006-93 Ordinance
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RECORD OF ORDINANCES
Dayton Legal Blank Co. Form No. 30043
Ordinance No.__.06o..!t3mAKENDED Passed. on mo.m..mom.n 0 mJ9.nn
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__ AN ORDINANCE PROVIDING FOR A CHANGE OF
ZONING OF :1:74 ACRES OF LAND LOCATED TO
THE NORTHEAST OF AVERY AND RINGS ROADS,
TO BE REZONED FROM: PUD, PLANNED UNIT
DEVELOPMENT DISTRICT TO: PCD, PLANNED
COMMERCE DISTRICT.
NOW, THEREFORE, BE IT ORDAIN~ij by the council of the city of
Dublin, state of Ohio, --.5 of the elected members
concurring:
section 1. That the following described real estate (see
attached map marked Exhibit "A") situated in the city of
Dublin, State of Ohio, is hereby rezoned to PCD, Planned
Commerce District and shall be subject to regulations and
procedures contained in Ordinance No. 21-70 (Chapter Eleven of
the Codified Ordinances) the city of Dublin zoning Code and
amendments thereto.
section 2. That application, Exhibit "B", including the list
of contiguous and affected property owners, and the
r recommendations of the Planning and zoning commission, Exhibit
"C", are all incorporated into and made an official part of
"'. this Ordinance and said real estate shall be developed and
- used in accordance therewith.
section 3. That this Ordinance shall take effect and be in
force from and after the earliest period allowed by law.
Passed this v:? o-rh. day of ~~~ , 1993.
~~r
Attest:
~(2 .~
I Clerk of Council
sponsor: Planning Division
t'"
-....
I hereby cerffv that copies .f this Onfil1lralR&sofution .'" pos1ld in the
City of Dublin in accordance with Sldton 73US of 1M .Ievised Code.
~C?~
(llJrk of Council. D"blin. Ohio
,~,~!iiill-tlii"DR","l!:'i("?~,,,*~ ~~~~'''''''~'''..''''- "".,.,"""".F'-".i.-....'I'i<'...'ii<~'ffl""""'"'''''.
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. AMENDED APPLICATION
BALGRIFFIN
,
~ITY OF DUBLIN PLANNING AND ZONING COMMISSION
i
AN APPLICATION FOR AMENDMENT FOR P&Z C Use Only I
.
OF THE CITY OF DUBLIN ZONING App Ucation No:
DISTRICT MAP ZM
(Reclassification of Land) Date Filed: I
Fee Receipt No. !
Received by: !
,
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Please type or print information - Use additional sheets as necessary
TO THE HONORABLE PLANNING AND ZONING COMMISSION:
The Applicant Avery Road, Ltd.
(Have property in contract)
being the owner(s),/lessee(s) of property located within the area proposed for
rezoning , requests that the following
described land to be placed in the PUD/PCD
.
A. DESCRIPTION OF LAND TO BE RECLASSIFIED
1. o General Description of Land (describe by one of the following):
a. Lot(s)/Reserve(s) of
,
a recorded plat, with an area of .
'~^'-,
b. Beginninl at a point alonl
(street or other)
and beinl feet in a N SEW
direction fr~ the (speclfy) of
(Street or other), and thence baving a dimension
of frOla the (speclfy) of
(street or other), and having an area of
.
c. The tract of land containing Acres and bounded by:
(specify) on the N SEW (Circle)
(specify) on the N S ! W (Circle)
(specify) on the. S ! W (Circle)
(specify) on the N S ! W (Circle)
d. Attached le.a1 description: YES XX NO
.......
Cfj;IJ/13 ~ 0 Pase 1 of 3 SEP - 9
/393
f . " .
t
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
appearing on the County Auditor's current tax list or the Treasurer's mailing list.
NAME ADDRESS
See attached Exhibit A
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11"""> B. ARGUKEMTS FOR RECLASSIPICATION OP THE DESCRIBED LARD
1. Proposed Use or Develop.ent of the Land: Mixed use: Si ngl e Famil y,
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Multi-family (Apartment and Condominium), Office/Light Industrial. .
See development plan.
PLAMRED DEVlLOPHENT ZONING DISTRICTS and SPECIAL DISTRICTS sub.ission of
three (3) copies of a Develop..nt Plan and other docu.ents and two (2)
copies shall be retained as a permanent public record if approved.
For other Zoninl Districts, such plan. or other exhibit. would be helpful
to the review of this application.
Plans and Exhibits sub.itted
Plot Plan _____; Buildinl Plan _____; Develop.ent Plan ~; Sketch _____;
Photolraph. ; Other (specify)
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2. State briefly how the proposed zoning and develo,.ent relate. to the existing
and probably future land use character of the vicinity.
See development plan for details. Proposed PUD/PCD is consistent with area
planning efforts, inCluding single family development generally in the
'-.
northwest quadrant of Rings and Wilcox Roads, suburban Office/light
industrial at the northwest segment of the site, and transitional multi-
family (apartment and condominium) in the central portion of the site.
Page 2 of J pales
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J. 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 completeness and accuracy. Present owner of property:
APPLICANTS'S AFFIDAVIT
STATE OF OHIO
COUNTY OF FRANKLIH,
I (*~J Robert A. Meyer, Jr.*
being duly sworn, depose and say that I am/we-a.. the .....~.}~le..ee~}~ being
duly sworn, depose and say that I am/ve-a..-the .....~.}~~....~'~f land included
in the application and that the foregoing statement herein contained and attached,
and information or attached exhibits thoroughly to the be.t of .,/e.r ability present
the arguments in behalf of the application herewith sub.itted and.that the statements
and attached exhibits above referred to are in all respects true and correct to the
best of .,/... knowledge and belief.
*Applicant's attorney
**See Note P.1
signature
Robert A. Meyer, Jr.
PORTER, WRIGHT, MORRIS
41 South High Street
Columbus, Ohio 43215
(Hailing address)
(614) 227-2242
(Phone)
Subscribed and sworn to before me this /)f day of 5 ilL!) I-~,.", b Ie.,.. , 1911n.
,
~ ~L~/l t fc:u,<--u~
notary bUc
Person t~ be contacted for details, if other than above sianatory: / CYN1IfIA L KARNES
.., PUIUC. STAlE Of OlIO
" COMIIISIICII EXPIRES SEP[ 1, 1997
_. (N... . .-
....." (Address) (Telephone)
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D. RECORD or ACTIOH
1. Withdrawn Held to
(Date) (Date)
2. P&Z C: Date of Hearing
Approved Disapproved Modified
J. City Council: Date of Hearing
Approved Disapproved Modified
p~o~ 1 nf 1 p~~~~
III
IUIaI'l' "a"
Hua Addr...
