleased with the zoning to the south provided that these items
are included. He said that if the Rings Road/Tuttle Road roadway systems are
not limited as far as through-traffic, the neighborhood will be cut in four
little pieces. He asked Mr. Bowman what the specific plans are for the area.
I I
Minutes of Meeting
Dublin Planning and Zoning Commission
October 4, 1990
Page 10
.
Southwest Area Plan. He again expressed his concerns regarding
through-traffic into his neighborhood.
Mr. Campbell asked Mr. Bowman when a decision could be made on this issue.
Mr. Bowman said the zoning will force the decision and that is why it is being
presented informally now.
Mr. Yoder referred to the petition again and said it expresses the concern of
the 36 residents of the Wilcox/Tuttle Road area. Mr. Yoder asked them to
stand up and said that these residents donated the money to get the annexation
passed.
Mr. Campbell said that the annexation is a mutually beneficial situation, for
the City and for the residents. He said that conversations in the past have
been viewed as commitments by various sides of the issue. He said that there
is no parkland indicated on the Southwest Area Plan. Mr. Yoder said that the
drawing he has does indicate parkland. Mr. Yoder suggested a meeting with Mr.
Bowman and the residents regarding the Barney piece.
A resident asked Mr. Bowman what an alternative would be to using Wilcox Road
as a collector road, i.e. from Heather Glen over to Coffman Road Extension,
and if that was considered. Mr. Bowman said that that was not negotiable.
There was not enough direct access to Coffman Road from Heather Glen. The
resident suggested access to the new relocated Wilcox Road could be made by
using Rings Road.
A resident said his main concern is with the intersection in the Windmiller
property as to how it will absorb all of the traffic. He said he doesn't even
see Wilcox Road existing as a two-lane road. Mr. Bowman said that it would be
better to plan for more outlets than limiting it to just a few.
5. Rezoning Application Z90-007 - Davidson Phillips, Inc.
This issue was tabled.
6. Corridor Development District CDD90-009 - Data Base, Inc. (Tuller Ridge
Corporate Center II)
Ms. Clarke presented the Staff Report and slides of the site.
The site contains 1.35 acres on the north side of Tuller Ridge Drive, where
the street currently terminates in a dead end. The street now stops abou~
1,000 feet short of Village Parkway, and this section has not yet been fully
completed and accepted by the City. The land is zoned CC, Community
Commercial District, was formerly part of the Bash Golf Course and is
currently undeveloped. There is an existing tree line along the east property
line.
The applicant is proposing to construct a brick, one-story building which will
be used to provide back-up, secure storage for major computer users. Parking
I I
Minutes of Meeting, July 5, 1990
Dublin Planning and Zoning Commission
Page l2
Mr. Manus motioned to disapprove the Subdivision Regulation Exception for
Coventry Woods, Section 2. The vote was as follows: Mr. Berlin, yes; Mr.
Leffler, yes; Mr. Campbell, yes; Mr. Geese, yes; Mr. Manus, yes; Mr.
Kranstuber, yes. The application was disapproved 6-0.
8. Informal - Rezoning Application - Z90-005 - Windmiller Property
Ms. Clarke showed slides and presented the Staff report dated July 5, 1990.
The subject 5l.387 acre site is located on the west side of Wilcox Road where
Tuttle Road currently dead ends. It was another critical property within the
500-plus acre annexation which became effective yesterday. The property is a
pivitol piece for planning purposes due to the fact that Tuttle Road must be
extended westward across the southern part of this property on its way toward
Avery Road. This is a request for informal review of a mixed use rezoning
including commercial, office, multi-family and single-family/park use.
Staff held a meeting with the single-family property owners along Tuttle and
Wilcox Roads to discuss potential land use changes and the widening of Tuttle
Road. It appeared that most of the Tuttle Road owners were interested in the
possibility of selling their property for non-residential uses.
One 'of the major goals is to provide the right environment and step down in
land use for continued single-family residential expansion further to the
north. Multi-family use provides an excellent transition and can be
reasonably sited in the area.
When the land use plan of the subject site was reviewed by Staff for
comprehensive planning purposes, the proposed land use arrangement made sense
considering that the site would provide for the extension of a major arterial.
It provided for the relocation of a collector street that is badly in need of
realignment.
The zoning text that has been submitted with this application is not focused
enough to assure that the commercial areas will develop into something special
or coordinated. It would seem to permit unrelated commercial structures or
small retail strip centers. Staff's primary requirement is to insure that the
commercial and office areas look and function as a single unified development.
The following is a list of details that Staff strongly recommends that the
applicant prepare and incorporate into the zoning package:
1. Design Guidelines: Written and graphic portrayal of architectural design
guidelines including a very limited list of compatible building
materials, approved roof line standards and most importantly, a
demonstration of strict consistent design features. (What is the image
of the town center.)
2. Written and graphic portrayal of signage - design a sign that causes the
signage to be limited, as well as unifying.
3. A site plan indicating logical locations for combined access, probably
circulation patterns between sites and parking lot locations (in front of
or behind the buildings). Wt~M',\\er
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I I
Minutes of Meeting, July 5, 1990
Dublin Planning and Zoning Commission
Page 13
4. A landscape plan demonstrating mandatory frontage treatments, along with
unique town center features that will enhance and'unify the development,
i.e. stone walls, clock tower, benches, etc.
5. A thoroughfare plan indicating the plan road rights-of-way, roadway
widths along with the developers commitments.
6. A further limitation of the commercial uses.
As this is an informal review, the components will be considered in terms of
concepts. The engineer's office does have concern regarding roadways, access,
drainage, utilities and water/sewer service which will need to be addressed at
later stages of development.
Mr. Geese mentioned that there would be no action taken tonight on this
informal rezoning application. Ms. Clarke stated that an informal application
gives the applicant the opportunity to present his rezoning proposal both to
the audience, the neighbors and the planning commission, and for the planning
commission to react to it to let the applicant know what he needs to do before
the final decision. She feels the applicant will come back with a formal
application next month. Following that, those recommendations will be sent on
to City Council for a vote.
Mr.' Geese reminded Mr. Cline of the 30 minute presentation limitation.
Mr. Chris Cline, representative for Wilcox Tuttle Limited Partnership, gave
his presentation. Two roads are involved, Tuttle and Wilcox. On Tuttle, one
end of it is the interchange, which will be connecting in a straight line to
Avery Road. The municipalities of Columbus and Dublin met and made that
determination that this was the preferable alignment. West of Avery has not
been determined, except the municipalities have agreed that they will jointly
meet and based upon sound traffic and planning practices will decide where the
road will go. Tuttle Road to the west of Avery will be the boundary between
the two cities.
Mr. Cline said Tuttle Road will replace Rings Road as the major road that goes
across this quadrant and connects Avery Road to the interchange to the east.
Rings will be relegated more as a residential service road. An SO-foot
right-of-way will be carried through the parcel. He offered to dedicate the
80-feet and is prepared to offer a preliminary plat.
He said Wilcox Road is a little more complex with the problem of two 90-degree
jogs that are located just to the south of Tuttle Road. These jogs limit the
utility of the road, provide safety problems and definitely need to be fixed.
Previous to this land coming into Dublin, Franklin County was working on that.
After Wilcox Tuttle became involved, the County began meeting with them. One
of the major reasons for straightening the jog south of Tuttle Road was to
solve the problem to the north, rather than the south. The way it is now
proposed would have necessitated taking out a farmhouse and a barn. The
County figured it would cost a lot of money in terms of eminent domain.
Wilcox Tuttle does not have any future plans for that barn and farmhouse so it
can be eliminated. We have offered a plat that dedicates this 60 feet of
right-of-way for the entire relocation of Wilcox Road. This plan, under the
previous work with the County, would have resulted in a fairly substantial
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I I
Minutes of Meeting, July 5, 1990
Dublin Planning and Zoning Commission
Page 14
savings to the County, ~o that is why the same plan was carried through.
Mr. Cline addressed Mr. Geese's question as to what degree of involvement the
County would continue to have now that the land is in Dublin. Mr. Cline met
with Mr. John Bryner of the Franklin County Engineer's Department today to
decide what Franklin County's extent of involvement is.
In summary, Mr. Cline said the County is willing to continue to participate,
but they are not willing to say exactly to what degree. It depends on the
degree to which the County's overall objectives are met by the new alignment.
There is a reservation about making this road into a residential city street
to the north. It limits the utility of the county road that goes from one
place to another. What the County is saying is that as soon as Dublin decides
what roadway configuration they intend to pursue in this area, the County
would then like for Dublin to meet with them and an agreement will be reached
as to what extent the County will participate. From the tone of the meeting
today, Mr. Cline anticipates that the County's participation will still be
substantial, but it depends on what is done otherwise with Wilcox Road.
