55-96 Ordinance AMENDED
-'-_.
RECORD OF' ORDINANCES
Dayton Legal Blank Co. Form No, 30043
Ordinance No,_ Passed_____u_u__m_mu_______ _________________n19nn-___
\
- AN ORDINANCE PROVIDING FOR A CHANGE IN ZONING FOR
22.573 ACRES OF LAND LOCATED ON THE NORTH SIDE OF
POST ROAD AT THE FRANKLINIUNION COUNTY LINE FROM:
...........' R-l, RESTRlCfED SUBURBAN RESIDENTIAL DISTRICT AND U-l,
AGRICULTURAL DISTRICT, TO: PUD, PLANNED UNIT
DEVELOPMENT DISTRICT (GORDEN FARMS)
NOW rRE. BE IT ORDAINED by the Council of the City of Dublin, State of
Ohio, of the elected members concurring:
Section 1. That the following described real estate (see attached map marked Exhibit "A")
situated in the City of Dublin, State of Ohio, is hereby rezoned to PUD, Planned Unit
Development District and shall be subject to regulations and procedures contained in
Ordinance No. 21-70 (Chapter 153 ofthe Codified Ordinances) the City of Dublin Zoning
Code and amendments thereto.
Section 2. That application, Exhibit "B", including the list of contiguous and affected
property owners, and the recommendations of the Planning and Zoning Commission, Exhibit
"C", are all incorporated into and made an official part of this Ordinance and made an official
part of this Ordinance and said real estate shall be developed and used in accordance
therewith.
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Section 3. That this Ordinance shall take effect and be in force from and after the earliest
period allowed by law.
.......~ Passed this) isf day of O~1i1k/; 199L,.
tSJ# Ff ~ "1<1 in 'n'
Mayor - Presiding Officer ~ \)I~\e ~, \
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. Qnh-II11'\(,e! "" . (;":0 Re'J'rSed t-
"as ot ,\'IS' 7',)\ lS 0\ \I,f} ..
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Attest: ~+! '"' '.\_ Set ,0
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at \.'lll\;\\\'\ \1\
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. u\)\inr Oi\lO
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Clerk of Council Oel\<. 0
Sponsor: Planning Division
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Gordon Farms OCT , 8 1900
Casto Communities and State Street Development Company 'T_._....~~,',""-....
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Amended PUD Development Text
October 15, 1996
The exisiting July 9, 1996, Amended PUD Development Text and Development Standards have been
amended to include the following to the end of the July 9, 1996, Development Standards.:
Maintenance of Premises:
The landowner or assigns of the subject property ("Landowner") shall be required to maintain the
subject property in a manner consistent with any first class apartment community in Dublin, Ohio.
At the request of the Lowell Trace Civic Association Board of Directors ("Board"), the Landowner
shall meet with the Board to discuss initial and ongoing maintenance of the multi-family development.
Maintenance shall include continual upkeep of building exteriors, gate house feature and perimeter
landscaping.
. The exterior of a structure shall be maintained in good repair, structurally
sound and sanitary so as not to pose a threat to the public, health, safety or
welfare.
. All wood and metal surfaces shall be maintained in good condition. Peeling,
flaking and chipped paint shall be eliminated and surfaces repainted.
. The premises and open spaces shall be maintained in a clean, safe and sanitary
~,;':~, condition, Grass lawns will be properly mowed and shrubbery properly
trimmed.
~ All sidewalks, walkways, stairs, driveways, parking spaces and similar areas
.
shall be kept in a proper state of repair, and maintained free from hazardous
conditions.
. All accessory structures, including detached garages, fences and walls, shall
be maintained structurally sound and in good repair.
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II RECORD OF ORDINANCES
,-
Dayton Legal Blank Co, Form No, 30043
J Ordinance No",5S~96.(Amended) Passed..,.... ','" .................................h..19........
II
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:i AN ORDINANCE PROVIDING FOR A CHANGE IN ZONING FOR
I,
, 22.573 ACRES OF LAND LOCATED ON THE NORTH SIDE OF
I POST ROAD AT THE FRANKLIN/UNION COUNTY LINE FROM:
,... II R-l, RESTRICI'ED SUBURBAN RESIDENTIAL DISTRICT AND U-l,
AGRICULTURAL DISTRICT, TO: PUD, PLANNED UNIT
r DEVELOPMENT DISTRICT (GORDEN FARMS)
~ I
I, NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin, State of
Ohio, _ of the elected members concurring:
il Section 1 That the following described real estate (see attached map marked Exhibit · A")
!I
II situated in the City of Dublin, State of Ohio, is hereby rezoned to PUD, Planned Unit
I, Development District and shall be subject to regulations and procedures contained in
II Ordinance No. 21-70 (Chapter 153 of the Codified Ordinances) the City of Dublin Zoning
,I Code and amendments thereto,
II
II Section 2 That application, Exhibit "B", including the list of contiguous and affected
Ii
I' property owners, and the recommendations of the Planning and Zoning Commission, Exhibit
I "C", are all incorporated into and made an official part of this Ordinance and made an official
part of this Ordinance and said real estate shall be developed and used in accordance
I therewith,
Section 3 That this Ordinance shall take effect and be in force from and after the earliest
period allowed by law.
I, Passed this _ day of ,199_,
II
I
Mayor - Presiding Officer
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Attest:
~
Clerk of Council
Sponsor: Planning Division
AS SUBMITTED TO COUNCIL
qJ13/16 -2/;. 0
' FOR MEETING ON cr, (if: ,-tl~
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CITY OF DUBLIN PLANNING AND ZONING COMMISSION
AN APPLICATION FOR AMENDMENT FOR P&Z C Use Only
OF THE CITY OF DUBLIN ZONING Application No:
DISTRICT MAP ZH
(Reclassification of Land) Date Filed:
Fee Receipt No.
Received by:
Please type or print information - Use additional sheets as necessary
" TO THE HONORABLE PLANNING AND ZONING COMMISSION: ,
The Applicant Casto Camudties, Inc. and State Street Developll!llt Co. c/o Willian J. Riat ....
, .
. ../" Contl!sct Pur~haser * ,.
be~ng the~ of property located within the area proposed for
168 1IU1ti-fllJlilv dwellirwJ and parkland . requests that the following
described land to be placed in the p1amed mit district (lIUlti-fllJlily).
.
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 or other), and thence having a dimension
of from the (specify) of J
(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 X NO
* Warren and Helen Gorden are the owners of the subject property, Mr. . and Nrs. Gordon have authorized Casto
Camllnities, Inc. and State Street Developll!llt Co. to apply for this rezoning. The City of Dublin has an
authorization letter in its file.
Page 1 of 4 ~(~-~~~ilill
CITY OF DUBLIN
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_...~_.___,_~__~c_~
, by-~:'b,'t II B"
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 addition to the General Description of Land. The map
shall include all land in the proposed change and all land within five hundred (500)
feet beyond the limits of the proposed change. .
To be shown on the map - all property lines, street right-of-way; easements and
other information related to the location of the proposed, boundaries and shall be
fully dimensioned.
The map shall show the existing and proposed Zoning District or Special District
,,,,,,". boundaries.
List all owners of property within and contiguous to and directly across the street
~ from such area proposed to be rezoned. The addresses of the owners shall be those
appearinf on the C~unty Auditor's current tax list or the Treasurer's mailing list.
NAME . ADDRESS
See attached Addend~I, A
B. ARGUMENTS FOR RECLASSIFICATION OF THE DESCRIBED LAND
1. Proposed Use or Development of the Land: 168 IIUlti-farnily rn.elling units and 7.5
acres of parkland. .
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 _____; Building Plan _____; Development Plan _____; Sketch _____;
Photographs _____; Other (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 Addendtm B
.
Page 2 of 4
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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
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 comple~eness and accuracy. Present owner of property:
" APPLICANTS'S AFFIDAVIT
STATE OF OHIO I
.
COUNTY OF FRANKLIN,
I ~ Willill1\.t niat
being duly sworn, depose and say that I am/we are the owner(s)/Lessee(s) of being
duly sworn, depose and say that I am/we are the owner(s)/lessee(s) of land included
in the application and that the foregoing statement herein 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
b." of ",/our ku~l.dg. end b.ll.f. ~1 ~
(sign~re f"R-8QI\:::eo~'
. Casto Communities, Inc.
~ 209 E. State Street
Columb\)s, OhiCl'.lt3F5,ic. 1
(Mailing address) I
....
(614) 228-5331 Fax: 46q-A376
(Phone)
Subscribed and sworn to before me this 3't:i day of W)a/1...<".L , 19;9~
4.~.
, . I Ao...A ./ 0'? ./
(notary Public ~
AiIJ
Person to be contacted for details, if other than above Sign. II' BENNA S. WATERFIELD
'~illill1\ H. hJauol 5126 Blazer Parkway, fublin, 00, 43017 793-<XX>l \;.' ~ 'NolaryPub5c.SlaIeofOhlo
H. Charles Fraas 209 E. State St., Co1unbus, 00, 43215 228-5331 \, ~ ' W Commission El(jlires 05-20-Q6
""/,",,<:!_o/ ..
(Name (Address) (Telephone)
- - - - - - - - - - - - - - - Z'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 Mo~ified
3. City Council: Date of Hearing
Approved Disapproved Modified ...
" ~. -..-."'. '-~""""""""",,-~~'.~-""'-
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The applicant/owner hereby acknowledges that approval of (his) (her) (its)
request for PUD zoning- (lIUlti-fanily) by the Dublin Planning and
Zoning Commission and/or Dublin City Council does not constitute a guar~ntee
or binding commitment that the City of Dublin will be abl~ 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.
. -4~Q3I~'D~
.
e./s/q ~
I I
Date' Signature of Applicant or authorized
representative thereof.
On behalf of:
Casto Camunities, Inc. and State Street Developrent Co.
Applicant
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Addendum A
Adiacent Property Owners
Franklin County:
Tax ID Number
Property Owner Mailin2 Address Property Address ,
.
273-003964 6665 Coffinan Road Post Road* ~
Village of Dublin Dublin Ohio ......
.
273-000369 6665 Coffinan Road Post Road*
City of Dublin Dublin, OH 43017
273-007418 Zena Checkler Post Road *
MlI Schottenstein Homes, Inc. P.O. Box 29188
Columbus, OH 43229
273-005937 2267 Middlesex Road 6655 Post Road
WaITen C. Lehr Columbus, OH 43220 Dublin, OR 43017
273-001900 P,O. Box 671 Post Road*
BJK L.P. London, OR 43140
...
,j
Union County: :!
wtI
Pronertv Owner Mailint!: Address Property Address
Larry E. & D. M. Neville 7090 Post Road 7090 Post Road
Plain City, OR 43064
*Tax records do not indicate any property address other than what is listed.
..
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Addendum B
Section B.2. of "An Application for Amendment of the City of Dublin Zoning District Map
The property sits along the north side of Post Road at the County Line. Riverside Hospital owns 1 00
acres to the southeast across Post Road and is zoned for office, retail and medical-related uses, The
property to the south and southwest across Post Road is currently used for agricultural purposes,
However, due to the planned extension of Perimeter Drive, along with its prime location at the u.s.
.11&-~", 33/Post Road, interchange, it is expected that the south side of Post Road from Avery-Muirfield
Drive to Legget Roadr'Hyland-Croy Road will be developed entirely with commercial and office uses.
~%t' (The area south of Post Road was once selected for location of a regional mall.)
Immediately to the east of the subject lies a narrow accessway into the Red Trabue Nature Reserve
from Post Road. The Park widens approximately. 600 feet from Post Road. On the other side of the
park land is the Indian Run Retirement Center. A continuation of the Wyndham Village subdivision
is situated to the north. This new subdivision is to be used for an expansion of Trabue Park, a middle
school site, and single-family lots.
The proposed rezoning would be beneficial to the immediate area for several reasons, a few of which
follow:
. A previous proposed single-family devcrlopment of the subject property was
previously discouraged by staff due to the expected intensity of non-residential
development on the south side of Post Road.
. Multi-family housing will provide a gradual step of rower intensity development and
will act as an appropriate buffer between the single-family development to the north
and the parkland to the east.
- . The dedication of35% ofthe site for use as parkland reaches the maximum permited
by the City Code. Equally, important, the dedication allows Dublin to develop an
~ expanded entrance to the park
. The design of the project, along with the materials planned for the buildings, will
complement the park setting.