5t. John' a Lutheran Church 3993 Bhattack Avenue
ColUllbu., Ohio 43220
Rlchard Netting 6041 Rinq. Roael
Aalin, Ohio 43002
~, Laura L. Bovaan 6001 Rill9. Road
Aal in, OIlio 43002
Suaan 1(. Irvin 5965 Rinq. Road
Aalin, Ohio 43002
To. P. and sally J. currie 5921 Ring. Jtoael
Aalin, Ohio 43002
Gary L.W. and Karen S. Haare 5851 Rinq. Road
AaJ,in, Ohio 43002
Frank G. and Ruth B. Woodin 5711 Wilcox Road
l)ul)lin, Ohio 43017
Roy B. and Leah M. Riggin S.67 wilcox Roacl
Dublin, 01110 43017
Ubaldo and Anna M. Monaco 5949 Slnolair Road
Colu.bWI, Ohio 43229
John W. and Rally J. S...on 5611 AV:Y Road
~in,. Ob 0 43002
Wilcox Road Aaaociate. c/o IoftGr COrporation
5501 wranta Road
Dmlin, abio 43017
Joa.ph A. and Venue II. "e 5760 Ave~ Road
Aa11n, OIl 0 43002
Luther .. Shzoader 5750 AY:I Road
~in, Ob 0 43002
swickard Bnter:prl..., Inc. 2121 k8ll8n 8U..t
ColuUwi, Ohio 43224
paraet Co., Inc. 5141 Ave:! Road
&alin, Ob 0 43002
stephen H. anc:l Lynne L. lCI'zykoakl 5695 WilCOX Road
Dublin, Oblo 43017
11 = ~il , ...~
:
5-ona properties CO. C/O Ja._ W. Steckel
4500 Dublin Road
colUllbua, Ohio 43221
Coluabia Ga. of Obio, Inc. 200 civic center Drive
P. o. Box 117
ColUllbu_, Ohio 4321'
Shaarock Lane Develop..nt Co. P. O. Box 370
Dublin, Ohlo 43017
.... Mid-State. Develop.ent Corp. c/o s. Robert Davia
.- 5120 Avery Road
Aalin, Oblo 43002
Tecaec Incorporated 6210 COrporate centre Dr! ve
Aalin, Ohlo 43002
Avery Road Ltd. 5720 Ava:! Road
Aalln, Ob 0 43002
Remark., Inc. Ratire..nt Plan 7155 Poet Road
P. o. lox 1102
Dublln, Ohlo 43017
Roger v. and Joyce D. Craaer 5700 Wl1cox Road
Dublin, Obio 43017
Loui.e E. Mock 5722 vilcox Road
Dublin, Obio 43017
L. J. Mock 5732 Wilcox Road
Dublln, Ohlo 43011
ILDA DeLay 5131 Wilcox Road
Dublin, Ohio 43017
Ro.. DeLay 5744 Wilcox Road
Dublln, Ohlo 43017
J.... E. and T. A. Sbaat. 5150 Wl1cox Road
Dublin, Ohio 43017
Charl.. R. Davia 5120 Avery Road
Aalin, ablo 43002
Dennis J. Hotter P. O. lox 435
Dub 1 in, Ohio 43017
John A., Jr. and Beth R. Allan 65 1I0Z'tb Str..t
LG9.n, Ohio 43138
Tiaothy Y. and Shau......i xoy 251710Mington Drive
Dublin, Ohio 43017
.
Donald C. and Ruth A. Tway 5699 Wilcox Road
Dublin, Ohio 43017
Faith Evanqelical Church ot 5756 Wilcox Road .
Central Obio Dublin, Ohio 43017
Anac:lato Galli 3'00 o.l_ere
.. C01\lllbWl, Ohio 43220
Alvin and Dori. L. R1ngs '600 Shier R1n9. Road
~in, Ohio 43002
Faitb Evangelic:al Church ot 5151 Reed Road
Central Ohio Suite 113 A
ColWlbua, Ohio 43220
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4 ZONING DESCRIPTION
70.603 ACRES
N.E. CORNER OF AVERY ROAD
AND AINGS AOAD
Situate in th~ State of Ohio. County of Franklin, City of Dublin being par~
of Virginia Military Survey Number 3004 and being all of the 50.9427-acre tract,
of reco~d in Q,R, 10445 F05, and being part of the following tracts of land: the
6.218S-acre tract of record in O,R. llOi6 G09, and the 15.384-aca tract of
record in O.R, 8105 JOS, records of the R~corder's Office, Franklin County, Ohio
and being more particularly described as follo~s;
Beginning a~ the point of intersection of cen~erline of Avery Road with the
centerline of Rings Road;
~",<,.'.
Thence N 05" 40' 10" Y, a distance of 1149.03 feet, along the centerline of
Avery Road to a point at che common corner to said 50.9427-acre tract and the
1.O-acre tract of record in a.R, 10530 Cl8;
Thence N 840 35' 42" E. a distance of 476.18 feet, along the common line to
said 50.9427- and 1.O-acre tracts to a point at a common corner to said 1.0-acre
tract and the said 15.384-acre tract;
Thence N 06" 24' 12" W, a distance of 785.89 feet (passing a common corner
of said 1.0 and 15.384 acre tracts at a distance of 92.11 feet) along. in part,
a common line of said 1.0- and lS.384-acre tracts and. in part, across said
15.384- and 6.2185-acre tracts to a point in the common line of said 6,2185 acre
tract and the 9.059 acre tract of record in Deed Book 3183, Page 279;
Thence N 840 05' 31" E. a distance of 1097,03 feet. along the common line
to said 9.059- and 6.218S-acre tracts and the common line to said 9,059- and
15.384-acre tracts, to a poine at a common corner to said 15,384- and 9.059-acre
tracts said point also being in the westerly line of the said l7.468-acre ~ract
of record in O.R. 11502 003;
Thence S 05" 36' 42" E, a distance of 795.25 feet along the common line of
...:. said 15.384 and 17.468 acre tracts to a point in the northerly line of said
50,9427 acre tract. at the Common corner of said 15.384 and 17.468 acre tracts;
"~\"P Thence N 840 48' 41" E, a distance of 886.84 feet along the common line of
said 50.9427 and 17,468 acre tracts to a point in the centerline of Yi1cox Road,
at a common corner of said 50.9427 and 17.468 acre tracts;
Thence S 050 39' 54" E. a distance of 79,54 f..t. along the centerline of
Wilcox Road to a common corner to said SO.9427-acre tract and the l.30S-acre
tract of record in O.R. 9349 H13;
Thence S 830 57' 27" Y. a distance of 545,00 f..t. alone the common line to
said 50.9427- and l.30S-acre tracts and the 4,S70-acr. tract of record in O.R.
13254 E09. to a poine at the north~esterly eorner of said 4.570-acre tract;
Thence S 05" 40' 03" E. a distance of 1038.33 f..t, along the common line
to said 50,9427- and 4.570-acre tracts and the common line co said SO.9427-acre
traee and the 1.713-acre tract of record in a,R, 9440 AOS to a point in the
centerline of Rings ioad;
Thence S 830 56' 10" Y, a distance of 1904.14 feet, along the centerline of
Rings Road to che point of beginning containing 70.603 acres. more or less. and
being subject co all ea~em.nts. rescric~ions, and righcs-of-way of record.
!h. above' descripcion was prepared horn deed information only and not an
."IIJI>"" actual field survey.