The right-of-way which the applicant proposes to dedicate to the municipality,
amounts to almost 5 acres of right-of-way out of the 51 acre total and the 800
feet for two-lane road ( Tuttle Road extension) is committed to be constructed
as,part of this proposal.
In terms of land use, Mr. Cline doesn't know how significant Tuttle is going
to be over the long run. It does not go to someplace like many of the major
interchange roads in the northwest and northeast. It does have an interchange
at one end and it will go someplace eventually. Mr. Cline feels that it is
safe to say that Tuttle, between the interstate and Avery Road, is going to be
a reasonably intense road.
Rather than seeing it stripped out, the concept that Mr. Cline has pursued is
of having retail nodes, rather than just having a continuous strip type
activity. It is his intention to have a high level of quality in this retail
center. Hr. Cline feels the City needs to make some commitments as to an
overlay for the office that is in between the special commercial area and the
freeway. It would harm their pursuit of quality if the same quality is not
required of the land that is in the immediate neighborhood. He understands
that the City is at work on overlay to accomplish that.
In regard to neighborhood use, there is a large amount of single family in the
north. There is going to be a significant apartment presence, and the area to
the south will probably have a pretty good amount of apartments with a fairly
high density. The conception is that this special commercial area will serve
those residential uses. Small convenience stores, i.e. grocery store, dry
cleaners, pizza place, ice cream store, hardware, all the things the people in
those areas would be using.
Mr. Cline passed around two reduced-sized plans to the Commission members.
This was the third revision of the plans. The curve on the realignment of
Wilcox Road has been moved farther to the south. It allows the use of more of
existing Wilcox Road and it also provides more visibility to these two
farthest north residential uses. \4.r,~W\, \ler
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Minutes of Meeting, July 5, 1990
Dublin Planning and Zoning Commission
Page 15
Mr. Cline said he will continue to view this northernmost piece (between
existing Wilcox and proposed Wilcox) although it will be slightly smaller,
approximately 3.0 acres. That is to facilitate a transition to office or
possibly even retail for those residences, should they desire that in the
future. They have been very firm, in their discussions with Mr. Cline, that
their intent is to obtain a buffer and stay there. Mr. Cline said he is
willing to do that and Staff's goal is to give them the option so that 10
years down the line, the property can be converted to a non-residential use.
The multi-family use is an appropriate transition from the intensity of Tuttle
Road to the areas of lesser intensity in terms of residences. The proposed
single family area at the extreme northern boundary, assuming approval of the
multi-family (R-12), will be dedicated to the City as park. The Township's
Kaltenbach park will connect with that land. The Township is in the process
of acquiring an additional 5 acres of park land to the south of that park.
That will be a very significant recreational opportunity. On the southeast
corner of Rings and Wilcox, that park could then connect with whatever park
dedication is made for that parcel.
Jim Houk put together the standards and Mr. Cline said he has tried to get
together with Staff on his conception of what Special Commercial is.
Mr. Jim Houk, representative of the applicant, said it is the intention to
continue landscape treatment similar to what has been started on Tuttle
Crossing. The intersection of Wilcox and Tuttle Crossing should be a
landscape focus. Standards and a list of materials for commercial use will be
defined with the help of Staff.
Mr. Houk said he has met with Dave Younger, Traffic Engineer with the City of
Columbus, regarding Tuttle Road and how to control curb cuts.
Mr. Geese asked for questions from the audience. Kathy Tatterson, a Wilcox
Rd. resident, had questions regarding where the sewer line would be placed.
Mr. Cline said there are two sewer lines to be discussed. He said one is a
storm sewer and the other is a sanitary sewer will be coming to the north of
the residents' lots within a lOa-foot accesS strip to the multi-family area.
He said there would be 125 feet between the residents and the first structure.
Landscaping will be worked out. Mr. Cline said the lower 30 feet will be a
no-build zone with the sanitary sewer, the water line and part or all of the
storm water drainage outside of there. The existing ditch, which is between
the Tatterson's and the Holliday's properties is not at an appropriate
elevation to handle all of this site's drainage. It can not be deepened
without destroying the tree line. Mr. Cline said his directions to the
engineer would be to look at the proposals that would not require that. He
said it may be that some degree of the runoff will continue to go through that
stream but the bulk of that will be arranged in such a way that basic change
in the stream is not required.
Mr. Cline said the land to the south of Tuttle would continue to go one water
shed and everything north of Tuttle would go to the other. He said that the
existing surface drainage ditches would be utilized at the same elevation as
they presently exist. Mr. Geese asked Mr. Willis if he concurred with Mr.
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Minutes of Meeting, July 5, 1990
Dublin Planning and Zoning Commission
Page 16
Cline's statements. Mr. Willis said he hasn't seen anything on the
engineering of this yet, but everything seems to be in order. Mr. Cline said
his firm wanted to be well prepared for this project and has spent the money
to get the engineering expertise.
Ms. Tatterson asked about the cul-de-sac, when it will happen and if it will
be maintained. Mr. Cline said he couldn't be specific because the roads are
out of his control. He said the City would have to make that decision. He
said the office portion of this site is not quite right for development and it
will depend on the roadway improvements.
Ms. Tatterson said after the residents looked through all the uses for the
commercial property, they were concerned about the liquor stores that they
would be bars/restaurants. She inquired about a mechanism to limit hours of
operation. Mr. Cline said there is a mechanism that he could not commit to
but is something that could be done now or would be appropriate at the time.
He also felt there were public procedures, in terms of acquisition, of liquor
licenses which are subject to community input.
Ms. Tatterson also mentioned the large trees they wish to preserve. Mr. Cline
said they have not corne to a conclusion on that issue yet and they will have
an answer at the next meeting.
Mr. Geese asked Ms. Clarke for the master plan of the area. Mr. Bowman said
nothing has been done to the area to the west of Avery Road. He also stated
that more than likely the land use will change and it will be office or
institutional grounds.
Mr. Campbell asked if it would be possible to get the community plan extended
as close as we can to getting done for this whole quadrant before they have to
deal with more cases? Mr. Bowman said these were all commitments made at the
time of the 500 acre annexation. He said this should be the end for the
immediate future. He said Staff has always considered the other side of Avery
Road to be completely different. He said now that development pressure is
mounting close to Avery Road, they are concerned with Avery stripping out and
that it should not develope before the time is right. Mr. Cline stated it is
the expectation of the City of Columbus to jointly work with Dublin in putting
together joint land use overlays and development standards for this area so it
develops in a cohesive fashion. Mr. Bowman said the most important item to
look at now would be road alignments and then how the road alignments affect
land use arrangements.
Mr. Campbell asked for the residents' input. Another Wilcox Road resident,
Kim Davies, mentioned that this represents a dramatic improvement to be
dealing with mostly a planned district rather than the R-12 straight zoning
they were required to deal with on the property directly behind them. (Porter
property) He mentioned that Staff very succinctly addressed his major concerns
as to specific use. He said discussions with Staff date back to February on
what the special commercial would and would not look like. He felt that had
not been addressed.
Another resident said that the neighbors to the north of this property are in
favor of this zoning with a few reservations. They would like to see a master
plan executed which was agreed to when the annexation went into effect.
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Minutes of Meeting, July 5, 1990
Dublin Planni.ng and Zoning Commission
Page 17
plan executed which was agreed to when the annexation went into effect.
(Proposed Southwest Area Plan). He said Mr. Cline's proposal followed that
master plan very closely with some exceptions which Mrs. Tatterson addressed
earlier. He mentioned that the residents are interested in knowing the exact
use of that park land. They are hoping not to have a swimming pool in their
backyard.
Mr. Bowman said the Commission targeted the problem with the multi-family
zoning in that they understood, the land use arrangements and what seemed to be
lacking was execution. How are the roads going to get hooked up and who is
going to pay for them, what is the timing, how do we know that we are not
preceding our ability to make those kinds of improvements? That has all been
moving ahead much more rapidly expected. He said the roadway system was
looked at in hopes of trying to achieve certain land uses. If the land uses
are achieved without those roadway improvements, maybe the roadway connections
aren't necessary and may be re-evaluated.
A resident, Bill Yoder, said those roadway connections are very important and
the residents will try very hard to see that the Master Plan is followed
through. He said it is the residents' understanding that they had a
commitment from Dublin to build the Wilcox Road connector prior to the
annexation application. He asked for a meeting with Mr. Bowman and the
Planning Staff to find out the nature of those commitments.