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LEGAL DESCRIPTION OF 18.0573 ACRES
The COllowing REAL ESTATE situated in the Township of
Washinaton. County of Franklin. State of Ohio; located in
Vir.lnb Hi l1tary Survey No. 3452, beina part of a 37.50 and
12.25 acre tracts oonveyed to W.W. ~ H.L. Cord.n in De6d Book
3307, paBe 420, and being more par~icularly doscribsd as
follbwa:
.~ Be81nnin8 for referenoe. a~ an iron pin found markin, an angle
in Poet Road (60' teet in width) and in the center,l1ne of
Hyland-Croy Road (Co. Rd. 2 B. SO' in width); ;
~" \
. 'thence Soutn 60-10'34" East. 395.65 feet to a State :Hilhway
Monument, belnc a iron pin found markin~ an an:l. point ~n .aid
Post Road;
'.
thence South S2e44'4S" iast 8~8.SS Ceet to an iron pipe found
marklnc an an.le point in soid Poat Road:
thence South 72.06'12" X61St 602,47 fmet to an iron pipe found
mar~in. an an&1e point In said Post Road;
thence South S7'04'4S" East 186.08 feat, passin! an iron pipe
found at 165.96 feet marking the southwest corner of a' 20.220
acr. tract conveyed to W.W. & H.L. Gorden in Deed Baal: 255,
plllg'!! 396. to a spike set In the center! ina of Ba1d Post Road
and the Union I Franklin County line mark in&: the southeast
corner of 881d 20.220 aore tract i1nd the Prinoiple P-:)int of
Bealnninl;;
thence North 00'52,'39" East 1B79,01 f'eet. along the ':;nion I
Fran~1in County l1na and th~ eaot line ot SAid 20.2:i:O aCre
tract, to an iron pipa cat;
thenoe South Soo2~'10. AD5t 466.83 feet, across said 37~SO and
12.25 acre trilcts, to an iron pipe set In the wmet line of a
21.024 acre tract conveyed to the City of Dublin In Official
Record 11009 0 O~:
thence South OS'54'37" East lEiH!.17 feet. along the we'St line
of, sald 21.024 .ere tract and p1ll6s1ng an iron pipe fiet at
"""""" 1587.81 feet, to a e.pike flet in the oenterline of' S8Hi Post
Road:
thenee North e7.04'~S" ~&~t 555,83 feet, alo08 the cen~erline
- of saId ,Post Road to the Principle Point Co.f B&~inninl:
containing 18.0573 acres more or leCQ, Subjeet to all ri~hts-
of-way, easements and restrIctions of reoord.
Th.. above deaorlbcd tract '8 bearilll!; base orlClnats,1 trom
Franklin County En~lneer. GPS point 'Frank' 72' azimuth to
'Frank 172'. All documents referenced are on file.at th~ Union
County or ,Frankl1n County Recorder's Offices. SurvQ:~'Qd by,
St5ven A. Solomon. P.S. No. 7243, in ~ulYr 1993, ~Gvised
I Januory 1994.o
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ADDENDUM TO UNION COUNTY PROPERTIES
Parcel Number Owner
13 William R & Rita Syar
..... 14 Doris M Neville
15 Larry E. & Dorris M Neville
- 16 Ml Schottenstein Homes, Inc.
18 National City Bank, Columbus
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CITY OF DUBLIN
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SEP, -13' 96(FRI) 08:08 DON CASTO REALTY TEL:1-614-228-9765 . P.004
LE~AL D~SCRIPTION OF ~.S16 ACRES
The followin, RBAL ESTATE .i~u~ted in ~he To~nBhip oC'Jaroma,
County oC Unlgn. Su+"~ of Ohio; looated In V!r~ll'lh Ml1.itat")p
Survey No" 3452. ba1ne pmrt of a 20.220 aor~ trac~ conv~yed
to '-/.\.1. & H.L. Cordon 11'\ Paed DeaClk 255. Pll._ 3Q6. Olrie! be.Ln. ,.
...ore particularlY de5lc)"1t.!td N 1'0110"'6:,
f1811lnn1nl tor r.t.r.no~. cst an 1ron pin round ftIr.l"k1n~ ar, angle ..J
in Po.t Road (60' feat in width) olnd in the cen'Cl!r1.'fne of
Hylend-Croy Road (Co, Rd. 2 S, SO' in wid~h)l
th.nce South 60'10'~4" ltl!llt 395.65 t..t to .. Sut. Hilhway
Monument, bl!ling 8 iron pin found llIarldne an anele !Joint ..In sa.id
Post Roadi
thence South S2.~" '45" Eut a~l;\. S5 f~t to an iron pipQ found
.arkln, an an.ll!l point in &ald Po.t Ro~d; ,
thence South 72'06"12," l!:~.t 602.""7 f.et to an iron pipe found
Jll"rkinc dO anele poInt 1n .a1d Poat Readl
t:hllnee South 67'Ot.'4S" 1t8S't 16~.Sl6 feet 'to an iron pin round in
'the center 1 ine: of .air;! Post Road marlc:1nl t.hg BouthQ"~t corner
Qf a 1.0~e aer. tract conv.yed to L. e. & D. M. N~vill~ (O.B.
2~6, PI. ~761 and the Pr1nciple Point of S8s1nnlns:
thencl!!I North 03'~4'1S" Uaet 222.t5 !@.t, slons the eaat:.1inc; of"
said 1.066 ecrCl tuct. to an iron pipe found Illa~kinlf III
.outhQ~r;t oornar ot' 8. 50.79 sera tract conveyed 'to' O. M.
Nev111. (0.8. 265. P!. 6&1);
thenco Nerth' 03.S~':Z7- West 1S1...0.1 fGet, alonl thll east line .
of aald 50.'9 acre tract, to B iron pipe Bet:
~h9nee South 50'24'10" !aet. 2~1.27 !8Qt. aorOl!l1l .aid ~Cl.2.20
~Qre tract, ~o an iron plp~ set in the Unlon I Fran~lln'CQun't.y
11n8 and 1n the Uest LIne of ~ ~7.60~ aore ~ract as eonv~Y~d to
W.Y. & H.L. Gorden in Deed Book 3307. pe~e ~20; J
thence South QCJ"S2'J9" Ue.t. la7~,Ol (Qlit:, along ..!lid Onton /,
Fremkl1n Count:y line and ~h. rJSS't Una of .:aid 1.7.6"2 ..ore
tr~ct ~nd ps&sini ah 1r~n pipe Bet at 18~~,Ol rmet, ~e ~ Ap1~e
set In t.lllll cent.erlini; of said Poc:t Read:
thsoce Nort.h 87.0Q'1.5" ~eet 20.12 tfilfil~ t.o tl1G Prillc;ipl~, Polnt:
of, Sel!nn!n. containLos ~"S16 aarel!l morm or lose. Subject 'to
all rlshts-of-uay. ~&..m~nt:s and restr1ct1ons o( reco~d,
I Ihe above described ~ract'8 ~arLnl b..e ori~Lno'te~ from
FranltUn County EnSlnetlrs QP~ point 'Fr..nlc: 72' oII.~1nIlJth 'to
'Frenk 172". All decument8 reCerenced .re en tile at thQ Union
Coun't)l' 01". FrOllkl.in CClun~y Recordar'lI O:fClcllts. Surve.yocJ by
Steven A. Solo~on, P.S. No. 7~43. in SuJy, 1~~~. ruvlaed
.Jbou.ary 199.....
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-I 'Ii OCT, 8 '
---_. -
. ...~.='/ .~. , 1996
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CASTO
COMMUNmES October 3, 1996
.'
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Mr. James Renard Mr. Steve Seggebruch
_.4 President Vice President
Lowell Trace Civic Association Lowell Trace Civic Association
6387 Phoenix Park Drive 6289 Twonotch Court
Dublin,OH 43017 Dublin, OH 43016
Mr. Tim Wilcox Mr. Glen Hoggle
Secretary Treasurer
Lowell Trace Civic Association Lowell Trace Civic Association
6311 Newgrange Drive 6268 Twonotch Court
Dublin, OH 43016 Dublin, OH 43016
RE: Gorden Farms Rezoning Application
Gentleman:
Weare writing to you in response to the August 1, 1996, Lowell Trace Civic
Association's comment regarding Casto Communities' and State Street
Development's request for rezoning approval from the Dublin City Council for the
property west of the Red Trabue Nature Preserve. We appreciate the time which was
~':'1'''t spent in drafting your comments regarding our rezoning and in attending the meetings
with us. This letter seeks to address each of the concerns raised,
~-
Updated Community Plan: .
The Lowell Trace Civic Association requested that an updated Community Plan be
completed prior to final approval of our zoning request. The comments stated that the
new plan's recommendations should be considered relative to the higher density
requested versus the 1.0 to 2.0 dwelling units per acre in the current plan.
Under the current Community Plan, the site is planned for 1-2 dwelling units per acre.
This plan was adopted in 1988, prior to the south of Post Road proposal by Jacobs for
209 EAsT STATE STREET a mall site. At that time, it was not expected that the Dublin City boundary-"'{ould
COLUMBUS. OHIO ever move further west than the Franklin CountylUnion County line. During the time
the mall was being proposed, the city realized the commercial potential of the Post
43215 Road corridor adjacent to US-33. The two interchanges off ofUS-33, the excellent
TELEPHONE
614 . 228 . 8545
FAX
614.221.0665
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Messrs. Renard, Seggebruch, Wilcox, and Hoggle
October 2, 1996
Page 2
exposure, and the future east/west connector of Perimeter Drive make the site
attractive for a mixture of high density commercial, office, and residential uses. As
such, there is demand for transitional uses between the more intense uses south of
.. Post Road and the single-family neighborhoods, like Lowell Trace, to the north. To
- the east, the Dublin Retirement Center and the Convalarium at Indian Run are zoned
PUD. The three-story Dublin Retirement Center has 150 one- and two-bedroom units
..,-",j and the Convalarium at Indian Run has 100 beds.
At the City Council hearing it was suggested that office could be an acceptable
transitional use for the subject property. As we outlined in our attached letter to City
Council, there is no indication that the City has highlighted this area for office
development. In the attached letter from City of Dublin, the staffbelieves that "multi-
family use is appropriate on the Gorden site because it provides a transition between
the commercial and residential areas. . . ." ..
Furthermore, the Mt. Auburn study addressed additional office zoning for all of
Dublin as well as specifically its vision of development uses along the Post Road
corridor:
". . . about a quarter to a third of land currently zoned commercial will
probably not be required for commercial development. Consequently,
the City should consider removing low priority office sites, and a good
portion of industrial sites, from commercial zoning as part of its
Community Plan update effort. Furthermore, the City does not need
to add additional commercially zoned sites unless a site is hi~hly
_....~ competitive for office and R&D development." (Section 4.3.5)
(emphasis added)
__.;''-,4
This section of the report also prioritizes commercial development areas within the
four (4) quadrants of the City. While intense commercial activity is anticipated on the
south side of Post Road along the US-33 frontage, the north side of Post Road was not
considered for commercial development. We can assume that the area's lack of
visibility and poor access off a two-lane road (especially with the extension of
Perimeter Drive) does not allow it to be competitive with other commercial sites when
so much high visibility office land is already available in Dublin, including land just
south of Post Road.
Currently, we are required to dedicate 25% or 5.45 acres of land for park., uses. In
anticipation of the higher use of the property, we felt that an additional dedication of
two acres would allow a more compact footprint of the site. The tradeoff is that
without that additional gift, we would be able to spread the buildings out away from
the eastern property line, but that the City would not receive the valuable parkland.
........,.,
Messrs. Renard, Seggebruch, Wilcox, and Hoggle
October 2, 1996
Page 3
As noted in the attached letter from Janet Jordan, Director of the Department of Parks
and Recreation, single-family development would only provide 2.86 acres of parkland
(versus our 7.4 acres) and office development would require IlQ parkland dedication.
., Our parkland dedication actually allows for future expansion of the Nature Preserve
to the west.
~
_1'4ill It is interesting to note that a typical suburban office density would dictate
approximately 200,000 square feet of office space on the Gorden Farms property.
This amount of office space would require 800 to 1,000 surface parking spaces
(depending on specific office use). Thus, compared to Gorden Farms' 258 internally-
oriented surface spaces, the office parking lots would have a much higher impact on
aesthetics and traffic.
We want the Association to be aware that except for a relatively narrow band of
floodplain ground on both sides of the creek running through the front of the property,
the entire site is developable. F or example, on the current plan there is enough
developable land to locate three apartment buildings in our 550 foot proposed setback
off of Post Road. We feel the value of the 35% parkland dedication (7.4 acres) to the
north and south of the proposed buildings is the best plan that could be achieved from
this parcel.
Updated Assessment of M.L. "Red" Trabue Nature Preserve:
You requested that an updated assessment of the nature preserve be conducted and
that the impact of the proposed development to the preserve be evaluated and
""'11 considered prior to a final decision on the rezoning of the site.
..;..~ Please find attached a copy of the Kinzelman/Kline's letter to the City of Dublin
regarding the previously proposed single-family development and its impact on the
preserve. Janet Jordan has stated that this letter still applies to the current proposal.
Only a few of the Development Reconunendations listed actually involve the Gordon
F arms development.
. "Maintain green belt corridor and bike path linkage along the Tri-County
Ditch watercourse."