Ro. D. ZANDE ~ ASSOCIATES. LIHITED
~<:'j,\W" SER:par
RDZ IN 2827
July 2, 1993
2827,SER.
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ZONING DESCRIPTION
6.322 ACRES
N.E. COR.NEl OF AVERY ROAD
AND RINGS ROAD
Situate in the State of Ohio, County of Franklin, City of Dublin being part
of Virginia Military Survey Number 3004 and being part of the following tracts
of land: the 6,2l8S-acre tract of record in O.R. 11076 G09 and the 15.384-acre
",. tract of record in a.R. 8105 J05, records of the Recorder's Office, Franklin
,. County, Ohio and being more particularly described as follows;
Beginning for reference at the point of int~rsection of centerline of Avery
Road with the centerline of Rings Road;
Thence N OSQ 40' 10" Y, a distance of 1149,03 feet, along the centerline of
Avery Road to a poine at the common corner to said 50.9427-acre tract and the
1.O-aere traee of record in O.R. 10530 CIS;
Thence N 010 15' 20" W, a distance of 92.25 f~et continuing along said
centerline of Avery Road to a point at a common corner of said l.O and 15.384
acre tracts; said point being the point of true beginning of the herein described
tract;
Thence NOlo 15' 20" U. a distance of 611.75 feet, along the centerline of
Avery Road to a point at the common corner to said 6.2l8S-acr. trace and the
0.616-acre trace of record in O.R. 5028 C10,
Thence the following two (2) courses and dlscances along the common line ~o
said 6.2185- and 0.616-acre tracts:
L Thenc~ N 840 05' 31- E, a distance of 338.76 f..t. to a poine at the
southeasterly corner of said 0.616-acre tract;
... ' 2. Thence N 050 54' 29" Y, a distance of 80.00 feet, to a common corner
W-
to said 6,2185- and 0.616-acre tracts said point also being in th~
southerly line of ehe 9.0S9-acre tract of record in need Book 3183,
page 279;
Thence N 840 05' 31" E, a distance of 73.50 feet. along the common line of
said 9.059 and 6.2185 acre tracts to a poine;
Thence S 060 24' 12M E. a distance of 693.78 feet across said 6.2185 and
15.384 acre tracts to a poin~ at a common corner of said 15.384 and 1.0 acre
tracts;
Thence S 840 35' 03" ~. a distance of 467.90 feee along the common line of
said 15.384 and 1.0 acre tracts to the point of true beginning of the herein-
described strip, containing 6.322 acres, more or less, and being subject to all
eas.ments, restriction and rights-of-way of record.
The above description was prepared from deed information only and not an
actual field survey.
a. D. ZANDE & ASSOCIATES, LIMITED
LYP:par
r- anz IN 2827
July 1. 1993
L 2827PT2,SER.
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oorn rnu~ I',
I rJ REVISED 9-20-93
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'SEP 201993 TEXT FOR PRELIMINARY DEVELOPMENT PLAN
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1 BALGRIFFIN PLANNED UNIT DEVELOPMENT
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CITY OF DUBLrr~hi_~ Preliminary Development Plan, consisting Of this text,
together with the attached Preliminary Development Plan drawing and
Master Sanitary, Water and Storm Sewer Plans, is proposed and
submitted for approval under Planned Unit Development (PUO) District
regulations for the 70.6i acres located at the northeast corner of
Rings and Avery Roads. It provides for a mix of uses consistent
with current planning efforts and settled expectations for the area,
and further respects the central elements of the City.s
transportation planning efforts. It also proposes 6.3~ acres for
suburban office and light industrial uses under the PlanneO Commerce
iF District (peD) reoulations. A separate text is attached for that
area. Legal descriptions of both areas are attached. Acreages
internal to the site are not based on survey data, are approximate,
and may change slightly based on more refined engineering data.
The format of this text fOllows the preliminary Development
Plan content requirements of Section 1181.07(g)(2) of the Dublin
Planning and Zoning Code.
A. North Point and Scale:
Please see Preliminary Development Plan drawing.
B. proposed location and size Of areas of residential use,
indicating dwelling unit densities, dwelling unit types and
total number of dwelling units for each density area and
the total number of dwelling units proposed in the
development plan:
There are three separate areas of residential use. Single
family development is proposed for 19.2% acres. A total of
60 single family lots ere proposed, for a density of 3.125
homes per acre. Development standards for the single
family area are set forth in Appendix A. There ere 24.8.:!:.
acres for apartment development, on which a total of 223
apartment units can be constructed (based on 9.0
....... units/gross acre). There is also an 8.1.:!:. acre area
allocated for a total of 57 condominium units (based on 7.0
units/gross acre). The development standards for the
apartment and condominium areas are set forth in Appendix B
to this text. Acreages as listed exclude right-of-way
along the perimeter of the site (primarily on existing
Rings and Avery Roads), but include rights-of-way internal
to the site.
C. the proposed size, location and use of non-residential
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:
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.
There are only residential development in the PUD area of
the site. Adjacent property owned by the Applicant i~
proposed for PCD zoning and development, and is addressed
in a separate, attached text. Open park area of 13.9i
acres is shown on the Preliminary Development Plan. Park
dedication would occur at the time development activity
under the zoning commences.
D. The proposed provision of water, sanitary sewer and surface
draining facilities, including engineering feasibility
studies or other evidence of reasonableness;
Please see Master Sanitary, Water and Storm Plans.
Stormwater detention areas on private property will be
privately maintained, through a homeowners' association,
unit owners' association, apartment complex owners, or the
owner of property on which the detention area is situated.
E. The proposed traffic circulation patterns, inCluding pUblic
and private streets and parking areas indicating evidence
of reasonableness:
The Preliminary Development Plan depicts a 100 foot
right-of-way for the proposed Woerner-Temple/Rings
connector consistent with the adopted Southwest Area Plan.
This proposed major arterial will cross the site at the
northeast corner, as shown on the preliminary Development
Plan. It also shows a street layout in the single family
area with two principal elements. The first is the
location of lots fronting on Rings Road to preserve its
single family character. (Lots fronting on Rings will have
a minimum lot width of 100 feet.) Second, the street
pattern will utilize a loop and cul-de-sac pattern off a
north-south street (Norn Street) connecting present Rings
Road at the south and the proposed Woerner-Temple Road
extension at the north. The use of a loop and cul-de-sac
street system will permit a quiet residential street
-..' system. The Preliminary Development Plan also provides for
a break in present Rings Road midway along the south
boundary of the site. The condominium development will
have no more than two curb cuts to Rings Road and the
apartment development will have access from Blunden Road
consisting of two curb cuts on the north side and two curb
cuts on the south, with adequate spacing to be determined
at final development plan review. An internal drive of a
minimum width of 22 feet will be located between the
existing office buil~ing and the north property line. This
will provide access to the PCD site and the apartments to
the east:.