Mr. Bowman said he didn't feel a commitment was made to that extent.
Mr. Campbell said it should be determined from the Staff, the residents, the
developer and from the City what these commitments are before anything is
rezoned. He said there will probably be four different sets of commitments.
He said he doesn't remember seeing any lists of commitments in the past to
facilitate the development or the annexation. He felt that a Master Plan
should laid out and documented so that everyone is talking about the same
thing.
The resident, Bill Yoder, said he called Jan Rozanski to ask him about the
commitments and was referred to Tim Hansley. Mr. Hansley promised to schedule
a meeting with Mr. Bowman and the residents of the neighborhood.
Mr. Cline said relocating of Rings Road and Wilcox Road may be a controversial
matter. There is a landowner who is not receptive to any kind of contact.
Mr. Cline said his company prepared the plan which was presented to the
Commission members, as well as the option which brings Rings Road over to
Britton and with the twin cul-de-sacs. He said the advantage to the latter is
that The Edwards Company can dedicate all of the right-of-way, with the
exception of the 30 feet that Mr. Swanson owns (the unreceptive property
owner). Mr. Berlin asked why have the twin cul-de-sacs. Mr. Cline said the
goal was to define tIle single-family area to the north and take it out of the
race track traffic pattern of Rings Road going straight through. The object
wasn't to prohibit access but rather to break up the traffic pattern a little
bit. He said that plan was prepared by Bohm to achieve this. He felt a
traffic study might have to be done. Mr. Bowman added the goal was to change
the land use, not necessarily to change the road. ~~ vJ....~lIe('
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Minutes of Meeting, July 5, 1990
Dublin Planning and Zoning Commission
Page 18
The resident, Bill Yoder, said that after it was found to be a problem of
taking the road up north and connecting it into Rings Road, he went around the
neighborhood to find out what they wanted. He displayed a letter which was
signed by all those people and it was addressed to Pete Edwards, asking for
his support to get the Wilcox Road extension installed.
Mr. Campbell asked who all was involved in this matter. Bill Yoder said the
residents north on Wilcox and Rings Road, north of where the jog is going to
occur, are involved. Mr. Cline said he represents the developer of the land
south of the residents. He said the Porter piece will be condominiums and
apartments. He said with the Wilcox Tuttle piece of land, a limited
partnership is involved (Mr. Edwards, Alan Shepherd, the managing partner).
He said he is representing the applicant on the single-family piece of land
(the Barney tract) if the application is filed. He said it is not associated
with Mr. Edwards.
Mr. Kranstuber said he is not impressed with the plan of this project and does
not see the plan of what the City has done. He said he doesn't understand
what is Bohm's plan, what is the City's plan, and what are our commitments.
Tom Da1coma, of Mu1ticon, said he talked to Council before the annexation and
both parties stated what was expected from the other. Mr. Campbell explained
that he is on the City Council and he doesn't remember anything which was cast
in' concrete. He said a commitment was made as to the density of the
multi-family and the height of the office buildings.
Mr. Kranstuber said the Staff, who's independent objective and who are hired
by the people of Dublin, should look at the overall picture and decide what is
right. Ms. Clarke said the land use that is proposed tonight is reflected in
the Staff's Southwest Area Plan which has been distributed to this Commission
on several occasions. The R-12 rezoning application that was seen last month
was one of the areas that was delineated. That Southwest Area Plan includes
the 500 acre area that was annexed, and the annexation just became final. It
does not include land farther to the west. That study has not been done; Mr.
Bowman said we're way ahead of the market and any land use plan we would come
up with at this point would be pretty speculative. Mr. Da1coma said if the
land use is changed midway after he makes commitments to do certain things,
it's unfair.
Mr. Kranstuber asked what will happen with the north area (coming off of
Tuttle turning right onto Avery, going toward Muirfie1d). Mr. Bowman asked if
he meant in terms of land use. Mr. Kranstuber said in terms of road. He said
you have a four-lane highway going into a two-lane road. Mr. Bowman said
Avery Road will be a minimum 112 feet of right-of-way and will be a five to
seven lane road between that point and Indian Run Meadows. Mr. Bowman said
the biggest questions now are how Tuttle will be expanded and what are the
limits of the expanded commercial around the Tuttle/Avery interchange.
Mr. Kranstuber asked what a node of a shopping center looks like. Mr. Houk
said it would look something like the retail center in Muirfie1d. It would be
on a neighborhood scale, not a regional scale.
Mr. Peter Leffler said he likes the way the park land is developed. He said
the curb cuts on Wilcox Road should be refined somewhat. He feels the list of
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Minutes of Meeting, July 5, 1990
Dublin Planning and Zoning Commission
Page 19
uses attached to the application are entirely too general and also should be
refined or need to be conditional use, He dislikes references to
"miscellaneous" business. He asked Mr. Cline if all the lots are accessible
from the cul-de-sac of Wilcox Road. Mr. Cline said that nothing will be cut
off. He also said that the uses are a combination of the use in the
neighborhood commercial and community commercial. He said the neighborhood
commercial zoning in Dublin is so restrictive that it really won't work for
this kind of a concept. He said some of the uses out of community commercial
were needed.
Mr. Berlin said the Commission should make sure that the residents are
satisfied and that what was promised is carried out.
Mr. Geese asked Staff to reproduce the Proposed Southwest Area Plan map
because several Commission members had misplaced it. Ms. Clarke said the map
which was in the packets was ll"x17" reduction, not a 4' square full size map.
Mr. Cline mentioned Mr. Houk will send the Ms. Clarke enough of the large size
maps for all of the Commission members' use.
Mr. Bowman said a meeting should be held before the multi-family goes before
City Council on July 16. Mr. Cline said he and Ms. Clarke are meeting with
the residents on July 8.
Mr. Campbell said that past minutes should be dug up and if commitments were
made, they should be upheld. Mr. Bowman said some roadway configurations and
land use were discussed in the past and now these are changing. Some of the
residents are now saying they disagree with the land use. He said that even
though what is thought to be a commitment from the past, it may not be the
best path to take at this time.
Mr. Geese said there was a quad study of the northeast quad, a freeze was put
on the zoning for six months. He said the same thing was done for the Sawmill
and 161 quad and also for the northwest quad. He asked why is the Commission
dealing with abstract things now? He asked Mr. Dalcoma to take initiative on
his part and get with Mr. Bowman to meet and get more organized.
A resident asked if Mr. Bowman would call to set up a meeting. Mr. Bowman
said this issue will be discussed at the City Council meeting on July 16.
There being no further business, the meeting was adjourned at 10:25 p.m.
Respectfully submitted,
Emily J. Renkert
Planning and Zoning Secretary
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Wilcox Tuttle Ltd.
Composite Plan Text
page 1
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Composite Plan
Wilcox Tuttle, Ltd
Planned Commerce District
24::t acres
City of Dublin, Ohio
Rezoning Application Z90-005
Purpose
The purpose of this planned district is to use the flexibility provided in Chapter
1181.09 to create a district in which defined uses from several zoning categories and
development standards, tailored to the needs of the specific geographic area, produce a
high quality retail and office development that will serve the needs of the City's residents as
well as maintaining the high quality development precedent set by the Tuttle CrossingslI-
270 Interchange. '.'
The zoning 'will further implement a portion of the City's master land use plan for
the area and will provide roadway right of way for planned extension of Tuttle Crossing
Road and the planned relocation of Wilcox Road. The necessary right of way for these
improvements will be dedicated through use of plat as part of the zoning process.
In addition to the direct benefits this development provides, it will indirectly benefit
the properties along Tuttle Crossings Boulevard to the east. These properties are presently
single family homes which it is anticipated will transition to nonresidential uses. By
creating a high quality commercial zone to the west, and being presently bordered by a high
quality commercial zone to the east, the value and developability of these properties as
office uses will be defined and enhanced.
In terms of relationships to surrounding lands, this planned district is presented as
part of an application to rezone a 51.387 acre tract, the remaining portions of which are
proposed for rezoning as multifamily and single family uses, also in accord with master
land use plans for the area. The multifamily portion is presented as Urban Residential and
the single family as R-3. It is anticipated at this time that the single family portion will,
through one of two mechanisms being considered, not be developed as single family but
will become parkland. This will be desirable since it will connect to the existing
Washington Township park area to the west.
Composite Plan Contents
A. SlIharf\a Plan
The attached "Proposed Subarea Plan" indicates two subareas, Subarea "A" and
Subarea "B". The Subarea Plan includes both the text and the attached drawings. Subarea
"A" is further subdivided into four quadrants--the four corners of the intersection of Tuttle
Crossings Boulevard and Wilcox Road, and represents the retail portion of the site.