The dedication of developable land along the northern and southern
boundaries for parkland will allow the city to continue the green belt corridor
along the watercourse. This dedication enhanced the grant of park land fr~m
MIl Homes that is contiguous to the north portion of the Gorden Farms site.
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Messrs. Renard, Seggebruch, Wilcox, and Hoggle
October 2,1996
Page 4
. "Increase green belt corridor width to a minimum distance of lOO'from
back of lot to centerline of stream. "
The back of the lot varies from approximately 105 feet to 125 feet from the
centerline of stream.
--.
. "Storm water from proposed land development should not be allowed to
~.>;;iilii utilize the nature reserve's proposed pond and wetland areafor detention
or retention purposes. Runoff concentrations of vehicular petroleum
residues, road salts, lawnfertilizers and chemicals would contaminate and
adversely impact the proposed wetlands, pond ecosystem. "
The stormwater from the proposed Gorden Farms community will not utilize
the nature reserve's proposed pond and wetland area. The proposed nature
reserve pond is located entirely within the preserve.
We will commit to whatever the stormwater standards the City of Dublin
requires for stormwater management at this site, even if these standards
exceed the existing MORPC standards.
. "Proposed park land or green space dedication which is contiguous with the
existing nature reserve land base should be developed as a continuation or
extension of the current proposed nature reserve perimeter development
concept, thereby increasing the perimeter buffer/screening areas. "
- We have agreed to dedicate 7.4 acres of land for use as part of the nature
preserve. We have requested the City to have this land remain undeveloped,
thus allowing greater perimeter buffering and screening. This dedication and
".,.".~ its location actually help assure continuation of the Preserve to the west.
Please see the accompanying letter from Janet Jordan.
. "Proposed developments which abut the nature reserve should be required
to plan a vegetation screen/buffer consistent with the mater plan perimeter
planing concept. This planting may have to encroach onto the nature
reserve land so as not to adversely affect the subdivision development land
base development area. "
We have stated that we will have the final landscaping and buffering be
approved by the City Council at the Final Development Plan level. We agree
to have the Lowell Trace Civic Association Board of Directors have the right
to approve or disapprove the plan. The Department of Parks and Recreation
desires to use creative landscaping as a way of allowing a soft boundary of
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Messrs. Renard, Seggebrucb, Wilcox, and Hoggle
October 2, 1996
Page 5
plantings which merge and combine into the reserve area Weare working on
ajoint plan with the Department of Parks and Recreation for the buffering and
screening and we will have this conceptual plan for your review prior to our
.' next City Council meeting.
-
. "The cost of developing the proposed bike path linkage to the existing bike
."",,,,. path and to the western-most property line could be considered in lieu of or
in conjunction with the required park land dedications."
This bike path is part of the single-family development to the north.
. "Expansions of the proposed nature reserve pond and wetland area would
be considered when that phase or area of the nature reserve was being.
designed. Enlarging or expanding the pond or wetlands towards the
current western property line or onto future, adjacent park land acquisitions
is not recommended. It is important to maintain an adequate perimeter
buffer zone to control public access and to develop land lab interpretive area
along the proposed nature trail system. "
The proposed Gorden Farms project does not include any expansion or
enlargement of the nature reserve pond and wetland area. The perimeter
landscape treatment that is being considered by Parks and Recreation and
Casto Communities/State Street Development will control access to the
Preserve from the Gorden Farms development.
. "Other park development enhancement recommendations that could take
~
place at the present time include:
,a.. Preserve and reinforce the existing fence row vegetation plantings
.
to function as a natural buffer for interpretive educational purposes.
The City and Casto Communities/State Street Development are in the
process of studying a plan that would enhance the tree row so it will
function as a managed wildlife habitat. The plan will encourage birds
to nest and feed by planting fruit bearing vines, shrubs and trees.
This recommendation and the one immediately following refer to
improvements to occur within the Red Throb. The Department of
Parks and Recreation have stated that the DPR is responsibl~ for
improvements within the Preserve.
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Messrs. Renard, Seggebruch, Wilcox, and Hoggle
October 2, 1996
Page 6
. Increase the vegetation plantings along the Tri-County Ditch water
course. A natural hierarchy of plant species should be maintained
providing a diversity of vegetative cover, habitat and food source
.' opportunities along the openjield which they border."
~..
The planting design along the Tri-County Ditch is being considered by
the City in conjunction with the perimeter buffer plan,
Berming and Landscaping
The Association has requested that sufficient berming and landscaping within the site
be required to visually screen the development from visitors to the nature preserve and
adjacent residential areas.
As we stated above, the final landscaping and buffering will be approved by the City
Council at the Final Development Plan level. We agree to have the Lowell Trace
Civic Association Board of Directors have the right to approve or disapprove the plan.
We are working on ajoint plan with the Department of Parks and Recreation for the
buffering and screening and we will have this conceptual plan for your review prior
to the Council meeting. We are committed to working with the City, its consultants
and your association to adopt a buffer and landscaping plan which meets everybody's
goals.
- Impact on Floodplain
The Association has requested that downstream impact of the development upon the
U-O,."e,;, floodplain be ascertained and adverse impacts upon adjacent residential areas be
considered and addressed in the fmalization of the development's storm water
management system.
Our deiYelopment will have no additional impact on the downstream floodplain due
to the requirements of the City. Dublin's storm water management regulations require
that the flow and volume of runoff must not increase. As we have stated above, we
are willing to commit to exceed the MORPC standards for storm water management
if the City believes such steps are necessary. We believe that this commitment will
provide the City and your association an extra level of comfort as to eliminating any
impact downstream.
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Messrs. Renard, Seggebruch, Wilcox, and Hoggle
October 2, 1996
Page 7
Maintenance of Aesthetic Appearance
The Association has requested that the fInal plan for the site contain sufficient
.' enforceable warranties from the developer for the quality of the initial construction
- and the permanent maintenance of the aesthetic appearance of the buildings and
grounds. In the Comments section, you refer to the lack of information regarding the
building architecture and materials as well as a detailed maintenance plan to preserve
....."a the appearance of the development.
We have submitted to the City the style of architecture and materials to be used. If
this Preliminary Development Plan is approved by City Council, then the
development must be built incorporating such design standards. As we have
mentioned due to the high cost of land and the costly materials we are using, this
project will generate rents which will require substantial individual income from our
tenants. Thus, although there is, understandably, a concern that the tenants will not
be interested about the condition of the property, we fmd that the opposite is true for
high-end rental units. Tenants keep a very sharp eye on the condition of the premises.
The resident profIle for Gorden Farms will be similar to the general demographics of
the immediate area. The majority will be of ages ranging from 35 to 44, with the
majority having a college degree with a professional career earning between $50,000
and $75,000. Current projections state that the rental range will be from $800 to
$1,000 per unit.
Under the Dublin City Code Section 153.073 states specifIcally what powers the City
has to enforce violations involving the condition of premises, waste accumulation,
- unkempt landscaping, etc. (a copy is attached). Please note that these provisions deal
with violations during construction, also. This language is vital in that your
Association will not be burdened by high legal expenses in fIling a private action via
... a deed restriction or the like, The City is obligated to enforce any violations of its
Code.
It is our understanding that Dublin is looking to amend the City Code to add more
extensive property management provisions. Naturally, when these are adopted by
Council, we will be required to abide by these regulations.
Furthermore, we have agreed to add the following language to the text to be approved
as part of the zoning:
"The landowner or assigns of the subject property ("Landowner") shall be
required to maintain the subject property in a manner consistent with any first
class apartment community in Dublin, Ohio. At the request of the Lowell
Trace Civic Association Board of Directors ("Board"), the Landowner shall
"~'#!8
Messrs. Renard, Seggebruch, Wilcox, and Hoggle
October 2,1996
Page 8
meet with the Board to discuss initial and ongoing maintenance of the multi-
family development. Maintenance shall include continual upkeep of building
exteriors, gate house feature and perimeter landscaping.
. The exterior of a structure shall be maintained in good repair,
"'>""k structurally sound and sanitary so as not to pose a threat to the
public, health, safety or welfare.
...
. All wood and metal surfaces shall be maintained in good condition.
Peeling, flaking and chipped paint shall be eliminated and surfaces
repainted.
. The premises and open spaces shall be maintained in a clean, safe
and sanitary condition. Grass lawns will be properly mowed and
shrubbery properly trimmed.
. All sidewalks, walkways, stairs, driveways, parking spaces and
similar areas shall be kept in a proper state of repair, and maintained
free from hazardous conditions.
. All accessory structures, including detached garages, fences and
walls, shall be maintained structurally sound and in good repair."
Lastly, Casto Communities will act as property manager for the development. At the
beginning of this year, Casto Communities adopted a 200-page Policies and
Procedures Manual for management and staff for managing all Casto Communities
properties. Included within the Manual is a 22-page "Maintenance" section which
~.,.", allows for preservation of the Property 365 days a year. Due to amount of proprietary
information in the Maintenance section, we cannot enclose a copy. However, the
- section discusses everything from Residential Response Service to Emergency
Maintenance to Preventive Maintenance to the attitude and appearance of the
maintenance staff. In addition to the provisions in the Manual, upon completion of
construction, as we do with all of our properties, we will adopt a specific maintenance
schedule along with specific maintenance procedures which are tailored to specific
amenities, landscaping, etc. of the Gorden Fanns development.
Gated Community
As we mentioned the quality of materials, the architecture and the location will
precipitate substantial rents for this project. As such, we envision that a gate house
feature would add a sense of security for the community as well as allowingfo~ an
attractive front door to Gorden Farms from Post Road. We are committed'to
constructing a gate house at the entrance.. In addition, we expect to have an operating
gate; however, due to concerns raised by the Planning Staff regarding the type of
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Messrs. Renard, Seggebruc:b, Wilc:ox, and Hoggle
Oc:tober 2, 1996
Page 9
operation, we are not certain as to the specific style or design of feature that will be
installed. However, please note in the zoning text above that we have guaranteed the
permanent maintenance of the feature that said maintenance shall be enforceable by
the City.
I
...~ We hope that this letter answers all of the questions your association has regarding our
proposed apartment community. We look forward to discussing this letter with the
Board of Directors and would like to meet again with the Board of Directors prior to
the Dublin Council meeting. Naturally, we hope that the Lowell Trace Civic
Association will express its support for our zoning request at the next council
meeting.
Again, we appreciate your time and energy in providing us with your concerns,
1i::If4b
William J. Riat
President
Casto Communities
Enclosures
cc: William H. Adams; President, State Street Development Company
-!.!,,,""""'" Honorable Chuck Kranstuber; Mayor, City of Dublin
Honorable Judi Stillwell; Vice-Mayor, City of Dublin
Honorable Cathy Boring; Dublin City Council
- Honorable Joel Campbell; Dublin City Council
Honorable Cindy Hide Pittaluga; Dublin City Council
Honorable Thomas McCash, Dublin City Council
Honorable Peter Zawaly, Dublin City Council
Timothy C. Hansley, City Manager
Barbara M. Clarke; Planning Director, Department of Development
Janet L. Jordan; Director, Parks and Recreation
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5800 Shier Rings Rood
Dubnn, OH 43016.7295
- PhoneITDD: 614/761.6550
Fax: 614/761.6506
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September 24, 1996
Mr. William H. Adams
State Street Realty
5126 Blazer Parkway
Dublin, Ohio 43017
Dear Bill: -
This letter is in response to your request for additional clarification regarding staffs
recommendation regarding the proposed rezoning application for the Gorden site, as it
relates to the update of the Community Plan. The update of the Community Plan is
well underway. After an e.."<tended visioning and data collection phase, it is now at a
point where various future land use scenarios can soon be tested for their tranSportation
and fiscal impactS. These scenarios prescribe fairly generalized land uses, although they
do not currently indicate a recommended land use for the Gorden site specifically.
It is my e..xpectation that the Plan will include generalized recommendations for a large
~...;--;!; portion of the City, with more detailed area plans in other locations. Criteria will be
included to determine suitable areas for multi-family development, as the current, 1988
Community Plan provides.
As indicated in the Staff Report to the Planning Commission (dated August 1, 1996),
staff believes the Gorden property is well suited for transitional residential land use. To
the south across Post Road is the large, 100-acre commercial tract zoned for mixed use
development, and additional vacant land with a high potential for commercial
development. To the north is a vast single-family area, and to the east are several
institutional uses. Staff believes multi-family use is appropriate on 'th~ Gorden site
because it provides a transition between the commercial and residential areas, si~lilar to
the institutional uses.' The site has good access and is located near what will become an
activity center for the City. Single-family use on this site would not be appropriate for
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William H. Adams
September 24, 1996 - Page 2
the same reasons, and would have no logical connection to other neighborhoods. Other
institutional uses, including church or school, may be suitable.