F. The proposea schedule of site development:, construction of
structures, and associa~ea facilities. Such schedules
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shall inClude proposed use or reuse of existing features
such as topography, structures, streets, easements and
natural areaSi
The proposed schedule of site development is somewhat
dependent upon extending the sanitary sewer from its
current terminus at wilcox and Rings Roads further to the
west. It is further dependent upon market conditions. The
applicant projects ~hat active development would be
underway in early 1994 or thereafter. Active construction
on the apartment and condominium areas will not commence
"""'j!;,~ prior to active construction on the single family segment.
Reconfiguration of the Rings/Norn connection would Occur
when the Woerner-Temple extension is constructed. Blunden
Road, a public street, would be constructed at a width of
36 feet (back to back of curbs) at the time construction of
the apartment units commences.
The first pha~e would be the single-family seqrnent. It
would include construction of Norn Street from a T
intersection at Rings Road northward at least to a point
north of the tree line alonq the north side of the single
family area of development. Norn Street will be
constructed at a width of 36 feet (back to hack of curbs).
If the City would direct construction of the remaining part
of Norn on this site at this time, the developer would do
so. If the City, because of uncertainty as to the
alignment of Norn and the Woerner-Temple/Rings extension,
or because of any other reason, would choose to defer
construction of that part of Norn Street located in the
proposed park, the developer would provide for construction
of any such remaining part of Norn Street on this site
through B monetary contribution of the estimated cost of
construction of the remaining part, based on private
construction costs as of the date of the contribution, or
through such other mechanism as the City Bnd developer may
agree upon. The developer's commitment to the future
reconfiguration of the Norn/Rings intersection may
- similarly be met through either a monetary contribution,
based on estimated private construction costs as of the
date of contribution, or such other mechanism as the City
and developer may agree on.
The second phase is expected to be the condominium area,
the third phase is expected to be the apartment area, and
the final phase is expected to be further development of
the pen area. The expected order of phases may change. so
long as construction of multi-family (apartment or
condominium segments) does noc start before construction of
the single family segment. Blunden Road shall be installed
at the same time as the apartment segment is developed.
utilities (sewer and water) will be installed with the
segments of development in whiCh they are located (i.e.,
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those parts ot the sewer and water lines in the single
family area will be installed when development of the
single family occurs, those parts in the condominium area
when development of the condominium area occurs, etc.).
Detention will be established at the time of the
development segments to be served.
The developer has agreed to construct, or provide for
constructing, B portion of the Woerner-Temple/Rings
extension. The details of this commitment are set forth in
Appendix c.
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 development proposed is consistent with current and
historic area planning efforts. It completes the single
family character of the Wilcox Road corridor, and provides
for an orderly transition of uses westward. It further is
consistent with the City's plans for 8 new Rings Road.
Finally, it is consistent with that part of the concept
plan approved by the City in July, 1992, for the majority
of property presente~ by this Preliminary Development
Plan.
H. Space for appropriate Council ordinance number approving
Preliminary Development Plan:
Please see the Preliminary Development Plan drawing.
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APPENDIX A
SINGLE FAMILY DEVELOPMENT STANDARDS
BALGRIFFIN PLANNED UNIT DEVELOPMENT
A. Allowl:Ible Uses
Lots will be restricted to use for single-family
residential purposes. Commercial or trade activity will be
prohibited.
B. Use Restrictions
Deed restrictions will be imposed which prohibit the
following:
. Temporary structures, trailers and storage
buildings, other than in conjunction with
construction purposes or for initial lot
sales pending model home construction, and
in accordance with applicable City of Dublin
requirements.
. The keeping of animals or birds other than
household pets.
The dumping or keeping of trash or refuse, .'
.
other than in proper containers screened
from view from the street and other
properties.
. Outdoor clotheslines.
. Outdoor satellite dishes and antennae.
. Maintaining boats, trailers, campers,
recreational vehicles or commercial
~~ vehicles, unless in garages or for
occasional periods not to exceed 72 hours in
any 3D-day periOd, in accordance with Dublin
city standards.
. Signs other than for sale signs, promotional
signs used by the builder durinq
construction, or small signs for periodic
garage sales. Any signs not prohibited by
Balgriffin deed restrictions would still
reguire applicable City of Dublin
authorization.
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C. Architectural/Design Standards
Each home will have an attached garage to accommodate at
least two automobiles. There will be no split or bi-level
homes. No lot shall have a home with the same elevation or
color treatment as a home on an aajacent lot on the same
street. The minimum living area for ranch homes shall be
1,400 square feet and for two-story homes shall be 1,700
square feet, except for homes on lots fronting on Rings
Road, whiCh shall be 2,000 square feet for two-story homes
or 1,800 square feet for ranch homes. Sidewalks and street
tree5'will be installed to City standards. The sidewalk
along the east side of Norn street will be five feet in
width. An eight foot concrete bikepath along the front of
Rings Road lots will be installed in lieu of a sidewalk.
D. streets
Rights-of-way are shown at 60 feet. Street width will be
28 feet (back to back of curbs), except fOr eyebrows and
cul-de-sac bulbs, which will meet standard DUblin
requirements. The City may require a wider taper at the
intersection with Norn, opposite Blunden, to better
integrate the different widths of Blunden and the street in
the single family area. On-street parking may be
restricted to one side of the street as directed by the
City Engineer.
E. Yard Requirements
Minimum side yards shall be 6 feet on each side for lots 75
feet in width or less, and 8 feet on each side for lots of
more than 75 feet in width, measured to the closest point
of the foundation. The total combined sideyards shall be
at least 12 feet for lots 75 feet in width or less, and at
least 16 feet for lots more than 75 feet in width. Rear:
yards shall be 20\ of lot depth (25 foot minimum) en~ shall
~ not be required to exceed 50 feet in any case. Masonry
fireplace foun~ations cannot encroach into required yards.
Prefabricated fireplaces may encroach up to 24 inChes.
F. Fences
Fences are permitted on individual lots provided they are
in compliance with Chapter 1309 of the codified ordinances
of the City of Dublin and are subject to the fOllowing
additional restrictions.
1. No fence may exceed a platted building line.
2. No fence may encroach a no build zOne.
3. Fences are restricted in rear yards only.
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4 . All fences must consist of wood, stone or masonry
materials. Metal, plastic, or faoric fences are not
permitted except that blaCK wire mesh may be used in
conjunction with split rail fencing.
G. Tree Preservation
Efforts will be made to preserve existing trees or tree
masses that are not located within street rights-of-way as
shown or site buildable areas. Site utilities will be
located where possible to minimize adverse impacts on
existing trees. The developer or builder shall install
snow fencing to preserve existing tree masses that are not
located within street rights-of-way or site buildable areas
before construction commences on the lot which the tree
mass is located. The snow fencing shall remain in place
until construction on the lot is completed.
H. Bikepath
Bikepath locations are generally shown on the Preliminary
Development Plan, and include the north side of Rings Road
from the east boundary of the site to Avery Road and along
the west side of Norn street from Rings Roaa north through
the parkland. Construction of the bikepath will meet City
standards of 8 feet in ~idth minimum. The bikepath along
the north side of Rings Road in the single family area
shall be constructed with concrete. The bikepath within
the single family area shall be installed within eighteen
months of final plat approval. The bikepath along Norn
street within the multi-family areas Shall be of asphalt
material and shall be installed with Norn Street. Though
not shown on the Preliminary Development Plan, an a foot
asphalt bikepath will also be installed in conjunction with
the condominium units on the north side of Rings between
Nern Street and Ave~ Road. Sidewalks will not be
constructed along those street frontages where bikepaths
''''''''' are constructed.