Subarea "B" represents the office portion of the site. The subarea plan is part of this text.
i. General Development Charocter
The general development character of the tract is indicated by a combination of the
drawings, this text and the subarea plan text. It is emphasized that these documents are
integral to this rezoning and prescribe the commitment that the appicant it making to
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Composite Plan Text
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develop in accord with the representations that are made therein. The purpose of the site
plans and the development standards is to create a retail commercial site which will serve
the needs of the residents in the surrounding area. The needs this site addresses are
separate from the generally regional draw represented by the retail development located in
the interchange area to the east Part of the purpose of the plan is to provide not only
appropriate commercial uses, but to provide quality and architectural standards that will
ensure development that is in keeping with the residential character of the surrounding area.
This character is anticipated to represent both single and multifamily housing to the north in
the City of Dublin and to the south in the City of Columbus.
ii. Architecture
The attached subarea standards contain the requirements for both the architecture as
well as numerous other details associated with the development of the site.
iii. Land Uses, Lots Size, Types of Tenants
The allowable land uses are specified in the development standards. The uses are
basically retail in Subarea" A" and office in Subarea "B". The lot size and scale of the uses
are regulated through the development standards which prescribe numerous building
requirements which dictate the scale of uses.
iv. Landscaping ,
Landscaping is as required by Dublin Code, and specific elements are further
defined in the development standards.
v. Pedestrian and Bicycle Routes
Pedestrian and bicycle routes giving access to the site are not indicated on the site
plan due to the fact that their location requires coordination and input from city staff and
surrounding developers, and the general plan for the area in this regard is not yet finalized.
Applicant commits however that it will provide a bikeway from the northern edge of the
total site (ie the Windmiller tract) to the southern edge of the PCD area along one side of
relocated Wilcox Road, specific location to be determined after consultation with the
planning and parks department. The plan will br further refined to incorporate these
elements as the plan is determined. Due to the stated neighborhood service purpose of this
project the provision for bicycle and pedestrian access is of substantial importance.
B. Provision of Utilities
i. Sanitary Sewer
The entire site, to include the multifamily area to the north, is included in the
sanitary sewer tributary area to be served by the sewer line presently located at the
intersection of Britton Parkway and the drainage ditch to the north of Tuttle Crossings
Boulevard. This line will be extended west through the multifamily development presently
in the rezoning process (The Porter tract) and will access this site to the north of the
Watkins residence, which is the southern boundary of the Porter tract along Wilcox Road
This site, as well as the multifamily site, can be adequately served by either access point,
though the configuration of the line will be slightly different depending on the location.
ii. Suiface Drainage .
The site is basically divided between two surface drainage areas. The dividing line
is presently just to the north of the proposed extension of Tuttle Crossings Boulevard It is
anticipated that development of the site and construction of the road will alter this dividing
line so that surface water to the south of Tuttle Crossings Boulevard will flow to the
existing drainage system to the south of Tuttle Crossings Boulevard and land to the north
of the road will use systems in that area. Design of the system is uncertain as the system to
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serve the land to the east has not been finalized. The complete system cannot use the
existing drainage ditch at its present elevation. Piping, or a combination of piping and the
present drainage ditch are probable solutions. It is anticipated that surface drainage of the
general area will be improved by the development associated with this rezoning.
iii. Water
The tract will be served by the water line extending westward from Tuttle Crossings
Boulevard. Exact location of the line is presently undetermined, but it is likely the line will
access this tract through the Porter property to the east and will probably follow the location
of the sanitary sewer.
C. Traffic Circulation
;. Tuttle Crossings Boulevard Extension.
The site plan and proposed prelimin~ plat provide for the extension of Tuttle
Crossings Boulevard and dedication of an 80 right of way. Utility easements of 10' feet
on each side of the right of. way will also be provided. As part of this development the
applicant will construct tlu'ee lanes of roadway westward from the relocated Wilcox Road.
If, at the time applicant begins construction of its portion of Tuttle Road, the City has
implemented, by budget provision or otherwise, a program that will widen Tuttle Road to
five lanes from 1-270 to Avery Road, then in that case applicant will be obligated to
construct five lanes, if, at the time of construction applicant's portion of Tuttle Road will
connect to five lanes on the eastern and western boundaries of its previously stated area of
responsibility. This construction will be done at the time of development of quadrants 1
and 4.
The extension of Tuttle Crossings Boulevard is in accord with the City's
thoroughfare plan. It is anticipated the eventual connection of Tuttle Crossings Boulevard
to A very Road will provide a needed major transportation link for the general area and will
relieve traffic on Wilcox Road.
U. Wilcox Road
The site plan and proposed preliminary plat provide for a 60' right of way
dedication for a relocation of Wilcox Road. Prior to this development this alignment was
determined as a solution to problems associated with the present alignment, which
incorporates two 90 degree turns to the south of Tuttle Crossings Boulevard. Relocation
and construction of Wilcox Road, to include that portion of Tuttle Crossings Boulevard
between existing Wilcox Road and the relocated Wilcox Road, is not the responsibility of
this developer. However, the right of way for the improvement is being dedicated without
compensation, providing a substantial savings to governmental entities both in land
purchase expenses and the detail associated with the acquisition.
Also germane to this development is the fact that Wilcox Road, to the north of the
tracts here concerned, will possibly be rerouted to connect with either Rings Road or
Britton Parkway. The roadway plan for this parcel, and the DR and R-3 portions to the
north, intersects the "old" Wilcox Road right of way to the south of the locations where
possible changes are possible. As such, the relocation of Wilcox Road, as proposed for
platting by this applicant, does not control or restrict any of the possible alternatives for
revision of Wilcox Road to the north of the areas here concerned.
iii. Impact on traffic circulation
Once completed, extension of Tuttle Crossings Boulevard to A very Road and
relocation of Wilcox Road will improve area access to the freeway interchange and will
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unburden presently existing road systems that are not properly suited as heavy traffic
access routes. Use of the presently existing system also burdens areas characterized and
planned for residential land uses with inappropriate traffic loads. The dedication of the
right of way associated with this development (and the multifamily development to the
north) are in accord with the City's circulation planning and will ultimately improve
community circulation as well as transferring heavy traffic loads to the roads that are
appropriate for that burden.
The development standards provide standards for curb cuts to maintain efficient
functioning of Tuttle Crossings Boulevard.
D. Schedule of Site Development
i. Roadways
As part of this rezoning, the proposed preliminary plat will be ftled dedicating all
indicated roadway right of way. Construction of the new roadway for Wilcox Road and
Tuttle Crossings Boulevarq east of the new allignment of Wilcox Road will occur at the
time governmental authorities determine is appropriate. Construction of applicant's portion
of Tuttle Crossings Boulevard west of the new alignment of Wi lcox Road will occur prior
to the time quadrants I and 4 are developed.
ii. Site Development
Quadrants 2 and 3 will be developed after Tuttle Crossings Boulevard is extended
west to the point where it will intersect the relocated Wilcox Road The specific time of
development will depend on demand,which will relate to the development of the
surrounding area that will be served by the retail uses. Quadrants I and 4 will develop as
demand further increases. Subarea A will develop dependent upon demand. Utilities
associated with the development will be extended at the time of development.
E. Relationship to Existing and Future Land Use in the Area
This application, and the associated multifamily and single family applications
incorporated as part of the rezoning application, constitute partial fulfillment of the City of
Dublin Southwest Area Plan proposed for the greater area surrounding the interchange.
This plan ensures appropriate land use relationships for the entire area, and effectively deals
with the transitions necessary from the intense land uses nearer to the interchange and
along arterial streets to the multifamily and single family residential areas. The land uses
here proposed will also meet community needs, and will provide shopping closer to home,
thus limiting the necessity for trips to other shopping opportunities.
As previously stated, the roadway portion of this application fits into the
community plan and will ultimately improve freeway access.
F. Control of Development
.
The land contained in the rezoning application (51.387 acres) is presently owned by
the applicant and the commitments made herein, including those for platting, are fully
within the ability of the applicant.
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G. Deed Restrictions
Deed restrictions will be in accord with the development standards. The applicant
will present deed restrictions as part of the final development plan of the first quadrant to be
developed.
,
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Development Standards for R-12 Portion, 17.422 acres
Rezonin~ Application Z-90-005
51.387 Acres W. of Wilcox Road and S. of Rings Road
9/12/90
revised 9/14190
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revised 12/6190
1. Permitted Uses: The uses that are permitted are those specified in the Urban
Residential Zoning District (Chapter 1157) of the City Code of Dublin, Ohio.