It is critical to emphasize that there needs to be physical compatibility between the
: proposed multi-family development and the adjacent Red Trabue nature preserve, and
- single-family neighborhood, to the north and east. Site design, scale, and buffering need
to be to appropriately dealt with, and sensitive to all adjacent uses. Your proposal, with
~i:~~ some modification, appears to address those concerns. Moreover, your plan includes
the expansion of the Red Trabue Nature preserve which has been identified as a park
goal. Park expansion would not otherwise be provided with a non-residential use, and
your plan offers significant setback from Post Road.
The 1988 Community Plan indicates a maximum density of 2.0 dwelling units per acre
for the area west of Avery Road. The Plan, however, was prepared at a time when
Franklirv'Union County line was expected to be the westernmost corporate boundary.
Neither the planners nor City Council anticipated the exclusive growth corridor that has
since been provided for Dublin to the west, through sewer and water contract
negotiations. It is my expectation that, with the update of the Community Plan, the
land use recommendation for the area along the FranklinlUnion County line will include
mixed uses of higher density residential and some employment use along Post Road.
Fanher to the nonh, residential use with lower densities will most likely be suggested
within that growth corridor.
If you need additional information, please contact me at your convenience at 761-6550.
'/fi#-?'-'_<,$! Bes, regards,
'-:r ""
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...... ~JJ / )
. \ I ( /
Lis ' .~ierce
S ,I. P
emor lanner
copy to: Tim Hansley
Bobbie Clarke
Gorden Farms file (296-004)
C: IOFFlCEI WI'6I ICORRESI'OI,I,IB,\.tCGORD. WPD
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September 24, 1996
-
Mr. Bill Adams
.' State Street Development Co.
ern of J)( 'BI.!:\
-~" 5 126 Blazer Parkway
'us Collmgn Rood Dublin. OH 43017
DaWin. Ohio 43017 .1006
.., Pbone/lIID: 614/76 \ -tSOQ Dear Bill:
fax: 614/88~.o7 40
The purpose of this letter is to affirm my support as Director of Parks and Recreation of the
proposed land use, known as Gorden Farms. The proposed rezoning of 21. g acres with a density
of7.1 DU per acre requires 5.45 acres of "greenspace" per calculations of Section 1109,021 of
the Codified Ordinances of the City of Dublin.
The Gorden Farms rezoning includes the required 5.45 acres of greenspace as well as an
additional 1.95 acres of "gift" greenspace for a total of 7.4 acres. The proposed greenspace is
4,.54 acres more than the amount required for single family rezoning.
The required greenspace dedication of the 21.8 acre site rezoned for single family at 2 DUper
acre would be only 2.86 acres. Should the site be rezoned for a commercial office use. no
greenspace dedication is required.
This proposed land use benefits the ML. "Red" Trabue park by extending the park west along the
Tri~County Ditch and by creating a large 4.8 acre window along Post Road. This is important to
note as the existing Post Road frontage is only 60' wide and is the only public vehicular entry to
the comrnunity scale nature reserve.
--~"'"
Therefore, considering the impact on the existing par~ the proposed land use for Gorden Farms
offers the greatest benefit for its expansion and future development,
Most sincerely,
et L. Jordan
Director Parks and Recreation
JLJ/kb
c. B. Clarke
T. Hansley
F. Hahn '- .
D. McDaniel
~I;"'M
.
-
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.
.
.. Kinzelman Kline
.... L..>eOSC:"'I" ",.<:~.rfc:rU't
'" H 0 'LA,.NI..O
Nov~ 17. 1994
-
Ms. Bub~ M. Cuke, Director ar P1tml.ing
Cily ot Dublin
5&:0 Shicr-R.qs Road
DubliJ2, Ohio 430J7-1236
RE: Adjac::nt Park Land Develapmen: Recommead.at1oC1s
For M.L. "Red" Trabue Na,.'ure lWerve
Dear Bobblt:
.. As requestoJ. Kin%c:1man Kline b:.; reviewed the pt'oposed Garden Property eoaccpc ~
c!evelopae.%11 ptm which abuts the westem most property line of the Trabue NatUre
R.e$erYe. I also condu<:::d a site U\yC$tipdcc or cmtlni field conditions with Profc:SJor
Roben Roth. SQool of NaM'2l Rescur~ Ohio SlUe University who authon= ~
. ~ooallil'lc.eTpn:tiYe plm lIIbich supports :md valIdatC$ the c:mTwt IN.Sttr 4C'Ydop:x:m
pl&4.
lr. is impoC"~t to r=!mbet that this park!m:5 lu.s been $e1 ;.side 1II:tn .. specific: me!
unique dc:ve1cpm~ directive whicl1 must cot be vi~wed upon In the .same CWIl.'1er &5 ether
par" area.s withIn the Dublin Park and Recrcztioa. s)'Stem. The smsitive deve1opm=t at
!~~ilitie.s, a ~ror.ive appro~ to fu:~ land lIW11iement ar.d !he preservation m:!
enhancement or IUWr:U systems is critical to the suc:e.:ss or this el1virol'lrnClUl education
2!:d interprccive lUOJr:U are:!.
-
Vi$U3l and audio impaa.! fcom adja.ce:'lt devc:lopments U 4 t;Qncern a,r.d the need te
mainuin th~ puk's $Cll$C of seclu.slon and isolation W1.S thoroughly studied atld add.res5cd
~ in the mastu planni.ni docamc:nl.S. The followinS information ~ reco~ndltion! fot
&dj~cenL !.and de...elopment is co:ulste:lt with t1~ p~Yiou.sly appcove:1 parle pl2%'.niuS
dOQl%:1Qtauon and d(;YelopCl1enl SUideline:s.
DEYELOP~l RECCA"'rME.'1)AnO~S
. Mur.U.ia gree:l belt c:crrido(' arxi bike path link.,~ ~ong the Tri..cowtty Ditch
......aLc:rCOUCse.
. [nerdSe green belt corridor width 10 a. minimum disu:c:e of 100' froc ba.ck of lot
to c:enluti= of scream.
, S~rtnw::t~t froct proposed l~ develepmttlt !hould not be aUowed to utilize the
n.uw:e reserve's proposed pond ud wetland uea Cor detal1icn or ttt.eatlon
pu.oopo.sei. RuI:off c:once:t:nl:Ol"~ of vehiculu petroleum residUe!, road sa1~, !Awn
(ertili.1as arJrd c:hemic:.aIJ 'oltou.ld eonumizule tDd adversely b1pa.e.t the proposed
wctla.:<1s. pend eeosysteCl, .
... SOUT" ,IONt S1tltt
COLII..III! OICIO .&srt"
'I~ 12.& ..ot
r",t 'I. 11f ..07
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: M$. Barbara M. Clarke
: November 17, 1995
Paac Two
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. Proposed puk land or ,teen space daficuion which is contiguous with the
~4 , ex.i$ting RaNre I'C$crvc Laa1 base should be developed as a ccotinoJaticc or
:
I e~lc:%l;Siol1 oC tbc currene proposc.d nature reserve perimeter development c::aoacepc.
: thett~y increasiQ& the peri~ buffer/screening UC3.
. Proposed developments which abut tha l1atl.lre tUervc should ~ required to pbnt
a vegetation ~teenlbuf!er consiSltnt "CIith the master pUn perimetcr plUltiDg
. concept. This plantini may fave to cx:ao1cn OctO the aaaJte reserve land 10 is
i
. not to adver3ely affect the subdivision d:vclopmcnt land base develop=- uu.
!
i . The c.ost for developirli tl-..e proposed bike}nth linb~e to the exi$tinS bike path
! and co the wcstml-cost prope~ Une eoald be considered in lieu of or m
, ... cOl1jw:aion with the required park land dedic:atiom.
I
.
,
I . Exp:msioo.s of the proposed natu:c reserve pcI'd Uld wetlUld U~ would be
I
I considered when rhit pUse 01' area of the IUNCC reserve w..;: being desigl1cd.
Ecluging or expmcin; the pond or wedands towuds lobe eurccnt western propeft)'
liroe or OntO NtI.1.fC, u1j~ park IU1d a~quisitions is cot rc:.commer.ded. .It is
im?oC':~ to ::w::u.in 111 adeqw.cc: perimeter buffer :en: 10 c:onttol public aeees.s
and to de..elop l4nd 14b iruerpwivc: :z.::e:as along tbe prop<lse4 nature trail system,
. Oth=: park cevclopt:l~nt c!\h~C::l1el".t rc:c.::lm::::lelld.uioas wt eQuid take pl~ 2t.
i the pr~'lt time in.:ludc::
I
. ?resen-c a::d r::r.forc:e the e::isting fence row ...eget.1tion plantings to
~ fu:.c:ion as i n.:!.."U!& cuffer (or interpretlve eduC2!.iotW pUC?Oscs,
I . Inc:eas: the YQgeution pla.'ltings alcng the Tri-CoW!ty Ditcn water e.cursc:.
~"'. A lUtu.:~ hleruchy of plUlt spc:c:ic:.$ should be C'l~inuined providing a
cHvct'$icy of vc:geutivc: cover, h~biw z.od (cod sou:ce opportunities 1l0Qi
the: opc:n field.s whid\ tllc:y bordc:r.
M-.J:r you have r:"lil:Wed this infortOa,lot\, please feel rtce to gi...c: me ~ call if you ha.ve
'UJY questions.
! Resp<<tfu.lly Sl.lo:'r.i:ted.
Kic.zdIr.4D I K1i.ce
I ~L &.~
I
Muk A. Kline. AStA
i Pri11c.iFal
I
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i MAKlwr...s
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,
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-
Section 153.073 Dublin - Land Usage
G) Trucks, vans, automobiles or other mobile equipment used in the home occupation shall
not be parked in side or open yards' and all automobiles used by customers shall be parked in the driveway
or along the street curb abutti~ the premises, unless other morc satisfactory arrangements are required or
approved by the Zoning Board of Appeals after a public notice and hearing. Home occupation parking on
noncurbed ~ is prohibi~.~o'truck other than one van-type truck Diay be used in connection witha
home occupatioii urifeSs;'aPp.J:~Yat:iS.gtanted by: the:Zoriirig Board' of Appeals after'a public notice and public
hearing. . ::~:;.';.;>:-:~~:(.::t\::}: :::':; .'.. '.: '..'
_. . . .
. . .
- t (2) "PemiiL AU persons cculductiiig home ocCupations which are presently existing, or which are'
established, changed or enlarged: after this. cbapttr is in effect shall be required to obtain a pennit from the
- City Engineer or his agent. T1ie initial permit shall be valid for aperiod of two years after the date of issuance.
A renewal permit must be secured for each subsequent two-year period thereafter. The fee for the initial
permit shall be $50, and a fee of$30 for each renewal. (Fees revised Am. Ord. 122-949-~ 1123/95)
. .
(3) Permitted home occtIpations. The following shall be illustrative of permitted home occupations:
handicrafts, art or music lessons, dressmaking, millinery, laundry, preserving and home cooking. Other uses
shall be permitted by the Manager, if determincdthat such uses are in keeping with the intent and purpose
of this section. It shall not be the intent of this section to prohibit the maintenance by a homeowner ofa
private professional office (e.g.~ doctor's, lawyer's or architect's) on his premises, provided that the provisions
of this section regarding'signage, traffic and other provisions regulating home occupations are adhered to.
. (C) Condition of premises: __ accumuIatiDn. No person, finn. or other property owners or ~dmts ,
shall: '
(1) Cause, or pennit waste, garbage. trash or.any debris stICh as lumber and building materials.
unused tires or other material to accumulate or remain on their property except as follows:
(a) Trash and garbage properly located for normal and regular pickup, provided that no such
- items shall be permitted to remain exposed to open view beyond nonnal pickup times.
(b) All trash and debris associated with or resulting from the construction of either residential
!lI/ii\r;":AI or commercial structures pcrmittedhereby shall be contained on the construction site in a stable and secure
enclosure no smaller than ten cubic yards. The permit holder shall maintain the enclosure and site so as to
control litter and debris at all times, and remove and dispose of the debris in an approved landfill. The
enclosure shall be removed from the site within ten days of issuance of the occupancy permit or within ten
days of cessation of active construction work.
(2) Permit-commercial vehicles or non-private passenger vehicles exceeding four to be parked or
remaining in open view upon the premises of a residential neigrborhood except in connection with repair ot'
construction work being undertaken at the premises and only during such periods of repair or construction.
. (a) All motor vehicles at the premises, whether private, passenger, commercial or other, shall
be parked on driveways or paved areas or concealed from public view in private garages, carports, etc. No
motor vehicles shall be parked in required yard areas of residential neighborhoods,
..
224
."""-~
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-.... .- ----
- , .
. ...
..-" '. " .,' -. .. ,
. '.
0- '. :". . '-
..
ZoDingRegalations Section 153.073
(b) All such motor vehicles in public view on the premises shall be in operating condition
and in compliance with all motor vehicle safety, equipment and registration and licensing laws displaying
proper tags and validation stickers.