I. Entry Feature
-
An entry feature may be provided, subject to approval in
the final development plan process.
J. Street Trees
street trees shall be installed along all streets in
accordance with Section 1187.09 of the Dublin Planning and
Zoning Code.
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APPENDIX B
MULTI-FAMILY (APARTMENT AND CONDOMINIUM) DEVELOPMENT STANDARDS
BALGRIFFIN PLANNED UNIT DEVELOPMENT
A. Allowable Uses
Areas designated in the Preliminaty Development Plan for
apartment and condominium use shall be for multi-family
dwelling units. The apartment area shall consist of a mix
of garden units (1 or 2 bedroom) between 800 and 1,000
square feet and townhouse units of roughly 1,200 square
feet, or more. Townhouse units will have basements.
The condominium area shall be require~ to be establiShed as
a condominium development, with individual units offered
for sale. The condominium units will be between 1,100 and
1,400 square feet, will include ranch and two-story units,
and each unit will have a. 1 or 2 car garage.
B. Yard Requirements/Setbacks
Building setbacks will be established at a distance of
60 feet from the proposed Avery Road right-of-way, 40 feet
from the proposed Rin9s Road right-of-way, and 30 feet from
other pUblic streets. Pavement setbacks will be
established at 24 feet from the proposed Avery Road
right-af-way, 20 feet from the Rings Road right-of-way, and
15 feet from the proposed right-of-way of other adjacent
public streets. Buildings shall not be located closer than
25 feet, and parking not closer than 5 feet, to any
exterior boundary other than adjacent to public
rights-of-way. Bu11~ings shall be 25 feet or more from any
internal drives.
C. Access
*~ Access to the apartment area shall be from Blunden Road,
and will consist of four curb cuts, two to the north and
two to the south. Future access to the north may be
possible, and would not be foreclosed by this text. Access
for the condominium area will be from Rings Road, and will
consist of two curb cuts. Curb cut locations will be
established in the final development plan process. Prior
to construction of multi-family units, the developer shall
prepare a traffic study. The scope of the study shall be
reviewed with the City Engineer.
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D. Density
There shall be no more than 223 units in the apartment area
indicated on the Preliminary Development Plan, and no more
than 57 units in the condominium area. These unit caps are
based upon densities Of 9.0 per acre for the 24.6~ acre
apartment area and 7.0 per acre for the a.Ix condominium
area, and are based upon the approximate gross areas (less
Rings Road and Avery Road rights-of-~ay, but including
rights-of-way internal to the site, and not including any
park area.) In the event final acreages for these segments
vary from the approximate acreages, the density as stated
shall control.
E. Parking Standards
Off-street parking shall be as specified under Chapter 1193
of the Dublin Planning and Zoning Code. The number of
sp~ces shall be 2.0 per unit, except that there will be 2.5
spaces for each unit having more than two beOrooms. The
spaces shall be nine by nineteen feet. Handicapped spaces
will meet applicable requirements.
F. Design Standards
Buildings shall be 35 feet or less in height, computed in
accordance with Section 1127.02(7) of the Dublin Planning
and Zoning Code.
1. Buildin9 e.teriors shall be of natural materials, such
as stone, stucco, brick, cedar or wood siding, or
other compatible material.
2. Gabled roofs with gray or brown asphalt shingles or
other compatible materials will be provided.
3. Roof pitch will be 5/12 or steeper.
4. Architectural design elements of the apartment and
condominium areas shall be consistent and compatible.
G. Tree Preservation
The apartment and condominium areas shall be laid out in a
manner which avoids destruction of existing stands of trees
or tree masses. Snow fencing shall be installed around
such stands of trees or tree masses, at a distance of ten
feet from the drip line, before any construction activity
occurs within 200 feet of the stanas of trees or tree
masses, and Shall he maintained until after such
construction activity is completed.
,
,
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H. Lighting Reguirements
1- Lighting shall meet the attached Dublin Lighting
Guidelines.
2. All lighting within parking areas shall be cut-off
type fixtures (down lighting) and shall not project
onto or interfere with any adjacent uses.
3. All pedestrian/walkway area lighting shall be low-type
fiktures, directing light onto the walkway surfaces.
4. All external outdoor lighting fixtures and poles shall
be of similar color and design to the fixtures and
poles in the adjacent peD area. If the PCD area has
not developed when development of this site proceeds,
light fixtures shall be chosen that are dark in color.
S. The height of lighting poles shall not exceed 18 feet.
I. Landscaping Requirements
Landscaping shall conform to the requirements of Chapter
1187 of the Dublin Planning and Zoning Code. Street trees
shall be planted along all pUblic road frontages in
accordance with Section 1187.09 of the Dublin Zoning Code.
J. Use Provisions
Use and development of the apartment and condominium areas
shall meet the following reguirements:
. Trash receptacles shall be screened and located so as
to minimize adverse impacts, including visual
impacts. Screening shall be provided on four sides,
and be consistent with the materials used in the
development overall.
. Antennae and outdoor clotheslines will be prohibited.
. The condominium area may include a model unit for
sales during the construction phase and until the
first sale of all units, subject to Dublin
reguirements.
. The apartment area may include a rental office.
. Both areas may include a clubhouse, and associated
recreational facilities.
Fence location and material shall be subject to review and
approval in the final development plan process.
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K. Bikepath
Bikepath locations are generally shown on the preliminary
Development Plan, and include the north side of Rings Road
from the east boundary of the site to Avery Road and along
the west side of Norn Street from Rings Road north through
the parkland. Construction of the bikepath will meet City
standards of 8 feet in width minimum. The bikepath along
the north side of Rings Road in the single.family area
shall be constructed with concrete. The bikepath within
the single family area shall be installed within eighteen
months of final plat approval. The bikepath along Norn
Street within the mUlti-family areas shall be of asphalt
material anO shall be installed with Norn Street. Though
not shown on the Preliminary Development Plan, an 8 foot
asphalt bikepath will also be installed in conjunction with
the condominium units on the north side of Rings between
Rorn Street and Avery Road. Sidewalks will not be
constructed along those street frontages where bikepaths
are constructed.
L. Sidewalks
The developer commits to installation of a five foot
sidewalk along the east side of Avery Road. Should
construction of the sidewalk at the time development of the
apartment or condominium areas occurs is deemed by the City
to be inappropriate, the developer may satisfy this
commitment by a monetary contribution to the City in the
amount of estimated const~uction costs as of the time of
the contribution, or such other mechanism as may be
acceptable to the City and the developer. All other
streets shall have four foot sidewalks.