2. Development Standards: Development of the site shall be governed by the
development standards set out in the Urban Residential Zoning ordinance and such further
requirements as are specified in this text This text is volunteered by the applicant for
rezoning, and the representation is implicit that these additional representations are made
with the agreement of the applicant and that they become a part of the rezoning ordinance.
3. Yard and Setback Requirements: The minimum setback for all buildings and
parking shall be governed by Dublin Code. However, the setback along Wilcox Road shall
be 50 feet from the edge of the new right of way for buildings and 25' for parking.
.f
4. Traffic and Circulation:
a. Curbcuts: Curbcuts on Wilcox Road shall have a minimum 200 foot spacing
from other curbcuts. The proposed curbcuts shall either align with cuts on the other side of
the street or shall be offset from the other side of the respective street cuts by at least 100
feet (measured from the centerline to centerline intersection of each curbeut). In applying
these rules for curbcuts, applicant will make its measurements assuming the the relocation
of Wilcox Road In other words, if this multifamily parcel were to develop prior to the
actual work to relocate Wilcox Road being done, applicant would not be obligated to space
its curbcut from the existing single family driveways on Wilcox Road, but would be
entitled to assume that "old" Wilcox would be "Td" into new Wilcox Road and would
measure its curb cut from the intersection.
b. Dedication of Right of Way: A propOSed dedication plat is filed along with this
application which depicts the relocated right of way of Wilcox Road. Applicant will
dedicate this right of way upon approval of this rezoning.
c. Construction of Roadway: Construction of the relocation of Wilcox Road is the
responsibility of governmental authorities and not the applicant.
d. Applicant will obtain approval from fire/emergency authorities that adequate
access to the site is provided. This will be done at the time of development.
e. Access to the site will be provided from Wilcox Road.
5. Landscaping:
a. Dublin Code Chapter 1187 will govern landscaping requirements.
b. Applicant will provide a preservation program to save as many existing trees as
possible. However, most tree mass on the site appears to be located within the boundaries
of the new right of way. Exterior fence rows will be preserved to the degree possible.
6. Height District: Maximum height for all buildings shall be 35' as measured per
Dublin Zoning Code.
7. Parkland/Recreational Facilities:
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Development Standards for R-12 Portion, 17.422 acres
Rezoning Application Z-90-005
51.387 Acres W. of Wilcox Road and S. of Rings Road
9/12/90
revised 9/14190
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revised 12/6190
a. In satisfaction of parkland dedication requirements (Dublin Code sections
1109.02 and 1109.021) applicant shall pay to the City of Dublin the sum of $150,000.00
for acquisition of offsite parkland. This payment satisfies the dedication requirement for
this parcel as well as the R-3 single family zoning immediately to the north.
b. Bikeways: Applicant shall provide a bikeway along Wilcox Road in order to
connect to the system to the north and to the commercial area to the south. The bikeway
shall be 8' in width. Location of the bikeway shall be determined by the applicant and the
Director of the Parks and Recreation Department This section shall be waived if applicant
is required to construct a bikeway along the east side of Wilcox Road as part of the
CommerciaUOffice rezoning of the larger site.
8. Outside lighting: Exterior lighting, other than typical residential illumination of
porches and patios, shall be subject to the following standards:
a: all poles shall~' of a dark finish.
b. all lighting fixtures shall be of the cutoff type.
c. all poles shall not exceed 28' in height.
d. accent lighting of buildings or landscaping shall be
permitted if of cutoff variety from concealed sources.
e. direct or indirect glare into the eyes of motorists or
pedestrians shall be avoided.
9. Parking and Loading: Regulated by Dublin Code Chapter 1193.
10. Architecture: Building elevations, materials and colors shall be submitted as part of
the site plan approval process set out below. Colors shall be earth tone only. All roofs
shall be at least 5/12 pitch. Considered overall, the architecture shall reflect a quality in
keeping with that of surrounding multifamily, commercial, office and single family
development.
11. Site Plan: Prior to development, applicant shall prepare and forward to the Dublin
Planning Department for review a site plan for any portion of the site to be developed.
Dublin planning staff shall review the site plan and will approve same if it is in keeping
with these standards. A copy of the site plan will be delivered by the applicant to the each
of the resident leaders of the groups to the north of the site and the south of the site at the
same time, or prior to submission to staff and Dublin planning staff will consider input
from these groups prior to rendering its approval.
12. Storage and Equipment: No materials, supplies, equipment or products shall be
stored or permitted to remain on any portion of the site outside a permitted structure.
Mechanical equipment or other utility hardware on roof, ground, or buildings shall be
screened from public view, ie., off site, with materials harmonious with the building
concerned.
13. Waste and Refuse: All waste and refuse shall be containerized and fully screened
from view by a solid wall or fence.
I
.
.
CHRISTOPHER T. CLlN E
AlTORNEY AT LAW
37 WEST BRIDGE STREET
DUBLIN, OHIO 43017 AREA CODE 614
December 6, 1990 766-0425
Kathy Tatterson
5472 Wilcox Road .
Dublin, Ohio 43017
re: Windmiller rezoning Z-9O-005
Dear Kathy:
This letter will respond to the points addressed to me up to and including the hearing on the
Windmiller rezoning. This letter is a commitment on the behalf of Wilcox-Tuttle Ltd. It
replaces the letter I wrote to you on November 7, 1990 and becomes part of the text.
1. Street trees will be installed down both sides of the old Wilcox Road CuI de Sac,
including the actual cuI de sac. Spacing and size per City of Dublin street tree standards.
2. There will be no wall pack lighting facing residential areas in Quadrant 2 or Subarea B.
3. A lighting plan will be included as part of the development plan for all parcels in the
PCD zoning.
4. Driveway connection will be by the City of Dublin. We will help in confIrming this.
5. The Curb cut for the Johnson property and Quadrant 2 will be the present location of
Wilcox Road. If you look carefully at sheet 7, it shows exactly how this works. The
buffering is brought all the way down to the point where the curb cut ends. This treatment
is part of the Tuttle Road plan being done by the City of Dublin.
,
6. In clarifIcation of "Permitted Uses", for "Subarea A-Special' Commercial" item 5 on
page 2 of the text is amplifIed to read "remain residential at the time of applicant's
development. II This same revision is made to the "Subarea B-OffIce" text in item 4 of the
"Landscaping" section, page 10. These changes clarify that, if your homes are still being
used as residences at the time of development the standards mentioned apply, but do not if
they have been converted to non residential uses.
7. Gasoline sales may take place only on the west one half of Quadrant 2.
8. Note that sheet 2 in the "OffIce" notes prohibits curb cuts on Old Wilcox Road.
Although not clear on the plan, this same restriction applies to Quadrant 2, the Special
Commercial area located at the northeast corner of the relocated Wilcoxffuttle intersection.
I believe this addresses all of the outstanding issues.
IIYO='
Christopher T. Cline
CTC:pq
cc: Bobbie Clarke
Wilcox Tuttle Ltd.
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Su area A - DeCIa ommerCIa ;
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,
INTRODUCTION: j '4; i ;,
__~7_~--"-_~""'_< _..__ ._...._ .....~....
As the City of Dublin expands south and development continues to occur on the west outer belt
along the Tuttle Crossing Interchange, intense development and growth is expected over the next
few years.
Regional development should be more concentrated around the new interchange, but as growth
continues westward, the intent, is for uses to be local in scale as opposed to regional.
The special commercial area, dermed below should serve to create a unique "town center" that
implies a community area geared toward use by neighborhood residents. Activities that may be
included but not limited to this area are listed below. There may be other uses which are not listed
but which are appropriate because they serve the surrounding residential area or are naturally
compatible with the concepts of this development. It is anticipated that as a "town center" areas
for seating, display of artwork or continuation of Dublin's pedestrian system should be incorporated
into the design.
Permitted Uses
The following uses shall be permitted within Subarea A:
1. All uses listed in Dublin Code section 1161 (Neighborhood Commercial) and Section 1159
(Suburban Office).
2. In quadrants 1, 3 and 4, one 30,000 square foot neighborhood grocery type use shall be
permitted. Any other user can not exceed 15,000 square feet unless approved by the City
of Dublin Planning and Zoning Commission. In no case shall any use exceed 30,000 square
feet.