(c) Motor homes, trailers, boats and other non-private passenger vehicles shall, as nearly as
. practicable, be eo~e4-~'public ~e~..
.'
. . . .. .".- ". . ..
. .
- (3) Fail to kc:cP the-exterior of fill residential and commercW pJ'P.fTIi~ in good condition, and
well-maintained, including painting, if~; and such persons shalt within a reasonable time, after
~.~ notice, remove or remedy all nnsightly, dirty and unsafe conditions.
..
(4) Keep -~::~cant l()ts mowed. as often as necessary fu keeping with the character of the
neighborhood to preVCnt pestilence, insect infestation, and to disrourage use of the property for dumping
or landtilI purposes.
(a) All such vacant property shall be kept free ofhaxardous and unhealthful accumulations
of water and ather conditions affecting the health and welfare of residents of the municipality.
,. (b) In those instmces where such vacant property is being used contraIy to municipal zoning .
. laws and other ordinances, the property owner, upon notice, shall take appropriate remedies to prevent such
unlawful uses in cooperation with municipal officials.
(c) All vacant lots shall be kept seeded or maintained in such manner as to prevent erosion
of the property ~4 ~~~~ drainag~ ont() act joining lands and kept free of trash and debris.
.. .....' .' .
, (D) Corrective action by municipal officials.
- (1) All violations of this section which remain WlCOrrected after not less than ten days notice to
the owner or resident, may be corrected by the municipality, or by any person, tinn or organization selected
~ by the municipality, and the costs thereof shall be paid by the owner of such property within 30 days.
(2) Ally such charges which remain unpaid for the 30 days may be collected in any manner
provided by law and shall be certified by the Administration to the Auditor of each county wherein such
property may be located to be charged as a lien against the property.
(3) Violations occurring on construction sites may result in the issuance of a stop-work order
until the site is brought into compliance.
(E) Appeals, Any person affected or aggrieved by this section may appeal a decision of the Manager
( or ~ Code Enforcement Officenlirectly to Council, and the decision of Council shall he final. =.l
e80 Code, S 1183.04) (Orel. 10-84, passed 4-2-84; Am. Ord. 23-84, passed 5-22-84; Am. Ord. 30-89,
passed 4-17-89) Penalty, see 9 153.999
225
TOTAL P.03
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STATE d
OCT I 8 1900l}
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DEVELDPMENT lY OF DUBf IN
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COMPANY
~
October 4, 1996
~;;',,,4
The Honorable Chuck Kranstuber
Mayor of the City of Dublin
6665 Coffinan Road
Dublin, Ohio 43017
Re: Gorden Farms
Dear Mayor Kranstuber,
Since our most recent hearing regarding the proposed zoning of the Gorden Farms
development, we have spend a considerable amount of time studying the relevant issues that
were raised that evening by members of Council. At this juncture, we feel it is important to
address those concerns, in specific detail, for your further consideration.
~-'>"~ State Street Development began its involvement with the Warren and Helen Gorden, relative
to the original 68 acre property, during the latter half of 1993. Since that time, State Street
has represented the Gorden family before the City of Dublin, at all levels of the annexation
~,.._.-,", and zoning approval process.
After the annexation was unanimously approved by Council in early 1994, we initially
discussed developing the entire parcel as a single family neighborhood, having a density that
would conform to Dublin's 1988 Community Plan of one (1) to two (2) units to the acre. As
a result of our early planning efforts, it became obvious that the southern one-third of the site
had physicallirnitations that made it difficult to design a single-family subdivision within this
area. As we continued our discussions with StaH: the Jacobs organization filed their proposal
with the City to develop a regional mall within the acreage that is directly south of the Gorden
Farms site, between Post Road and US 33. It was at this point, that Staff first raised the idea
of developing the 22 +/- acre parcel as a medium density apartment complex, with the thought
of contributing a higher percentage of park land to the City.
5126 Blazer Parkway . Dublin, Ohio 43017 . (614) 793-0001 . Fax (614) 764-1620
i1"'!"--"'!
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Dublin City Council
October 4, 1996
Page 2
With the prospect of having a regional mall in close proximity to our proposed site, Staffwas
very concerned about approving the southern portion of the Gorden property as a single
family subdivision. As a compromise, we agreed to pursue the zoning of the northern 47
--- acres," which will function as a continuation of the Wyndham Village subdivision, leaving the
southern portion of the property open for further discussion and deliberation. Our agreement
to drop the 22 +/- acre site from the zoning process was based on several considerations.
..... First, it allowed us to zone the northern two-thirds of the site for single family development
and close this portion of the property with the Gordens. Secondly, it provided the City with
the time it needed to work through the proposed zoning of the mall site, and finally, and
probably most important of all, the City was in the process of completing an economic
development strategy, commonly known as the Mt. Auburn Study. This report, in part,
identified a development direction for the Post Road corridor which we will elaborate on
further in this letter.
On March 18, 1996, we presented to Council our Conceptual Plan for the Gorden Fanns
project. At that hearing, City Council voted 6 to 1 in favor of the plan. We realize that this
vote was non-binding and that we proceeded at our own risk. Nonetheless, we were
encouraged by Council's favorable comments regarding our plan.
The reason for this two and one-half (2 ~) year overview of events, is to provide you with
a frame of reference so that you understand why we have pursued multi-family zoning on this
site.
During our hearing with you on September 16, there was a clear perception from Council
."Ii:.t, members that our proposal would negatively impact the Red Trabue Park. This led into a
discussion about land use and consideration of this site as a commercial office park in lieu of
the proposed apartment community. We would like to address these issues for you.
~.,".~<<.
CO:M:MERCIAL OFFICE PARK
. A site of 22 +/- acres can support approximately 200,000 SF of office development.
Density would have be to maximized due to the cost ofland and improvements to the site.
. A 200,000 SF office park would be required to provide surface parking for approximately
800 to 1000 cars. Storm water runoff would be significant due to the vast amount of
impervious surfaces associated with this type of development.
. Most likely, the office buildings would be oriented to the center to the parcel, with
parking areas abutting the perimeter of the site (i.e.- parking lots adjacent to the Red
Trabue Nature Preserve). It is also important to note, that development of the site as an
~''7i40
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Dublin City Council
October 4, 1996
Page 3
office park would include the five (5) acre area ofland that is located south of the South
Fork of Indian Run Creek.
. Based upon the information contained within Dublin's 1995 Thoroughfare Plan, the two
-
(2) lane portion of Post Road along this site's frontage, is planned to carry residential
traffic within its existing 60 foot right-of-way. The anticipated extension of Perimeter
~ Drive to the west, is designed to accommodate commercial traffic that is traveling east
and west between the two (2) US 33 interchanges at Avery Road and Post Road (SR
161). The right-of-way for Perimeter Drive is planned to be 80 to 100 feet in width. Post
Road is not designed to meet the needs of an office park that has peak hour traffic
demands caused by workers who are traveling in the mornings and evenings. An office
park would place a large number of automobiles on a two (2) lane road during peak hour
commuting times.
. An office development is not required to dedicate park land to the City of Dublin.
In addition to our observations, the Mt. Auburn Study had this to say about additional office
zoning in general and specifically, its vision of development uses along the Post Road
corridor.
Section 4.3.5 - u...about a quarter to a third of land currently zoned commercial will
probably not be required for commercial development. Consequently, the City should
consider removing low priority office sites, and a good portion of industrial sites, from
commercial zoning as part of its Community Plan update effort. Furthermore, the City does
~";'>"i not need to add additional commercially zoned sites unless a site is highly competitive for
office and R&D development. "
W;j;- This section of the report also prioritizes commercial development areas within the four (4)
quadrants of the City. While intense commercial activity is anticipated on the south side of
Post Road along the US 33 frontage, the north side of Post Road was not considered for
commercial development. We can only assume that the area's lack of visibility and poor
access does not allow it to be competitive with other commercial sites in the City.
PROPOSED GORDEN FARMS APARTMENT COMMUNITY
. Comparatively speaking, the proposed density of Gorden Farms at 7.7 dwelling units to
acre, is a very low for a rental community in Central Ohio.
. Staff supports this project in part, because it provides a good transition between the
commercial and residential areas to the north and south, similar in fashion to the
-
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Dublin City Council
October 4, 1996
Page 4
institutional uses located to the east of the site (i.e.- the Convalarium at Indian Run and
the Dublin Retirement Center).
. The development controls provided as part ofaPUD zoning, will insure that the project's
-
architectural design, building materials setbacks and landscape details, will meet the
expectations of City officials. These items of course, are part of the Final Development
~ Plan review.
. The Gorden Farms development will promote "four-sided" architecture.
. All parking is internally oriented with no parking area visible from the Red Trabue Nature
Preserve. A total of 420 parking stalls are planned for the project, with 104 of those
spaces within enclosed garages with overhead doors.
. Expansion of the M. L. "Red" Trabue Nature Preserve is a stated goal of the City. If
approved, Gorden Farms will grant 5.45 acres of park land to the City with an additional
gift of 1.95 acres, for a total of 7.4 acres new park land that benefits the Red Trabue
Preserve. This donation represents 35% of the total site area.
. As a result of the size and location of the park land grant and gift, the setback from Post
Road to the two (2) southern most buildings in the development, is roughly 550 to 600
feet. The frontage created along Post Road expands the current 60 foot entry into the
Preserve by approximately 400 feet.
. Developed as a single family subdivision, having one (1) to two (2) dwelling units to the
.>--~
acre, according to the Dublin City Schools fonnula, the project would generate
approximately 35 additional students in the school system. The number of new students
'"iI"~-,,,,, anticipated as a result of our multi-family proposal, would drop to 14 children.
. Gorden Farms has gained unilateral support from Staff and was approval by the Planning
and Zoning Commission, with a vote of 6 to 1.
IMPACT TO THE M. L. "RED" TRABUE NATURE PRESERVE
At the request of the City, on November 17, 1996, the firm of Kinzel man Kline analyzed the
potential impact of the Gorden property, as a single family subdivision, to the Red Trabue
Nature Preserve. While the proposed use of the parcel has changed, Janet Jordan feels the
letter is still applicable. Within our recent correspondence to the Lowell Trace Civic
Association, a copy of which you will receive, we have responded to the issues raised by
Kinzelman Kline, on a point by point basis. Weare very sensitive to their concerns, and we
.
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Dublin City Council
October 4, 1996
Page 5
are continuing to work very closely with Janet and her staff to ensure that Gorden Farms will
have minimal impact on the Preserve.
We hope that this letter addresses many of the concerns that you have regarding the proposed
- Gorden Fanns development. At this point in the approval process, we are seeking your
support of our proposed use of the property. We understand that it is impossible to
.......,~" completely satisfY your questions regarding the architectural and design details of the project.
That is why, as a gesture of good faith, we would like to offer City Council total review and
approval of the Final Development Plan. This hearing will take place after we have been
before the Planning and Zoning Commission, and have secured their approval of our plans.
Either myself or Bill Riat will be contacting you over the next week in order to schedule some
time to discuss this proposal, and your observations, on a personal basis.
Your support of this project means a great deal to us, and we look forward to meeting with
you in the near future.
~
William H. Adams
President
Enclosures
~"'1li,
cc: William 1. Riat
~it;._'" Members of Dublin City Council
Timothy C. Hansley
Barbara M. Clarke
Janet L. Jordan
Lisa L. Fierce
~
CITY OF D[BLI~
5800 Shier Rings Rood
,~)j' Dublin, OH 43016.7295
Phone/TDD: 614/761.6550
Fox: 614/761.6506
September 24, 1996
Mr. William H. Adams
State Street Realty
5126 Blazer Parkway
Dublin, Ohio 43017
Dear Bill:
This letter is in response to your request for additional clarification regarding staffs
recommendation regarding the proposed rezoning application for the Gorden site, as it
relates to the update of the Community Plan. The update of the Community Plan is
well underway. After an extended visioning and data collection phase, it is now at a
point where various future land use scenarios can soon be tested for their transportation
and fiscal impacts. These scenarios prescribe fairly generalized land uses, although they
do not currently indicate a recommended land use for the Gorden site specifically.
-
It is my expectation that the Plan will include generalized recommendations for a large
.".''''' portion of the City, with more detailed area plans in other locations. Criteria will be
included to detennine suitable areas for multi-family development, as the current, 1988
Community Plan provides.
As indicated in the Staff Report to the Planning Commission (dated August 1, 1996),
staff believes the Gorden property is well suited for transitional residential land use. To
the south across Post Road is the large, 100-acre commercial tract zoned for mixed use
development, and additional vacant land with a high potential for commercial
development. To the north is a vast single-family area, and to the east are several
institutional uses. Staff believes multi-family use is appropriate on the Gorden site
because it provides a transition between the commercial and residential areas, similar to
the institutional uses. The site has good access and is located near what will become an
activity center for the City. Single-family use on this site would not be appropriate for
'.''"''''