M. Buffering Adjacent to Nonresidential Uses
Currently there exists a tree line alonq the boundary
between the proposed apartments and the peD area which does
not provide year rounO screening. When the apartments or
the pen area develop, whichever occurs first, buffering
will be required to augment the existing tree line. A
buffer is also required between the apartments and the
Hoffer tract. The buffer shall be at least 25 feet in
width and include the following: a combination of
evergreen and deciduous trees to achieve an opacity level
of 75 percent or greater. The buffer may be located half
on the apartment site and half on the PCD site, but must be
fully installed at one time. The evergreen trees will be a
minimum of six feet in height at installation; the
deciduous trees will have a two inch caliper at
installation. Shrubs may be used to augment the buffer. A
three to four foot mound may be used, in addition to
planting, where there are no existing trees, or where an
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arborist determines the existing trees should be removed.
The buffering requirement will be specified at the time of
final development plan for the apartment or PCD areas.
A buffer consisting of everqreen plantings adequate to
screen the adjacent nonresidential development of the Hofer
property (south of the peD site and north of the
apartments) shall be installed at the time the adjacent
apartment area develops.
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APPENDIX C
BALGRIFFIN/WOERNER TEMPLE-RINGS
EXTENSION CONTRIBUTION
The following represent principal points concerning
contribution by the Applicant, Avery Road Limitea (ARL) to the
Woerner Temple-Rings Extension (WTRE) as part of the Balgriffin
rezoninq package. ARL commits to the construction of 765 linear
feet of WTRE through one of the alternatives set forth below. The
commitment is based upon street pavement of 41 feet in width back to
back of curb, sidewalk and/or bikepath, stor.m se~er, and street
lights. The commitment relates to design and construction only;
right-of-way acquisition is excluded (although that portion of the
WTRE right-of-way as shawn on the Balgriffin preliminary development
plan would still be dedicated).
ALTERNATIVES
1. ARL would construct a segment of WTRE 765 feet in
length Or greater.
. The segment could be at any point between Avery Road
and Coffman Roaa extension as designated by the City.
. The segment ~ould be of a reasonable length, 765 feet
or greater, as determined by the City.
. ARL would be responsible only for costs, on a private
construction basis, associated with 765 feet of the
segment if the segment is longer than 765 feet; ARL
would undertake remaining construction on a prorated
basis, with construction costs being reimbursed by the
City or B third party.
. Trigger date: ARL would be required to fulfill the
commitment under this option when occupancy permits
for two-thirds of the multi-family (apartments and
condo minimun) units under the Balgriffin PUD are
issued or 5 years from the date of ~oning, whichever
is earlier.
. Adequate right-of-way acquiSition or dedication by the
City is a prerequisite to this option.
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2. If another private entity designs and constructs a
segment of WTRE prior to the trigger date under Item 1, above, ARL
will be given the option of contributing the costs, on a private
construction basis, for 765 feet of WTRE. ARL will be given the
option prior to any other Owners or developers other than developers
constructing portions of WTRE on property they dedicate to the
City. If ARL would exercise this option, the segment to be
constructed by another private entity would be extended if possible
to include the distance necessary to include 765 feet, the costs of
which would be born by ARL. At any time after two years, and if an
opportunity for private construcion of 765 feet or more of WTE
materializes, the City may direct ARL to fulfil its commitment under
this option.
3. If no other private project materializes under Item 2,
and if the City is not prepared (by reason of inadequate
right-of-way acquisition, incomplete engineering, or otherwise) to
direct ARt to proceed under Item I, above, at the trigger date, ARL
and the City may mutually agree upon terms by which ARL's obligation
could be deferred for a reasonable time. The City may, as a
condition to its agreement, obtain suitable security (such as escrow
or performance bond) from ARL fo~ such deferral.
4. If none of the foregoing three options materialize,
ARL may fulfill its obligation by making a monetary contribution of
$229,500, which represents the estimated cost Of constructing 765
feet of WTRE with 41 feet of pavement, storm sewer, street lights,
and a sidewalk on one side and a hikepath on the other. Payment
shall be due at the trigger date under Option 1. The contribution
shall be held by the City in a separate, interest bearing account to
be established by Council until such time as it is applied by the
City to the construction of the part of WTRE it is to fund. Should
the construction to which the contribution is applied fail to
include any elements (bikepaths, street lights, etc.) on which the
contribution was based, the portion of the contribution attributable
to the excluded element, together with interest earned on it, will
be returned to ARL. If the City later secures construction of WTRE
at a cost of less than $300.00 per linear foot, the difference,
together with interest earned on the ~ifference, would be returned
to ARL.
The Obligations of ARL would be eliminated if the City
later determines not to proceed with WTRE. The obliqations of ARL
~ould run with the Balqriffin site, and wduld be assignable to
future developers end/or owners.
MEYER/17ll
I
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FLANNED COMMERCE DISTRICT
BALGRIFFIN OFFICE/LIGHT INDUSTRIAL USE
A. Allowable Uses
Permitted uses shall be all permitted uses under Section
1159.01 Suburban Office and Institutional District; a car
wash (either full serve, automated or self serve);
A<~~ maintaining of motor vehicles, including maintenance and
restoration work, provided that such use shall not be of a
variety open to the general public; Uses permitted under
Restricted Institutional District Section 1169.01(b)
(WhOlesaling), uses permitted under Limited Industrial
District Section 1l71.01(d) and those uses permitted under
Limited Industrial District Section 117l.01(c)
(Warehousing, Wholesaling and Transportation Services)
specifically set forth below.
Section l171.01(c)
(12) 502 Drugs, chemicals and allied products;
(13) 503 Dry gOOds and apparel;
(14) 504 Groceries and related prOducts;
(15) 505 Farm products - raw materials;
(16) 506 Electrical goods;
(17) 507 Hardware, and plumbing Bnd heating
equipment and Supplies:
(18) 508 MaChinery, equipment and supplies; and
(19) 509 Miscellaneous wholesalers (e~cept scrap and
waste materials).
Uses in the foregoing categories may include warehousing Or
wholesaling. Only material that is low hazard may be
stored on site.
Development standards shall follow Section 1159.03 of the
Dublin Planning and Zoning Code for uses permitted under
the SUburban Office and Institutional District. and Section
1169.03 for any other permitted uses, except specific uses
under Section 1171.01, which shall meet the requirements of
Section 1171.03 (except as to frontaqe on a public
street). The Board of Zoning Appeals may vary development
standards under this text in appropriate cases, and in
response to applications Submitted under Chapter 1129 of
the Dublin Planning and Zoning Code.
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B. Yard RequirementS/Setbacks
The huilding setback along Avery Road should be established
at 60 feet from the proposed Avery Road right-of-way, and
the pavement setback should be 24 feet from the proposed
Avery Road right-of-way.
C. Parking Standards
- Off-street parking shall be as specified under Section 1193
of the DUblin Planning and Zoning Code.
D. Lighting Reguirements
1. Lighting shall meet the attached Dublin Lighting
Guidelines.
2. All lighting within parking areas shall be cut-off
type fixtures (down lighting) and shall not project
into or interfere with any adjacent existing uses.
3. All pedestrian/walkway area lighting shall be low-type
fixtures, directing light onto the walkway surfaCes.