3. The following additional uses:
limited price variety stores
clothing stores
electrical supply stores
custom tailors
furriers and fur shops
furniture, home furnishings and appliance stores
antique stores and secondhand stores
book and stationary stores
sporting goods stores and bicycle shops
jewelry stores
cigar stores and stands
news dealers and news stands
camera and photographic supply stores
gift, novelty and souvenir shops
optical goods stores
miscellaneous retail stores not otherwise classified, providing same
are compatible with the stated purpose of the composite plan
combinations of individually allowable uses
advertising
duplicating, addressing, blueprinting, photocopying, mail, mailing list
and stenographic services
1
business services not otherwise classified, providing same meet the
stated purpose set out in the composite plan text
watch, clock and jewelry repair
photographic studios
dry cleaners (to include pressing, alteration and garment repair)
miscellaneous personal services
gasoline service station
offices of veterinarians and animal hospitals, providing no outside runs
child or day care
art school
interior decorators
4. Conditional Uses shall include: drive-thru uses such as banks or restaurants and garden
stores, farm markets or other uses with outside sales or storage.
5. If the two parcels immediately adjacent to the eastern half of Quadrant 2 remain
residential, then the Planning and Zoning Commission of the City of Dublin reserves the
right to limit hours of operation and increase landscape buffers for certain uses.
Yard and Setback Requirements: (Sheet 1)
1. Along Tuttle Crossing Boulevard, pavement setbacks shall be 30', building setbacks 50'.
2. Along Relocated Wilcox Road, pavement setbacks shall be 20', building setbacks 30'.
3. Side and rear yards shall be 15' for building and pavement. Side and rear yards along Old
Wilcox Road shall be 25' for pavement and buildings.
4. Except for perimeter side and rear yard setbacks as indicated on Sheet 1, outparcels shall
have cross parking easements and one unified parking lot. No 15' side yard setback shall
be required. (Site plans: Sheets 7 and 8)
5. Total building square footage permitted per acre shall not exceed 10,000 square feet.
Utilities:
1. All utility lines including water supply, sanitary sewer service, electricity (except primary
or trunk lines), telephone and gas, and their connections or feeder lines should be placed
underground.
2. All utility connections should be kept to the rear or the side of the building, out of view
or screened.
3. All ground mechanical equipment and related structures should be effectively screened
from grade level view with appropriate landscaping.
4. Mechanical equipment or other utility hardware on roof or buildings shall be screened
from public view with materials harmonious with the building.
Circulation: (Sheet 2)
1. Tuttle Crossing Boulevard shall have an 80' right-of-way consistent with prudent traffic
engineering principles and practices.
2. A 10' (ten) utility easement shall be reserved on each side of the right-of-way along Tuttle
Crossing Boulevard.
3. Relocated Wilcox Road shall have a 60' right-of-way.
2
. 4. In Quadrants 1 and 4, two curb cuts shall be permitted on to Tuttle Crossing Boulevard
for each quadrant. Only one curb cut shall be permitted on to Tuttle Crossing Boulevard
for Quadrants 2 and 3 as shown on Sheet 2. The number of curb cuts on Relocated
Wilcox Road shall be limited to one per each quadrant. Additional curb cuts may be
permitted by the City of Dublin according to prudent engineering practices.
5. Right In/Right Out curb cuts shall be permitted on Tuttle Crossing Boulevard and shall
be spaced at a minimum of 200 feet from centerline to centerline from other curb cuts.
6. Opposing curb cuts on Tuttle Crossing Boulevard and Relocated Wilcox Road shall be
offset no less than 100' (as measured from the driveway's centerline) or directly aligned
wherever possible consistent with prudent traffic engineering principles and practices.
7. Curb cuts on the same side of Tuttle Crossing Boulevard and Relocated Wilcox Road shall
have a 200' spacing (from centerline to centerline) from other curb cuts and public streets.
8. No curb cut shall be located closer than 200' from the intersection of Tuttle Crossing
Boulevard and Relocated Wilcox Roads including right inlright out curb cuts.
9. Pedestrian access shall be allowed from MF on the north into the retail area of Quadrant
1.
Paving: (Paving refers only to uses within Subarea A and is not meant to serve as the standard for
public R.O.W.)
1. Asphalt paving for roads and parking areas.
2. Concrete curbs.
3. Concrete road paving as needed in service area.
4. Sidewalks should be minimum 4'-0" wide' paving material to be broom fInish concrete.
Parking:
In addition to meeting the current City of Dublin G>de requirements, the following guidelines
should be followed in the design of parking facilities.
1. Where retail and office are combined, one space per 200 square feet of building shall be
provided for office uses.
2. In commercial areas, 5.5 spaces per 1,000 square feet of building shall be provided.
Otherwise all parking and loading shall be regulated by the Dublin Code Chapter 1193.
3. Drive-thru stacking shall accommodate a minimum of eight spaces per exchange window.
4. Restaurant type uses shall'X provide 1 space per 50 square feet of building.
5. Automobile service stations shall provide 2 spaces plus 1 additional space per 100 square
feet or 3 spaces per each service bay (whichever is greater). Refer to City of Dublin Code
Section 1193.13.
6. Parking stalls shall be laid out in the most efficient manner; 90 degree layouts are
suggested with 9' x 19' stalls and 22' - 24' aisles.
7. No parking shall be permitted on Tuttle Crossing Boulevard or Relocated Wilcox Road.
3
8. Handicap parking spaces shall be 19' long x 12' wide. Handicap ramp access shall be
included in conjunction with these parking spaces. The number of spaces required shall
be provided according to the City of Dublin Zoning Code.
Waste and Refuse:
1. All waste and refuse shall be containerized and fully screened from view by a solid wall
or fence with materials that are harmonious to the building and architecture.
Service:
1. No noises, smoke, odors, vibrations or other nuisances shall be permitted.
2. No area of the site will be used for outdoor storage or sales except for "Sidewalk Sales"
which can last no longer than three days.
3. Service courts and loading docks shall be screened from all streets by landscaping,
mounding or walls.
4. No materials, supplies, equipment or products shall be stored or permitted to remain on
any portion of the parcel outside the permitted structure.
Landscaping:
1. All landscaping shall be according to the Dublin Landscape Code Chapter 1187.
2. Within Subarea A, at the intersections of Tuttle Crossing Boulevard and Relocated Wilcox
Road, an area of approximately 100' by 100' shall be reserved as a "special landscaping
area" on all four corners. This "special landscaping area" is intended to serve as a
consistent landscape entry and "Public Commons" area to provide identity to the special
commercial uses (Sheets 5 and 6).
Special Landscaping shall include a combination of low walls and earthmounding, fencing
and earthmounding, or a non-solid structure such as a trellis, arbor or arch. This area
shall also include consistent signage. Landscaping shall be a combination of deciduous and
evergreen trees and shrubs. ,Annuals and perennials shall also be included in the
landscaping. Sheets ;(and 5.
I
'<J
3. From the "Special Landscaping Areas" along Tuttle Crossing Boulevard and Relocated
Wilcox Road,street trees shall be planted 50' on center, within the right-of-way and
planted within the R.O.W. per City of Dublin Code. (Sheet 3) All street trees must be
approved recommended trees per City of Dublin Zoning Code. A hedge shall also be used
along these roads and shall serve to carry a consistent theme from the "Special Landscaped
Areas" across the road frontage of the Special Commercial Uses. The hedge shall be
placed along the parking as a screen (see Sheets 4 and 5). Annuals or perennials are
suggested for seasonal color.
4. The rear of all buildings or structures shall be screened with planting, hedge, fence, wall
or earth mound to provide a minimum of 50% winter opacity and 70% summer opacity,
between l' above finish level and 6' in height. See Sheet 7 for typical buffer planting.
5. Minimum size of all trees shall be 2" to 2-1/2" caliper for shade trees, 6' to 8' height for
evergreen and 1-1J2" or greater caliper for ornamentals.
General Landscaping Conditions:
1. All interior and perimeter landscaping shall meet the requirements set forth by the City
of Dublin Landscape Code Section 1187.
4
.
2. Any portion of a lot upon which a building or parking area is not constructed shall be
landscaped.
3. Street trees on each side of an entry drive shall be set back twenty (20) feet from the curb
to accentuate the entry/exit points.
4. A minimum greenbelt of 15' (fIfteen) feet shall be maintained along each adjoining
property line, except as indicated in yard and setback requirement #4. See Sheet 7 for
perimeter planting.
5. Shrub plantings are recommended massed or clustered in beds rather than singular shrub
plantings.
6. Site unity can be maintained by specifying the same species of major landscape elements
(shade trees, evergreen trees and ornamental trees). New compatible species of shrubs
and ground cover will be introduced to the plant palette as needed to provide interest,
focal points and screening around new development.
7. For any restaurant operation of any kind that is located within an outparcel only, yard area
'--- shall be set aside for outdoor seating areas, such pedestrian furniture to be generally
_J....... --\ representing the family or type of design and/or materials to create maximum possible
\ pedestrian atmosphere and sufficient landscaping for a pleasant pedestrian environment.