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William H. Adams
September 24, 1996 - Page 2
the same reasons, and would have no logical connection to other neighborhoods, Other
institutional uses, including church or school, may be suitable.
It is critical to emphasize that there needs to be physical compatibility between the
proposed multi-family development and the adjacent Red Trabue nature preserve, and
- single-family neighborhood, to the north and east. Site design, scale, and buffering need
to be to appropriately dealt with, and sensitive to all adjacent uses. Your proposal, with
.~"."'" some modification, appears to address those concerns. Moreover, your plan includes
the expansion of the Red Trabue Nature preserve which has been identified as a park
goal. Park expansion would not otherwise be provided with a non-residential use, and
your plan offers significant setback from Post Road.
The 1988 Community Plan indicates a maximum density of 2.0 dwelling units per acre
for the area west of Avery Road. The Plan, however, was prepared at a time when
Franklin/Union County line was expected to be the westernmost corporate boundary.
Neither the planners nor City Council anticipated the exclusive growth corridor that has
since been provided for Dublin to the west, through sewer and water contract
negotiations. It is my expectation that, with the update of the Community Plan, the
land use recommendation for the area along the Frankijn/Union County line will include
mixed uses of higher density residential and some employment use along Post Road.
Farther to the north, residential use with lower densities will most likely be suggested
within that growth corridor.
If you need additional information, please contact me at your convenience at 761-6550.
\
'~",,',ii.;
~
copy to: Tim Hansley
Bobbie Clarke
Gorden Farms file (Z96-004)
C:IOFFICE1WP61ICORRESPOIMBMCGORD. WPD
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-
September 24, 1996
Mr. Bill Adams
UTi of PI HI.!\ State Street Development Co:
- 5126 Blazer Parkway
&665 Ccffmcn Ro,~ Dublin, OH 43017
Dubiin. Ohio 4j017.1 005
-....... Fhon~!TDD: b 14/W .c5uJ
Fax: 614/88~.Ci 4C Dear Bill:
The purpose of this letter is to affirm my support as Director of Parks and Recreation of the
proposed land use, kno\vn as Gorden Farms. The proposed rezoning of 21, 8 acres with a density
of 7.7 DC per acre requires 5.45 acres of "greenspace" per calculations of Section 1109,021 of
the Codified Ordinances of the City of Dublin,
The Gorden Farms rezoning includes the required 5 A5 acres of greenspace as well as an
additional 1.95 acres of "gift... greenspace for a total ori.4 acres. The proposed greenspace is
4,.54 acres more than the amount required for singie fa:nily rezoning.
The required greenspace dedication of the 21.8 acre sit e :-e.zoned for single family at 2 DUper
acre wodd be only :,86 acres. Should the site be rezoned for a cOIT'Jnercial office use, no
greenspace dedication is required.
Thi3 prc~JOsed land use benefits the M.L. "Red" Trabue park by extending the park west along the
Tn-County Ditch and by creating a large 4,8 acre ~1ndow along Post Road. This is importa.nt to
note as the existing Post Road frontage is only 60' wide and is the only public vehicular entry to
the corn;nunity scale nature reserve.
~-,''''
Therefore, considering the impact on the e:-dsting pe.:k, the proposed land use for Gorden Fanus
offers the greatest benefit for its expar.sion and future development.
~.-.";
Most sincerely,
JLJr.,b
c B. Clarke
T. H ansle)'
F Hahn
D, ~lcDaniel
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Dublin Schools t
7030 Coffman Road OFFICE OF MATERIAL RESOURCES
Dublin, Ohio 43017-1008 Planning and Development
(614) 764-5913
- September 25, 1996
~",..do
Mr. William J. Riat, President
Casto Communities
209 East State Street
Columbus, OR 43215
Dear Mr, Riat:
In response to your company's recent inquiry regarding student ratios per dwelling unit in both
multi-family and single family units, I provide the following information.
Multi-family dwelling units in the Dublin City School District provide an average of four
elementary (.04), two middle school (.02) and two high school (.02) students per 100 dwelling
units. In the example which you provided, 168 multi-family units would provide approximately
14 students in grades K-12.
Single family units provide an average of 48 elementary (.48), 17 middle school (.17) and 17 high
jIIl.<i:" school (.17) students per 100 dwelling units. Once again, in the example you provided, 43 single
family units would produce approximately 35 students in grades K-12.
:i;.i;,,,,,,',,,,,
Hopefully, this data will provide the information you needed,
bIe
JR7596
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October 14,1996 CITY OF DUBLIN ...- .
- The Honorable Chuck Kranstuber
Mayor of the City of Dublin
6665 Coffman Road
~ Dublin, OH 43017
Re: Gorden Fanns Rezoning Application
Dear Mayor Kranstuber,
The Lowell Trace Civic Association is writing to you and the other members of the
Dublin City Council to provide input to your decision on the Gorden Fanns rezoning
application.
The Lowell Trace Civic Association originally submitted comments to the City of Dublin
Planning and Zoning Commission expressing a number of concerns regarding this
rezoning application and the developer's plan for the Gorden Fanns development. A
copy of these comments has been attached for your review. Members of our
Association subsequently attended the recent hearing when this rezoning application
came before Council and noted with approval that several members 9f council shared
the same concerns as our Association with the proposed development plan.
Since August 1, our Association has met with the developer regarding our concerns
and subsequently received Mr. William Riafs October 3 letter addressed to the Lowell
~ Trace Civic Association Board members as well as a copy of William Adams October 4
letter to you. While it is apparent that the developer is prepared to take some steps to
address the concerns shared by our Association and the Dublin City Council we believe
...."A>li that these steps are insufficient and that the proposed development for the site in
question is still fatally flawed.
Based on the original concerns of our Association and the subsequent comments by
the developer in his recent letters we wish to offer the following for consideration by
Council:
=> Density - The current community plan from 1988 recommends a density of 1.0 to
2.0 units per acre for the site compared to the developer's proposal of 7.7 units per
acre. Our request that an updated community plan be completed before agreeing to
a proposal which exceeds the current plan density by up to 770% remains
unaltered, Our concem is that by agreeing to such an intensive use of this site
before the completion of the new community plan precludes the opportunity to
consider all issues which would affect the new plan's density recommendations.
Granting the developer's request for such a substantial increase In site density in
lieu of the current plan creates a self-fulfilling prophecy of what the new plan would
~e"!l
.
then recommend In density for the site and will create pressure for additional high
density development north of Post Road and immediately west of the Lowell Trace
.and Wyndham Village residential areas as well as the Red Trabue Nature Reserve.
=> Site Use - The developer contends that multi-family use of the site represents the
highest and best use of the property and Is preferable to both single family or office-
use. The basis of the developer's position is that such use is needed to create a
transitional use from the residential areas to the north and east of the site and the
property south of Post Road which the developer assumes will all be developed as ~
commercial uses. Our Association disagrees with this position. It should not be
assumed that all property south of Post Road will be utilized for commercial
purposes. In fact, it is entirely possible that the new community plan and the .....
ultimate development of the site will mirror the development activity being seen In
the Perimeter complex to the east of Avery Road. Examination of this development
demonstrates that the commercial uses will be focused on Rl's 33/161 and
Perimeter Drive with multifamily and/or office uses north of such development but
still south of Post Road. In this case the multifamily and office uses south of Post
Road are used as the transition to strictly single family and institutional uses such
as churches, retirement centers, etc. which are north of Post Road. We believe the
same logic applies to this site. The preferred uses for the site by our Association in
order of preference are: 1) Single-family, 2) Institutional, 3) Office, 4) Multi-family, 5)
Commercial.
=> Nature Preserve Impact - The original concerns of our development regarding the
impact of such a high density project upon the Red Trabue Nature Reserve remain.
These concerns are based upon both the visual impact as well as the pressure
brought upon the Reserve seven (7) days and nights a week from such a high
density residential development. Our association believes the impact to the reserve
from the preferred uses of single-family, institutional, or office use will. be less
severe in terms of both the amount of impact (density) and the frequency, (i.e. days
per week of use).
!IlIIlII
=> Benning and Landscaping - Our Association appreciates the developers
willingness to provide us the right to approve or disapprove the buffer and
landscaping plan should the requested rezoning of the site be approved. As already .....
noted our Association does not believe the proposed development is in the best
Interests of our community. If it is ultimately approved by Council we will work with
both the City and developer to ensure the landscape plan creates the highest
possible level of protection for the Nature Reserve and surrounding residential
areas.
=> Impact on Floodplain - Our Association is confident that City staff will work to
ensure that Whatever use of the site is ultimately approved will meet Dublin's storm
water management regulations and protect downstream areas.
=> Maintenance of Aesthetic Appearance - This issue remains an item of concern to
our Association. The developer proposes to construct and maintain the property in
such a manner as to protect their substantial Investment In the property and in
conformance with Dublin's City Code, Our Association has no reason to believe the
...
~". --._"" ~'~~.~~<<-'~'--'--"'~ ......."",--,~ ~._~...~-,--;;.;..._--~,.~_.=...,-._., " -",.~,~~<.,""-,.,..._,"_.~._~~~-,"-......'.~_..,,."-~-.-;=;
.
developer does not Intend to conform with City Code and that they will Initially
establish a development which does have acceptable aesthetics. Our concern Is the
lack of an enforceable means to maintain such appearances. Despite the
assurances of the developer that they Intend to retain ownership of the
development no such guarantee can be made. Our concern Is based on the
aesthetic appearance of the property after the natural passage of time and In
particular In the event of the transfer of the property to new owners. Our Association
further believes that our concerns In this area are reduced If not eliminated by the
- alternative site uses of single-family, Institutional, or office use. Unfortunately our
collective experience with multi-family developments has been less than
satisfactory.
1liioo<~",4i
~ Gated Community Feature - Our Association's desire for a gated community
feature for the proposed development Is the direct result of the proposed multi-
family proposed use. Were the property developed as slngle-famlly, Institutional, or
office uses our concerns would be slgnificanUy diminished. We appreciate the fact
that the developer agrees with our position on this Issue and support his efforts to
include a controlled access feature In his development plan. Unfortunately, the
developer cannot guarantee this due to the concerns raised by the City's own
planning staff regarding such a feature. It would appear at this point the developer
will be unable to secure the necessary approval for 24-hour restricted access as our
Association would desire for a multi-family use for the site. As such, we do not
believe the developer can satisfactorily address the concerns of our members on
this point.
The Lowell.Trace Civic Association appreciates the opportunity to have Council
consider our position. If there are any questions, please feel free to contact one of the
Association Board members.
Sincerely,
~-~ /2d
-~
Ji enard, President Steve Seggebruch, Vice President
87 Phoenix Park Drive 6289 Twonotch Court
rf2- UL cr a,~
Tim Wilcox, Secretary Glen Noggle, surer
6311 Newgrange Drive 6268 Twonotch Court
Enclosures
....."''''''
,
cc: Honorable Judi Stillwell; Vice Mayor, City of Dublin
Honorable Cathy Boring; Dublin City Council
Honorable Joel Campbell; Dublin City Council
Honorable Cindy Hide Pittaluga; Dublin City Council
Honorable Thomas McCash; Dublin City Council
Honorable Peter Zawaly; Dublin City Council
Timothy C. Hansley; City Manager
Batb.w.". i'~ Planning Director, Department of Development -,
Janet L. Jordan; Director, Parks and Recreation
William J. Rlat; President, Casto Communities \
William H. Adams; President, State Street Development Company IIlIlIlII
,...
....
....
-
~ Comments By The
Lowell Trace Civic Association
Regarding The
Gorden Farms
Preliminary Development Plan
~
Presented
.;.j.,;,j;j August 1, 1996
1
.""""
Executive Review
As currently presented the Lowell Trace Civic Association has a number of
concerns regarding the requested rezoning application and preliminary
development plan for the proposed Gorden Farms Planned Unit Development.
Our Association wishes to work with both the Planning and Zoning Commission
and the Developer however, to seek reasonable accommodations to our
concerns. One or more members of our Association are prepared to meet and ~
work with either or both the city staff and/or developer to find solutions to the
concerns of our neighborhood residents.
....
Based on the current development plan our Association has the following
concerns and recommendations:
. That an updated Community Plan including recommendations for land uses
and densities be completed prior to final approval of this development plan.
The new plan~s recommendations should be considered relative to the
exception sought in the developments proposal of 7.7 dwelling units per acre
compared to the current Community Plan recommendation of 1.0 to 2.0
dwelling units per acre.
. That an updated assessment of the M.L. "Redn Trabue nature preserve be
conducted and that the impact of the proposed development to the preserve
be evaluated and considered prior to a final decision on the rezoning. of the
site.
. That sufficient benning and landscaping within the site be required to visually
screen the development from visitors to the nature preserve and adjacent
residential areas. ~
. That the downstream impact of the development upon the floodplain of the
South Fork of Indian Run be ascertained and adverse impacts upon adjacent .....
residential areas be considered and addressed in the finalization of the
development's stonn water management system.