4. All external outdoor lighting fixtures and pOles shall
not exceed eighteen feet in height. They shall be of
a similar color and design to the fixtures and pOles
in the adjacent PUD-multi-family area. If the
adjacent POD-multi-family area has not developed at
the time development of this PCD area occurs, fixtures
and pOles shall be chosen that are dark in color.
E. Siqnage and Graphics
Signs Shall conform to provisions of Chapter 1189 of the
Dublin Planning and Zoning Code.
F. Landscaping Requirements
Landscaping shall conform to the requirements of Chapter
1187 of the Dublin Planning and Zoning Code, including
street trees.
G. Trash Receptacles
Trash receptacles shall be screened and located so as to
minimi~e adverse impacts, inClUding visual impacts.
Screening shall be provided on four sides, and be
consistent with the materials used in the development
overall.
.~
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H. SUlewalks
The developer commits to installation of a five foot
sidewalk along the east side of Avery Road. Should
construction of the sidewalk at the time developmen~ of the
peD areas occurs is deemed by the City to be inappropriate,
the developer may satisfy this commitment by a monetary
contribution to the City in the amount of estim~ted
. construction costs as of the time of the contribution, or
~ such other mechanism as may be acceptable to the City and
the developer.
I. ArChitectural Standards
BUildings shall have a height, as defined in the Dublin
Zoning Ordinance, of 35 feet or less. Exterior materials
be of earth tone colors compatible with the existing
building (5720 Ave~ Road). BUilding designs shall
incorporate a residential style roof line, such as gabled,
hip or gambrel. BUildings Shall be arChitecturally
integrated with the surrounding area.
J. Access
The curb cut to Avery Road serVing the existing building
(5720 Avery Road) shall remain. Additional Development
under this PCD shall be at a single location which is shown
on the Preliminary Development Plan. A private drive
connecting the multi-family segment of the PUD area to the
east, as shown on the Preliminary Development Plan, will be
established.
K. BUffering Adjacent Residential Area
Currently there exists a tree line along the boundary
- between the propose~ apartments and the PCD area which does
not provide year round screening. When the apartments Or
the PCD area develOp, whichever occurs first, bUffering
will be required to augment the ezisting tree line. A
buffer is also required between the apartments and the
Hoffer tract. The buffer shall be at least 25 feet in
wiDth and include the fOllowing: a combination of
evergreen and deciduous trees to achieve an opaCity level
of 75 percent or greater. The buffer may he located half
on the apartment site and half on the PCD site, but must be
fully installed at one time. The evergreen trees will be a
minimum of six feet in height at installation; the
deciduous trees will have a two inch caliper at
installation. Shrubs may be used to augment the buffer. A
three to four foot mound may be used, in addition to
planting, where there are no e%isting trees, or where an
arborist Determines the existing trees should be removed.
The bUffering requirement will be specified at the time of
final development plan for the apartment or PCD areas.
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~SUBMtnm'lOCOUNCIL
! tJFORMEmNGON 9//q/~3
MEMORANDUM
TO: Dublin City Council Members
FROM: Dublin Planning Staff
DATE: September 10, 1993
RE: Rezoning Application Z93-001 - Balgriffin Subdivision
***
The information included within this packet is for Council review for the public hearing.
Staff has worked with the applicant to resolve a number of the conditions of approval from the
Planning and Zoning Commission. Many of the engineering issues will be resolved through the
final development plan process. The major issue at this juncture is construction of necessary
infrastructure to support new development. The plan for mixed use development with 280 multi-
family units, 60 single-family lots, and 5.6 acres of commercial use. This combination of urban
density development requires, in the staff opinion, a substantial contribution to infrastructure.
The staff believes the applicant should pay for his fair share of the design and construction of
the Woerner-Temple extension. The cost estimate for the total construction and design of the
....'" Woerner-Temple extension, from Avery Road to Wilcox Road, is +$670,000. Staff has
supported this zoning amendment with the belief that it is appropriate so long as the developer
provides all reasonable public improvements. The Woerner-Temple extension will ultimately
serve this development and the plan hinges on the development of that road. Staff believes the
fair share for this development is 30 percent of the total cost (not including right-of-way
acquisition), or +$200,000. The applicant has agreed to construct, or provide for construction,
that part of the extension located on his site. The applicant has indicated that he will contribute
$100,000 to the Woerner-Temple extension. Major sewer and water lines are indicated around
or through this property by Dublin's master utility plans. These lines will need to be extended
east to west by the developer, and along A very Road. The applicant has indicated that he may
be willing to develop the property with only single-family development.
" . ',",~~..""."~~
,
MEMORANDUM ~U8MrrTriIJ 10 COUNcIL
I ~RMEEnNOON~
TO: City Council Members
FROM: Planning Staff
SUBJECT: Third Reading - Rezoning Application Z93-001 - Balgrifrm
DATE: September 16, 1993
* * *
As requested by Council, included below is an amended list of conditions of approval for
Balgriffin:
1) That a new legal description be submitted for the PUD and PCD areas before this
case is scheduled for review by City Council;
2) That a bond or other legal tool to be used to secure sidewalk improvements along
the Avery Road frontage until the Avery Road Corridor Overlay is completed;
3) That the applicant submit revised text with development standards and preliminary
development plan with all completed requirements within 30 days, including
buffering between different uses, refined list of requested uses architectural
details, and coordination for the commercial site;
4) That streets, sidewalks and bikeways, utilities, easements, stormwater
management, vehicular access and rights-of-way as described above be designed
to the requirements of the City Engineer;
5) That street cross-sections and pavement design be submitted to the City Engineer
and conform to the design standards of the City of Dublin;
6) That the maintenance of private streets and storm water detention areas not in
parkland be the responsibility of the homeowners association and be indicated as
such on the final plat;
7) That the intersection of Rings Road and Nom Street be designed for staged
construction to the satisfaction of the City Engineer and that the funding for the
ultimate alignment of that intersection be established in a manner acceptable to
the City;
8) That the construction or funding of the extension of Nom Street north to
Woerner-Temple be established and/or designed in a manner acceptable to the
City;
9) That the applicant make a contribution to the construction of the Woerner-Temple
extension;
10) That the applicant provide a traffic study to outline an appropriate level of
roadway service for the construction of proportions of multi-family units, some
of which may be built before road improvements. The scope of service is to be
reviewed by the City Engineer;
',","~-,,,,.'---._,--.,-
Council Memorandum
Balgriffin - September 16, 1993
Page 2
11) That the number of curb cuts along A very Road be limited to one where the
proposed private access drive within the planned commercial piece is located;
12) That the need for traffic signals and/or street lights be addressed to the
satisfaction of the City Engineer;
13) That Malahide Road be renamed Nom Street;
14) That all private streets be constructed to meet City Standards;
'1:.~9W;i1 15) That Nom Street be extended through the northeastern part of the parkland; and
* 16) That an eight-foot bikepath be installed along the north side of Rings Road, from
the east property line of the site to A very Road and along the east side of Nom
Street.
*As requested by Council at the 9/13/93 meeting.