FencesIWaIls: . p
1. No chain link or wire fencing shall be permitted. ~...{, Io...e..- tV ',~ {^v
'Z-. ~ ~ v..r\.Q.Q ~ ~,~~
Lighting: ~~-r. ~
1. All lighting shall be in accordance with the City of Dublin Guidelines.
2. All light levels and light uniformity shall be in accordance to IES Standards.
Recommended Maximum Light Illuminances can be seen in Table 1. Refer to IES
defInitions for explanations of standards listed in this lighting section.
3. Lighting shall be classified into three types:
a) Pedestrian Lighting
b) Private Parking Lighting
c) Public Street Lighting
A combination of these three lighting types is recommended for the retail areas.
Placement for each specific type of lighting can be seen on Sheet 11.
4. Light shall not exceed the following pole mounting heights:
a) Pedestrian Lights shall not exceed 16'
b) Private Parking Lights shall not exceed 28'
c) Public Street Lights shall not exceed 36'
5. A combination of pole and building mounted cut off units should be used as pedestrian
lighting along the front of the retail and in other areas as needed to reinforce the
pedestrian scale. Pedestrian lighting fIxtures should be similar in style to the fIxture
indicated on Sheet 11.
6. All other external light fIxtures including pole or wall mounted, and parking lot lighting
shall be a cut-off type fIxture from the same manufacturer and of similar type and style.
5
7. All light fixtures chosen should minimize glare and light trespass on to adjacent properties.
8. All light poles and standards shall be dark in color and shall be constructed of dark wood,
or dark brown, black or bronze colored metal.
9. Accent lighting of buildings or landscaping shall be permitted if of cut-off variety from
concealed sources. No colored light shall be used to light the exterior of any building.
Signage:
1. All signage, graphics and signage setbacks shall comply with the City of Dublin Sign Code
Chapter 1189 unless noted otherwise.
2. All signage and graphics shall be compatible with the building and architecture. Materials
used for signage should be consistent with the materials and colors used for the building.
3. All wall signs shall be incorporated within the fascia of the building.
4. Each out parcel shall be allowed one ground sign no larger than 25 square feet. All ground
signs shall not exceed 6' in height and shall be setback at a minimum of 8' off the right-of-
way.
5. Outparcels on the comers of Relocated Wilcox Road and Tuttle Crossing Boulevard shall
be allowed a total of two signs: one ground sign and one wall sign.
6. All ground signs shall be wood and incorporated into an entry feature. Ground signs may
be wood routed, sandblasted or painted.
7. All ground signs shall be mounted on wood post, brick base or stone base but should
reflect Tuttle Road Standard Exhibit
8. All wall mounted signage- shall be a common size and color and should be integrated and
carefully coordinated with the building facade.
9. No advertising signs are permitted.
10. Directional and regulatory signage shall be a common type and consistent throughout each
parcel.
11. No signs shall be applied to windows for the purpose of advertising.
U. All wall sign frames/cabinets will be black, brown or bronze colored metal.
Architectural Standards
Architectural Theme: (Sheet 12)
1. Project should reference the Old Dublin Area (High Street) in character without absolute
traditional style duplication. A village image incorporating a variety of facade characters,
heights, and quality material applications should be considered. Smaller building facades
may be symmetrical while the overall "look" of the center should not be so within each
parcel. Different building and roof shapes within a single design context is encouraged
within the center.
2. Office and retail buildings shall have a common architectural theme provided within a
controlled diversity that provides stylistic harmony and aesthetic quality by using consistent
site details (lighting, signage and landscaping) and the same or compatible building
materials.
6
3. Covered walkways in front of the retail uses should employ a controlled mixture of
overhang solutions. Visual anchors (taller building elements) should provide a vertical
parapet at the walkway edge. Lower building elements may have "porch-like" projecting
roofs supported by columns at least 40'-0" on center.
4. Major roof forms should be gable or hip type with a flat roof used over no more than 60%
of the total center covered roof area. Judicious use of smaller elements (dormers, hips
with small gables, lanterns, faux chimneys) are suggested.
5. AIl buildings located on the east or west ends of Quadrants 1, 2, 3 and 4 have a gable or
hip type roof.
6. AIl freestanding outparcel users shall have a gable or hip type roof.
Project Scale:
1. Major retail building elements shall have a minimum frontal width 60-80' with height
ranging from 30' to 35' measured per City of Dublin Code for height restrictions. Minor
building elements shall have a 20' high minimum measured under the same restriction.
2. Higher major building elements shall be used as punctuation for lower scale connectors.
Some two story elements are encouraged. Taller elements should serve as visual anchors
to the remainder of the strip retail. Narrow, tall towers are discouraged.
Project Materials:
1. Fronts and publicly visible sides to be primarily of brick or stone. On major building
elements, masonry should be either stone or brick and may be mixed within center with
each building element using only one material. Cedar may also be considered as a finish
material to be used on the center. Stone to be at least 25% of finished masonry used. All
facades, front and rear, should look like the same building.
2. Rear facades on major building element visible above rear screening wall shall be 20%
brick or stone with the remainder stucco. Rear facades on minor building elements
masonry with ftnish stucco application. AIl utilities and doors at rear are to be "painted
out" unless used as decorative feature.
3. Roofs should be of a better quality asphalt shingles standing seam roofmg, wood shake
shingles, or masonry or tile product shingles with no vaulted traditional roof tiles allowed.
Roof mounted mechanical equipment should not be visible from within property
boundaries and less than 200' from rear property line.
7
WINDMILLER TRACT 10-29-90
Subarea B - Office
Permitted Uses
The following uses shall be permitted within Subarea B:
Those uses listed in the Suburban Office Zoning Category, of Dublin City Code Section 1159.
Yard and Setback Requirements: (Sheet 1)
1. Along Relocated Wilcox Road pavement setbacks shall be 20', building setbacks shall 30'.
2. Side and rear yards shall be 15' for building and pavement except along Old Wilcox Road
where side and rear yards shall be 25' for building and pavement.
3. Total building square footage permitted per acre shall not exceed 10,000 square feet.
Utilities:
1. All utility lines including water supply, sanitary sewer service, electricity (except trunk or
primary lines), telephone and gas, and their connections or feeder lines should be placed
underground.
2. All utility connections should be kept to the rear or the side of the building, out of view
or screened.
3. All mechanical equipment and related structures should be effectively screened from grade
level view as well as on site views from within the development.
4. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be
screened from public view with materials harmonious with the building.
Circulation: (Sheet 2)
1. Relocated Wilcox Roads shall have a 60' right-of-way.
2. Opposing curb cuts on Relocated Wilcox Road shall be offset no less than 100' (as
measured from the driveway's centerline) or directly aligned wherever possible consistent
with prudent traffic engineering principles and practices.
3. Curb cuts on the same side of Relocated Wilcox Road shall have a 200' spacing (from
centerline to centerline) from other curb cuts and public streets.
4. There are no limits to the number of curb cuts on Relocated Wilcox Road as long as they
meet the requirements for spacing as defmed above.
5. No curb cuts shall be permitted from the Old Wilcox Road cul-de-sac into the office tract
in Subarea B as long as the eastern side of Old Wilcox Road remains residential. Existing
residential houses alon~ Old Wilcox Road shall be permitted to have one driveway curb
cut per parcel.
8
. //J
6. :-ro curb cuts shall be permitted ~rom the Old Vv:ilcox Road cul-de-sac into the retail tract/ ~
m Quadrant 2. or ~ \:5 ~J ~+ . ~
Paving: (Paving refers only to uses within Subarea B and is not meant to serve as the standard for
public R.O.W.)
1. Asphalt paving for roads and parking areas.
2. Concrete curbs.
3. Concrete road paving as needed in service area.
4. Sidewalks should be minimum 4'-0" wide' paving material to be broom finish concrete.
Parking:
In addition to meeting the current City of Dublin code requirements, the following guidelines
should be followed in the design of parking facilities.
1. All parking and loading shall be regulated by the Dublin Code Chapter 1193.
2. Parking stalls shall be laid out in the most efficient manner; 90 degree layouts are
suggested with 9' x 19' stalls and 22' - 24' aisles.
3. No parking shall be permitted on Tuttle Crossing Boulevard or Relocated Wilcox Road.
4. Handicap parking spaces shall be 19' long x 12' wide. Handicap ramp access shall be
included in conjunction with these parking spaces. The number of spaces required shall
be provided according to the City of Dublin Zoning Code.
Waste and Refuse:
1. All waste and refuse shall be containerized and fully screened from view by a solid wall
or fence with materials that are harmonious to the building and architecture.