. That the final plan for the site contain sufficient enforceable warranties from
the developer for the quality of the initial construction and the permanent
maintenance of the aesthetic appearance of the buildings and grounds.
. That the upscale image and security of the development and surrounding
areas be enhanced by the required addition of a "gated community" feature.
That sufficient warranties be provided by the developer on the permanent
maintenance of the "gated community" feature up to and including the
posting of a bond enforceable by the residents of the development to ensure
sufficient funds to maintain the feature.!
2
-
- .~-~~.~"" """ ~. '. ~~~'-~".',-~."~~~--, -
. ,
Comments
The Lowell Trace Civic Association wishes to thank the Planning and Zoning
Commission for the opportunity to provide public comment on this proposed
development. Lowell Trace is the residential area of Dublin which is located
nearest to the site and will be most directly impacted by the development of this
property.
The residents of Lowell Trace wish to join staff and members of the Planning and
Zoning Commission in complimenting the developer for the presentation of an
- innovative plan. We agree that the plan provides an exceptional setback from
Post Road and exceeds the park contribution requirements. Should the land to
~..w west and south of the site be developed for commercial purposes we also agree
that the plan provides an acceptable transitional use to the adjacent residential
areas. Despite the points in its favor however, there remain a number of
concerns to our neighborhood.
The proposed density at 7.7 dwelling units per acre is substantially greater than
the 1.0 to 2.0 units per acre recommended by the 1988 Community Plan.
Although citywide land uses and densities will be reexamined in the Community
Plan update, our concern is that approval of the proposed plan at this time, will
preclude and adversely impact future considerations of acceptable densities in
the immediate area. We recommend to the Commission that approval ,of this
development be delayed pending the outcome of density recommendations for
this area in the updated Community Plan.
Concurrent with our concern regarding density is the impact of such an intensive
use of the site upon the adjacent M.L. -Red- Trabue nature preserve. 'This
preserve is a -natural- centerpiece of the Dublin Parks and Recreational system
which may never be duplicated as our community grows. The current and
- planned development of educational and wildlife viewing areas within the
preserve are a testament of the preserve's importance as an area for the
appreciation of wildlife and nature for present and future generations of Dublin
- residents. A 1988 environmental assessment of the Trabue nature preserve by
Brad Andres of Ohio State University found that the preserve was the largest of
its kind in Franklin County and that any disturbance to the habitat within or
adjacent to the preserve will reduce overall wildlife densities. We recommend
that an updated assessment of the nature preserve be conduded and that the
impad to the preserve of the proposed development be evaluated and
considered by the Commission prior to making a final decision on the rezoning
application.
An additional area of concern to our Association is the visual impact or
-footprint- the proposed development will have upon both the adjacent nature
preserve and the homes within the Lowell Trace residential area which are
within its sightline. If any development of the site is approved, our Association
requests that sufficient berming and landscaping be required within the
3
JIiI!!""""~
. ,
proposed site to visually screen the development from visitors to the nature
preserve as well as our community.
The July 11, 1996 staff report on the proposed development notes staffs
recommendation of approval of the preliminary development plan subject to a
number of conditions. One of these was .. That storm water management meet
the minimum requirements of the City, and that wet basins be, aesthetically
integrated into the design of the site". Our Association also requests that the
Commission ascertain the downstream impact of the proposed development ,
upon the floodplain of the South Fork of Indian Run. During periods of high !
~
water the impact within the current floodplain adjacent to the Lowell Trace ....
neighborhood is significant. The Planning and Zoning Commission and the
residents of our community need to understand what additional impact if any, will
be caused by this development.
The present lack of information regarding the building architecture and materials
as well as a detailed maintenance plan to preserve the appearance of the
development once it is completed is troubling to our Association. The
Association acknowledges. the Commission's reservation of a later discretionary
review of this issue. We wish to impress upon the Commission our desire that
any final plan for this site as a multifamily development carry sufficient
enforceable warranties from tf:le developer both as to the quality of the. initial
construction as well as the maintenance of its aesthetics. Since this
development is proposed for apartments its residents may have less interest in
the long term effect of the appearance of the property upon adjacent areas. It is
the homeowners surrounding this property who will bear the long term visual and
financial effect of the quality of the initial construction and ongoing maintenance
of the site.
The Lowell Trace Civic Association appreciates the developers interest in .....
creating an area of "upscale" adult style apartments. In order to enhance the
upscale image of the development as well as the security of its residents and ....
that of its neighbors our Association requests that this development be made a
"gated" community. Not only will this add to the upscale image sought by the
developer but it will no doubt also be appreciated by the residents within and
adjacent to the development.
Based on the current available information our Association has significant
concerns regarding the proposed development of this site. We are open to
discussions with the developer and/or city staff to address the concerns we have
noted, If the Planning and Zoning Commission and developer can satisfactorily
address these concerns we are prepared to take a neutral position on the
requested rezoning application,
Thank you for the opportunity to present our viewpoint.
4
-
Ill. .'.l lil
Lowell Trace Civic Association Board Mem bers
President
-
Jim Renard
6387 Phoenix Park Drive
~ ~+'4U)
Vice President
Steve Seggebruch
6289 Twonotch Court
Secretary t2 {~jcor
Tim Wilcox
6311 Newgrange Drive
Treasurer &-11&-
- Glen Noggle
6268 Twonotch Court
...
5
-
.._------_._--------~_._----~---- _____~__.__~__.____".._...____._um."__._.____..~~_"m._..~._ ...__.._._~_,..__......_..___._._..__."_.....__""___"__,_~.,._____ ._ _ ._. ___.............________________
--
Gordon Farms
Casto Communities and State Street Development Company
Amended PUD Development Text
July 9, 1996
...... Contents of the Preliminary Development Plan
i ::
_iu'~ A. North point and scale. ; I~;
See Preliminary Site Plan. - 1
- P. __ _..__ _~ __:.J.......J
.
B. The proposed location and size of areas or residential use, indicating dwelling unit
densities, dwelling unit types, the total number of dwelling units for each density area, and
the total number of dwelling units proposed in the development plan.
See Preliminary Site Plan. The proposed PUD contains a gross land area of 21.8 acres. The
proposed use of the property is for an upscale apartment community, with a total of 168
units. There will be 14 12-unit buildings in the project. Each building will consist of four
(4) I-bedroom garden units, four (4) 2-bedroom garden units and four (4) 2-bedroom
townhomes. As proposed, there will be 90 detached garages. The density for the project is
7.7 dwelling units per acre.
C. The proposed size, location and use of nonresidential portions of the tract, including
"""fIl usable open areas, parks, playgrounds, school sites and other public areas and open
spaces with the suggested ownership of such areas.
--~ The total park land dedication to the City of Dublin is 7.4 acres or approximately 34% of the
total site area. The park land is divided into two sections. First, the applicant will dedicate
approximately 4.8 acres along the Post Road frontage and adjacent to the Red Trabue Park
entrance (see drawing). Unless mutually agreed to by the City of Dublin and the
owner/developer of Gordon Fanns, the dedication is subject to restricting the City from
locating any buildings on this property. Second, the applicant will dedicate approximately
2.6 acres at the north end of the project along the Tri-County Ditch.
D. The proposed provision of water, sanitary sewer and surface drainagefacilities, including
engineering feasibility studies or other evidence of reasonableness. All utility services
shall be underground.
See Preliminary Site Plan. No off-site extension of utilities are required for this project.
q\(~\ylp c:t\ \qtC1 L,
~
;
--
E. The proposed traffic circulation patterns, including public and private streets and parking
areas, indicating their relationship to topography and existing streets, or showing other
evidence of reasonableness.
The primary point of ingress and egress to the site will be from Post Road to the south. 1bis
private drive, connecting Post Road to the southernmost parking areal of the project, will be
24 feet in width and built to City of Dublin specifications. There will be a second point of
ingress and egress provided along the eastern boundary of the property. This private road
will link the development to the Red Trabue Park entry drive, on the north side of the South ,
Fork of the Indian Run Creek. His connection is being viewed as temporary in nature, with
a permanent access point to be constructed at some point in the future. This future access I
......
will be located along the development's west property line as indicated on the Preliminary
Site Plan and will be installed once a connection to the west property (Nevelle parcel) is
available. Both the temporary and permanent private roadw,ays will be constructed to City
of Dublin specifications and will be 24 feet in width.
F. The proposed schedule of site development, construction of structures and associated
facilities such as topography, structures, streets easements and natural areas.
Should this zoning be approved, construction is expected to start during late 1996 or spring
of 1997. The project will be developed in one phase.
G. The relationship of the proposed development to existing and future land use in the
surrounding area, the street system community facilities, services and other public
improvements.
The Red Trabue Park abuts the site to the north and east. The Convalarium at Indian Run, ...
a nursing and retirement complex, is located just beyond the 60-foot wide pipestem entrance
to the park. Fannland abuts the property to the west and across Post Road to the south. The
land to the south is planned for commercial/office uses. These anticipated uses are consistent ......
with the Mt. Auburn Study which was completed on behalf of the City. The project will be
built with sensitivity to the existing parkland. The buildings will be built with materials
which will complement the park setting. The buildings will be view-oriented. The project
will have aesthetic features which will provide a rural feel to the project, The developer
agrees to the palate approval by the City for both materials and colors.
H. Space for appropriate Council ordinance number approving preliminary development
plan.
See drawing.
...
. ~.~-- <o-.......-~,.,,~~ _ _~ _._ _~._ ._~". '<'~~""."'"
--
Development Standards
Permitted Uses:
1. The residential PUD will consist of multi-family housing buildings.
Permitted Density:
-
1. The gross density will not exceed 7.71 dwelling units per acre as specified in the Preliminary
Development Plan.
_.-, ,t~
Yard & Setback Requirements:
-
1. The building setback for multi-family buildings along Post Road shall be 500 feet from the
proposed right-of-way. Small aesthetic outbuildings will have a 25-foot setback. Stone
fencing or architectural fencing may be closer to the property line with approval from the
City of Dublin.
2. The building and pavement setbacks for the remaining property lines are as follows:
North: 10 feet
South: 25 feet
East: 25 feet
3. Minimum distances between multi-family buildings shall be 20 feet.
Height Requirements:
~
1. Maximum height for structures shall be 35 feet as measured by the Dublin Zoning Code.
'*'....
Parking and Loading:
1. Size, ratio and type of parking shall be regulated by Dublin Zoning Code, Chapter 1193.
Circulation:
1. One emergency access route will be established along the east side of the site via Red Trabue
Park. (See Preliminary Site Plan)
2. The main entrance way will be 24 feet wide.
,...,...
--
Waste and Refuse:
1. All waste and refuse shall be containerized and fully screened from view by a solid wall or
fence.
Landscaping:
1. All landscaping shall be in accordance with the Dublin Landscape Code, Chapter 1187. ...
2. As many exiting trees as possible will be preserved. All trees to be preserved will be .......
protected by snow fencing placed at the drip line prior to the start of construction and
maintained throughout the construction period.
,
3. Any tree planted within the park area shall be subject to the approval of the Parks
Administrator.
4. The east and west landscape buffer shall included seeded and landscaped areas.
5. There will be a landscaped entry feature provided at the entrance from Post Road along the
southern boundary of the site. This entry feature shall contain a small entry sign and
ornamental plantings. The entry may feature a gate house.
Lighting:
1. External light fixtures may be pole or wall mounted and of similar type and style.
2. All lighting shall be cut off fixtures and will meet Dublin Lighting Guidelines in design.
~
3. Lighting along parking and roadways shall be limited to a maximwn height of 14 feet.
.....
4. All lighting will meet Dublin Lighting Guidelines.
Fences and Walls:
1. No chain link or wire fencing shall be permitted.
~
~
--
GORDON FARMS
Development Conditions (continued)
Architecture:
The architectural style proposed for Gordon Farms draws its reference from the classical rural farm
houses and barns of which there are many good examples throughout Dublin. The use of white wood
~~ sided buildings with green roofs, rich classical detailing and porches with standing seam metal roofs
defines a character that will give this community identity and make it truly unique in central Ohio. The
.~...."" style reinforces the site plan organization by which the buildings define space and give this community
a sense of place.
The architecture will conform to the color renderings which were submitted to the City.
Materials to be used on all buildings will be limited to the following:
GARAGE DOOR
Wood
Color: Dark Green (or equivilent)
SHINGLES
Raised Profile
GAF Stonehenge
Color: Midnight Green Blend (or equivalent)
~
METAL ROOF
~Mlll
Metal
Color: Copper Patina Green
SOFFIT & FASCIA
Wood
Color: SW 1004 Pure White (or equivalent)
GUTTERS & DOWNSPOUTS
ALCOA
-
.
--
Color: 80% White (or equivalent)
WINDOWS
Aluminum or Vinyl
Color: White (or equivalent)
""'l
EXTERIOR TRIM
......