Service:
1. No no~ses, smoke, odors, vibrations or other nuisances shall be permitted.
2. No area of the site will be used for outdoor storage or sales.
3. Service courts and loading docks shall be screened from all streets by landscaping,
mounding or walls.
4. No materials, supplies, equipment or products shall be stored or permitted to remain on
any portion of the parcel outside the permitted structure.
Landscaping:
1. All landscaping shall be according to the Dublin Landscape Code Chapter 1187.
2. Relocated Wilcox Road shall have street trees planted 50' on center, within the right-of-
way and planted l' from the right-of-way line. All street trees must be approved
recommended trees per City of Dublin Zoning Code. See Sheet 3.
3. In addition to street trees, an earthmound shall occur along Relocated Wilcox Road. This
earthmound shall be landscaped with a combination of evergreen trees, deciduous trees,
and shrubs. See Sheet 4.
9
4. If Old Wilcox Road remains residential, the twenty.five foot rear/side yard setbacks shall
be planted with an earthmound and plant material as indicated on Sheet 7 to preserve the
residential character.
5. The rear of all buildings or structures shall be screened with planting, hedge, fence, wall
or earth mound to provide a minimum of 50% winter opacity and 70% summer opacity,
between l' above finish level and 6' in height. See Typical SidelRear Buffer, Sheet 7.
6. Minimum size of all trees shall be 2" to 2-1/2" caliper for shade trees, 6' to 8' height for
evergreen 1-1/2" or greater caliper for ornamentals.
General Landscaping Conditions:
1. Any portion of a lot upon which a building or parking area is not constructed shall be
landscaped.
2. Street trees on each side of an entry drive shall be set back twenty (20) feet from the curb
to accentuate the entry/exit points.
3. A minimum greenbelt of 15' (fifteen) feet shall be maintained along each adjoining
property line.
4. Shrub plantings are recommended massed or clustered in beds rather than singular shrub
plantings.
5. Site unity can be maintained by specifying the same species of major landscape elements
(shade trees, evergreen trees and ornamental trees). New compatible species of shrubs
and ground cover will be introduced to the plant palette as needed to provide interest,
focal points and screening around new development.
6. Except as otherwise noted, all other landscaping shall conform with the City of Dublin
Landscape Code Section 1187. ~
~ 4:"
Fences/Walls: 'J5-
1. No chain link or ~ shall ~ pe~t~ ~ ~ .~ ~
~. MQ ~. . ~ ~I ~ (.()I
Lighting: (Sheet 11) ~ I~ .
1. All lighting shall be in accordance with the City of Dublin Lighting Guidelines.
2. All light levels and light uniformity shall be in accordance to IES Standards.
Recommended Maximum Light Illuminances can be seen in Table 1. Refer to IES
definitions for explanations of standards listed in this lighting section.
3. Lighting shall be classified into two types:
a) Private Parking Lighting
b) Public Street Lighting
4. Light shall not exceed the following pole mounting heights:
a) Private Parking Lights shall not exceed 28'
b) Public Street Lights shall not exceed 36'
5. All external light fixtures including pole or wall mounted, and parking lot lighting shall be
a cut-off type fixture from the same manufacturer and of similar type and style.
10
6. All light fIxtures chosen should minimize glare and light trespass on to adjacent properties.
7. All light poles and standards shall be dark in color and shall be constructed of dark wood,
or dark brown, black or bronze colored metal.
8. Accent lighting of buildings or landscaping shall be permitted if of cut-off variety from
concealed sources. No colored light shall be used to light the exterior of any building.
Signage:
1. All signage and graphics and signage setbacks shall comply with the City of Dublin Sign
Code Chapter 1189, unless otherwise noted.
2. All signage and graphics shall be compatible with the building architecture. Materials used
for sign age should be consistent with the materials and colors used J9Lthe building.
3. Office shall be limited to either one wall sign or one ground sign. All wall signs shall be
no larger than 25 square feet. All ground signs shall be no larger than 20 square feet.
Ground signs shall not exceed 6' in height and shall be setback at a minimum of 8' off the
right-of-way and integrated into landscaped entry features.
4. All wall mounted signage within Subarea B shall be of uniform size, shape and color.
5. No signs shall be permitted on the Old Wilcox Road cul-de-sac.
6. No advertising signs are permitted.
7. No signs shall be applied to windows for the purpose of advertising.
8. Directional and regulatory signage shall be a common type and consistent throughout each
parcel.
9. All wall signs, frames, cabinets will be black, brown or bronze colored metal.
Architectural Standards
Architectural Theme: (See Sheet 12)
1. Project should reference the Old Dublin Area (High Street) in character without absolute
traditional style duplication. A village image incorporating a variety of facade characters,
heights, and quality material applications should be considered. Smaller building facades
should be symmetrical while the overall "look" of the center should not be symmetrical
within each parcel. Different shape variety within a single context is encouraged within the
center.
2. Office buildings shall have a common architectural theme (compatible with adjacent retail)
provided within a controlled diversity that provides stylistic harmony and aesthetic quality
by using consistent site details (lighting, signage and landscaping) and the same or
compatible building materials.
3. Major roof forms should be gable or hip type. Judicious use of smaller elements (dormers,
hips with small gables, lanterns are suggeste+
Project Materials:
1. Solid portions of fronts, sides and rears to be primarily of brick or stone. On major
building elements, masonry should be either stone or brick and may be mixed within center
with each element using only one material. All facades, front and rear, should look like
the same building.
11
2. All utilities at rear are to be "painted out" unless used as decorative feature.
3. Roofs should be of a better quality asphalt shingles standing seam roofmg, wood shake
shingles, or masonry or tile product shingles with no vaulted traditional roof tiles allowed.
Roof mounted mechanical equipment should not be visible from within property
boundaries and less than 200' from rear property line.
IT IS UNDERSTOOD THAT THE CONTENTS OF THE ATTACHED LETTER
FROM MR. CHRIS CLINE TO MS. KATHY TATTERSON SHALL CONTROL
OVER ANY CONFLICTING PROVISIONS CONTAINED IN THIS 12 PAGE
SUBAREA TEXT.
THAT LETTER AND ITS CONTENTS WERE MADE PART OF THE
APPLICABLE ZONING DOCUMENT AT THE NOVEMBER 8, 1990 PLANNING
AND ZONING COMMISSION MEETING BY THE APPLICANT.
12
C H R 1ST 0 P HER T. CLl N E
ATIORNEY AT LAW
37 WEST BRIDGE STREET
DUBLIN. OHIO 43017 AREA CODE 614
December 6, 1990 i66-0425
Kathy Tatterson
5472 Wilcox Road .
Dublin, Ohio 43017
re: Windmiller rezoning Z-90-005
Dear Kathy:
This letter will respond to the points addressed to me up to and including the hearing on the
Windmiller rewning. This letter is a commitment on the behalf of Wilcox-Tuttle Ltd. It
replaces the letter I wrote to you on November 7, 1990 and becomes part of the text.
1. Street trees will be installed down both sides of the old Wilcox Road CuI de Sac,
including the actual cuI de sac. Spacing and size per City of Dublin street tree standards.
2. There will be no wall pack lighting facing residential areas in Quadrant 2 or Subarea B.
3. A lighting plan will be included as part of the development plan for all parcels in the
PCD zoning.
4. Driveway connection will be by the City of Dublin. We will help in confirming this.
5. The Curb cut for the Johnson property and Quadrant 2 will be the present location of
Wilcox Road. If you look carefully at sheet 7, it shows exactly how this works. The
buffering is brought all the way down to the point where the curb cut ends. This treatment
is part of the Tuttle Road plan being done by the City of Dublin.
,
6. In clarification of "Permitted Uses", for "Subarea A-Special' Commercial" item 5 on
page 2 of the text is amplified to read "remain residential at the time of applicant's
development" This same revision is made to the "Subarea B-Office" text in item 4 of the
"Landscaping" section, page 10. These changes clarify that, if your homes are still being
used as residences at the time of development the standards mentioned apply, but do not if
they have been converted to non residential uses.
7. Gasoline sales may take place only on the west one half of Quadrant 2.
8. Note that sheet 2 in the "Office" notes prohibits curb cuts on Old Wilcox Road.
Although not clear on the plan, this same restriction applies to Quadrant 2, the Special
Commercial area located at the northeast comer of the relocated Wilcoxtruttle intersection.
I believe this addresses all of the outstanding issues.
II yoms,
Chnstopher T. Cline
crC:pq
cc: Bobbie Clarke
Wilcox Tuttle Ltd.
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