Sherwin Williams
Color: SWI004 Pure White (or equivalent)
EXTERIOR (FRONT DOOR)
Sherwin Williams
Color: SW 2809 Rookwood Green (or equivalent)
SHUTTERS
ALCOA
Vinyl Paneled
Color: Dark Green (or equivalent)
...
SIDING
Werzalit .....
6" Americana Board
Sherwin Williams
Color: SW 1004 Pure White (or equivalent)
.....
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MEMORANDUM f\ 1"0
(p:)
To: City Council
From: Bobbie Clarke
......
Date: October 17, 1996
~'-i11 Subject: Gorden Farms, Ord. 55-96 (Amended)
Please find attached additional information which was submitted since the public hearing held last
month. Please note that a revised text, dated October 15, 1996, was submitted for consideration.
To assure that record-keeping on this case is accurate, the staff would appreciate having the
Council motion include reference to that date. The text changes are underlined and relate to
maintenance provisions that were request by area residents. All other text provisions are
unchanged.
Also enclosed are several letters from the applicant and one from the Lowell Trace Civic
Association.
AS 8U8~n 11&110 COUNCIL
""",..;",, ~FORMEE'llNGON~t,
M'",,<~
~"""
Redlined Version:
Changes from ~ Julv 9 Submission
Gordon Farms
Casto Communities and State Street Development Company
. '.''-~._.I
Amended PUD Development Text j rn @ rn ~ w rn IL
~il a. 8916 m
.,.,..,,'" Jul, 9, 1996
October 15, 1996 '!:l'lt1l ~ bllli;:".
" I ' i
,~ Contents of the Preliminary Development Plan .r\~r( OfJLlJ.eJ! M
A. North point and scale.
See Preliminary Site Plan.
B. The proposed location and size of areas or residential use, indicating dwelling unit
densities, dwelling unit types, the total number of dwelling units for each density area, and
the total number of dwelling units proposed in the development plan.
See Preliminary Site Plan. The proposed PUD contains a gross land area of 21. 8 acres. The
proposed use of the property is for an upscale apartment community, with a total of 168 units.
There will be 14 12-unit buildings in the project. Each building will consist of four (4) 1-
bedroom garden units, four (4) 2-bedroom garden units and four (4) 2-bedroom townhomes.
As proposed, there will be 90 detached garages. The density for the project is 7.7 dwelling
units per acre.
'lIl!IIfP"''''
C. The proposed size, location and use of nonresidential portions of the tract, including
.-,-'" usable open areas, parks, playgrounds, school sites and other public areas and open
spaces with the suggested ownership of such areas.
The total park land dedication to the City of Dublin is 7.4 acres or approximately 34% of the
total site area. The park land is divided into two sections. First, the applicant will dedicate
approximately 4.8 acres along the Post Road frontage and adjacent to the Red Trabue Park
entrance (see drawing). Unless mutually agreed to by the City of Dublin and the
owner/developer of Gordon Farms, the dedication is subject to restricting the City from
locating any buildings on this property. Second, the applicant will dedicate approximately 2.6
acres at the north end of the project along the Tri-County Ditch.
D. The proposed provision of water, sanitary sewer and surface drainage facilities, including
engineering feasibility studies or other evidence of reasonableness. All utility services
-
.'.,'.,,-,.0,'''''''"'' ~~~~"~_"""""""""""""""''''''''"'-''-''''';_'''''.d. . ",",""~~...._.",".~h_".,_~'~ "~"^,",.~__~~_......_,",,,,,,,,.,""^,,,-,.,.
Redlined Version:
Changes from ~ Julv 9 Submission
shall be underground
See Preliminary Site Plan. No off-site extension of utilities are required for this project.
E. The proposed traffic circulation patterns, including public and private streets and parking
.~ areas, indicating their relationship to topography and existing streets, or showing other
evidence of reasonableness.
....','-'" The primary point of ingress and egress to the site will be from Post Road to the south. This
private drive, connecting Post Road to the southernmost parking areal of the project, will be
24 feet in width and built to City of Dublin specifications. There will be a second point of
ingress and egress provided along the eastern boundary of the property. This private road
will link the development to the Red Trabue Park entry drive, on the north side of the South
Fork of the Indian Run Creek. His connection is being viewed as temporary in nature, with
a permanent access point to be constructed at some point in the future. This future access
will be located along the development's west property line as indicated on the Preliminary Site
Plan and will be installed once a connection to the west property (Nevelle parcel) is available.
Both the temporary and permanent private roadways will be constructed to City of Dublin
specifications and will be 24 feet in width.
F. The proposed schedule of site development, construction of structures and associated
facilities such as topography, structures, streets easements and natural areas.
Should this zoning be approved, construction is expected to start during late 1996 or spring
of 1997. The project will be developed in one phase.
..........
G. The relationship of the proposed development to existing and future land use in the
iIl4i.- surrounding area, the street system community facilities, services and other public
improvements.
The Red Trabue Park abuts the site to the north and east. The Convalarium at Indian Run,
a nursing and retirement complex, is located just beyond the 60-foot wide pipestem entrance
to the park. Farmland abuts the property to the west and across Post Road to the south. The
land to the south is planned for commerciaVoffice uses. These anticipated uses are consistent
with the Mt. Auburn Study which was completed on behalf of the City. The project will be
built with sensitivity to the existing parkland. The buildings will be built with materials which
will complement the park setting. The buildings will be view-oriented. The project will have
aesthetic features which will provide a rural feel to the project. The developer agrees to the
palate approval by the City for both materials and colors.
~
"""'''_'''''''''''.._,~,";....,.~,-".,,~..,_~.u.,,~==~,~. .-- , .~ - .~. """''''''''........~"'"..~
Redlined Version:
Changes from ~ Julv 9 Submission
H. Space for appropriate Council ordinance number approving preliminary development
plan.
See drawing.
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" ".~'.__.'._- ..........~.~,~_.._,,-_.. ~.- ...,.. "",y_,"",."...".",..,~-,.="_,,,q;"_' ~'il!.' .i) _. 'J.-:~If .,~} T 'iiF1.:Ii'.:ft-.l .~. :--. .- -:'<~.:#_,""i""w,'."",,,,,,,,,,,,,~,;,,,,_,",,,""'''''-,,,,,,,,,,,,,,,,,~,,,,,,~,,>~
, .
Redlined Version:
Changes from ~ Julv 9 Submission
DeveloDment Standards
Permitted Uses:
1. The residential PUD will consist of multi-family housing buildings.
-
Permitted Density:
- 1. The gross density will not exceed 7.71 dwelling units per acre as specified in the Preliminary
Development Plan.
Yard & Setback Requirements:
1. The building setback for multi-family buildings along Post Road shall be 500 feet from the
proposed right-of-way. Small aesthetic outbuildings will have a 25-foot setback. Stone
fencing or architectural fencing may be closer to the property line with approval from the City
of Dublin.
2. The building and pavement setbacks for the remaining property lines are as follows:
North: 10 feet
South: 25 feet
East: 25 feet
3. Minimum distances between multi-family buildings shall be 20 feet.
,,~".l'i~
Height Requirements:
i-#- 1. Maximum height for structures shall be 35 feet as measured by the Dublin Zoning Code.
Parking and Loading:
1. Size, ratio and type of parking shall be regulated by Dublin Zoning Code, Chapter 1193.
Circulation:
1. One emergency access route will be established along the east side of the site via Red Trabue
Park. (See Preliminary Site Plan)
2. The main entrance way will be 24 feet wide.
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.,.~~,,=~,~....~--=-- . -~,_.'-, o<..._.""._~~_~.,~
, .
Redlined Version:
Changes from ~ JulY 9 Submission
Waste and Refuse:
1. All waste and refuse shall be containerized and fully screened from view by a solid wall or
- fence.
.~ Landscaping:
1. All landscaping shall be in accordance with the Dublin Landscape Code, Chapter 1187.
2. As many exiting trees as possible will be preserved. All trees to be preserved will be
protected by snow fencing placed at the drip line prior to the start of construction and
maintained throughout the construction period.
3. Any tree planted within the park area shall be subject to the approval of the Parks
Administrator.
4. The east and west landscape buffer shall included seeded and landscaped areas.
5. There will be a landscaped entry feature provided at the entrance from Post Road along the
southern boundary of the site. This entry feature shall contain a small entry sign and
ornamental plantings. The entry may feature a gate house.
....... Lighting:
1. External light fixtures may be pole or wall mounted and of similar type and style.
..ot-.
2. All lighting shall be cut off fixtures and will meet Dublin Lighting Guidelines in design.
3. Lighting along parking and roadways shall be limited to a maximum height of 14 feet.
4. All lighting will meet Dublin Lighting Guidelines.
Fences and Walls:
1. No chain link or wire fencing shall be permitted.
-
Redlined Version:
Changes from :ltme-%5 Julv 9 Submission
Maintenance of Premises:
The landowner or assigns of the subiect property ("Landowner") shall be required to maintain the
subject property in a manner consistent with any first class apartment community in Dublin. Ohio.
At the request of the Lowell Trace Civic Association Board of Directors ("Board"). the Landowner
..... shall meet with the Board to discuss initial and ongoing maintenance of the multi-family development.
Maintenance shall include continual upkeep of building exteriors. gate house feature and perimeter
landscaping.
~
. The exterior of a structure shall be maintained in good repair. structurally
-
sound and sanitary so as not to pose a threat to the public. health. safety or
welfare.
. All wood and metal surfaces shall be maintained in good condition. Peeling.
-
flaking and chipped paint shall be eliminated and surfaces repainted.
. The premises and open spaces shall be maintained in a clean. safe and sanitary
-
condition. Grass lawns will be properly mowed and shrubbery properly
trimmed.
. All sidewalks. walkways. stairs. driveways. parking spaces and similar areas
-
shall be kept in a proper state of repair. and maintained free from hazardous
conditions.
. All accessory structures. including detached garages. fences and walls. shall
-
be maintained structurally sound and in good repair.
--
.
...,..,,,,
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DUBLIN PLANNING AND ZONING COMMISSION
RECORD OF ACTION
August 1, 1996
CITY OF Dl.BUi\
..... 5800 Shier Rings Rood
Dublin, OH 43016-7295
P1tone/lDD: 614/761-6550
Fax: 614/761-6506
.....-
The Planning and Zoning Commission took the following action at its regular meeting:
2. Rezoning Application Z96-004 - Preliminary Development Plan - Gorden Fanns
Location: 18.0573 acres located on the north side of Post Road, at the Franklin/Union
County line. ;
Existing Zoning: R-l, Restricted Suburban Residential District, and U-l, Agricultural
District (Jerome Township).
Request: PUD, Planned Unit Development District.
Proposed Use: Development of 168 apartment units and 7.4 acres of parkland.
Applicant: State Street Realty c/o Bill Adams, 5126 Blazer Parkway, Dublin, Ohio
43017; and Casto Communities c/o William J. Riat, 209 East State Street, Columbus,
Ohio 43215,
MOTION: To approve this rezoning application because it provides a good transitional use,
offers an exceptional setback from Post Road, enlarges the Trabue Park, and exceeds the park
requirement by two acres, with the following 11 conditions:
...~
1) That parkland be delineated between gifted and required acreage subject to staff
approval, and that the park area include a minimum of 7.4 acres (total);
liIlioIo.,;"A 2) That permanent, unrestricted access to the west be provided as soon as practicable,
provided the adjacent land development is compatible with this site;
3) That the building architecture and materials, as well as the site plan and landscape
architecture for the site, be designed with sensitivity to the public park immediately
adjacent to the site;
4) That the building architecture and materials be accurately articulated in the text;
5) That the design of all private drives, and private and public utilities meet the approval
of the City Engineer;
6) That storm water management meet the minimum requirements of the City, and that
wet basins be aesthetically integrated into the design of the site;
7) That water distribution throughout the site be privately maintained and owned;
8) That the stream crossing structure be designed according to the City's and FEMA's
requirements, and that all necessary permits and approvals be obtained prior to
approval of engineering drawings;
Page 1 of 2 J...::- SUbJ!:irn:.u ore COUNCIL
#,0", MEmNGON~
_""''''l
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--
DUBLIN PLANNING AND ZONING COMMISSION
RECORD OF ACTION
August 1, 1996
2. Rezoning Application Z96-004 - PreJiminary Development Plan - Gorden Farms
(Continued) ,.",(
9) That left turn lane widening and street lighting meet City standards and be provided
at the Post Road entrance; ......
10) That a five-foot sidewalk be constructed, and street trees be instaIled, along the north
side of Post Road; and
11) That an easement and right-of-way dedication plat be prepared and provided to the
City Engineer for approval subsequent to approval of the final development plan and
prior to commencement of construction.
~
* Bill Riat agreed to the above conditions.
VOTE: 6-1.
RESULT: This rezoning application was approved,
NOTE: The Commission encouraged the continued involvement of the adjacent Lowell Trace
Civic Association with this development.
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Page 2 of 2
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