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RECORD OF ACTION
DUBLIN PLA!\'NING A.l'\"D ZONING COMMISSION
JULY 8, 1993
AS SUBMITTED TO CO!i:"C:!
.2 --9- 93 FOR MEETING ON ..!i.-/2> -73
~ ' .'-'_.~, .
CITY OF DlBLI\
The Planning and Zoning Commission took the following action in the application below at its regular meeting:
CASE 1: Rezoning Application Z93-001 - Balgriffin (Fonnerly known as A very Road Mixed Use)
A PPLICA,.,,'T: Avery Road, Ltd. and Mid-States Development Corporation and Charles R. Davis, c/o Robert A. Meyer, Jr..
Attorney, Porter, Wright, Morris & Arthur, 41 South High Street, Columbus. OH 43215.
REQUEST: To rezone a 74-acre site located on the northeast comer of Rings and Avery Roads from R-1B, Restricted Suburban
Residential District and LI, Limited Industrial District (both Washington Township zones) to PUD, Planned Unit
Development District and PCD, Planned Commerce District to permit the construction of 60 single-family lots,
223 multi-family units, with 13,9 acres of parkland and 5,6 acres of office and light industrial use.
MOTION: To approve this rezoning application with the following fifteen condtions.
1) That a new legal description be submitted for the PUD and PCD areas before this case is scheduled for review
by City Council;
2) That a bond or other legal tool be used to secure sidewalk improvements along the Avery Road frontage until
the Avery Road Corridor Overlay is completed;
3) That the applicant submit revised text with development standards and preliminary development plan with all
completed requirements within 30 days, including buffering between different uses, refined list of requested
uses, architectural details, and coordination for the commercial site;
4) That streets, sidewalks and bikeways, utilities, easements, stom1\\'ater management, vehicular access and rights-
of-way as described above be designed to the requirements of the City Engineer;
5) That street cross-sections and pavement design be submitted to the City Engineer and conform to tbe design
standards of tbe City of Dublin;
6) That tbe maintenance of private streets and stormwater detention areas not in parkland be the
responsibility of the homeowners association and be indicated as such on the final plat;
7) That the intersection of Rings Road and Malahide Road be designed for staged construction to the satisfaction of
the City Engineer and that the funding for the ultimate alignment of that intersection be established in a manner
acceptable to tbe City;
~ 8) That the construction or funding of the extension of Malahide Road north of Woerner-Temple be established
and/or designed in a manner acceptable to the City;
9) That the applicant make a contribution to the construction of the \Voerner-Temple extension;
10) That the applicant provide a traffic study to outline an appropriate level of roadway service for the construction
of proportions of multi-family units, some of which may be built before road improvements. The scope of
service is to be reviewed by the City Engineer;
11) That the number of curb cuts along A very Road be limited to one where the proposed private access drive
witbin the planned commercial piece is located;
12) That the need for traffic signals and/or street lights be addressed to the satisfaction of the City Engineer;
13) That Malahide Road be renamed Nom Road;
14) That all private streets be constructed to meet City Standards; and
15) That Nom Road be extended through the northeastern part of the parkland.
* Jeff Glavan. representing the applicant. agreed to the above conditions,
VOTE: 4-0.
RESULT: This rezoning application was approved with conditions,
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Dublin Planning and Zoning Commission
Meeting Minutes - July 8, 1993
Page 2
The Commission reconvened after the executive session at 7:20 p.m.
1. Rezoning Application Z93-001- Balgriffm (formerly known as Avery Road Mixed Use)
Lisa Fierce presented the Staff Report. The case had been tabled in March so that the applicant
could provide additional engineering and text detail. She emphasized that the applicant had been
very cooperative throughout the process. The plan de-emphasized Rings Road and provides for
a new north-south road (Malahide Road) and for rebuilding the intersection of Rings/Malahide.
The Malahide Road should, in the view of Staff, align with Nom Street. The new Woerner-
Temple/Rings Road Connection will provide for most of the east-west traffic movement in the
'-;~:# area, and the Staff believes that this developer should contribute to this road construction, in
addition to providing the right-of-way. The land uses proposed include 60 single-family lots
on the east side of the site with a density of 3.1 units per acre. The minimum lot will be 70 feet
by 120 feet, except along Rings Road where the abutting lots will have a minimum frontage of
100 feet. There will be 223 apartments and 57 condominiums, with no three-story units and
natural materials. Additional text refinements are needed on the multi-family section. A
planned commercial area of 5.6 acres that includes an existing office building is located on
A very Road. A private road onto A very Road may be utilized for it as well as the multi-family
to its east. Permitted uses include SO uses and some warehousing, wholesale and transportation
uses. Architectural details are still needed. The required park dedication is 13 acres, and the
proposal shows 13.9 acres including the woods at the center of the site. The bike paths
proposed include the north side of Rings Road and the west side of Malahide Road. The project
may begin next year probably with the single-family area.
Randy Bowman commented that Dublin will be building a 20-inch water line along the north side
of Rings Road from Wilcox to Dublin Road. The developer will be extending it to A very Road.
The sanitary service will be provided by a 21-inch line currently at the corner of Wilcox and
Rings.
Lisa Fierce stated the staff recommends approval based on the 12 conditions from the Staff
Report:
1) That a new legal description be submitted for the PUD and PCD areas before this case
is scheduled for review by City Council;
2) That a bond or other legal tool be used to secure sidewalk improvements along the Avery
Road frontage until the A very Road Corridor Overlay is completed;
3) That the applicant submit revised text with development standards and preliminary
development plan with all completed requirements within 30 days, including buffering
between different uses, refined list of requested uses, architectural details, and
coordination for the commercial site;
4) That streets, sidewalks and bikeways, utilities, easements, storm water management,
vehicular access and rights-of-way as described above be designed to the requirements
of the City Engineer;
. Dublin Planning and Zoning Commission
Meeting Minutes - July 8, 1993
Page 3
5) That street cross-sections and pavement design be submitted to the City Engineer and
conform to the design standards of the City of Dublin;
6) That the maintenance of private streets and storm water detention areas not in parkland
be the responsibility of the homeowners association and be indicated as such on the final
plat;
7) That the intersection of Rings Road and Malahide Road be designed for staged
construction to the satisfaction of the City Engineer and that the funding for the ultimate
alignment of that intersection be established in a manner acceptable to the City;
8) That the construction or funding of the extension of Malahide Road north of Woerner-
Temple be established and/or designed in a manner acceptable to the City;
.......'~ 9) That the applicant make a contribution to the construction of the Woerner-Temple
extension;
10) That the applicant provide a traffic study to outline an appropriate level of roadway
service for the construction of proportions of multi-family units, some of which may be
built before road improvements. The scope of service is to be reviewed by the City
Engineer;
11) That the number of curb cuts along A very Road be limited to one where the proposed
private access drive within the planned commercial piece is located; and
12) That the need for traffic signals and/or street lights be addressed to the satisfaction of the
City Engineer.
Mr. Sutphen stated that the road should not change names in the middle--from Nom Street to
Malahide Road.
Randy Bowman asked that two additional conditions be applied:
13) That Malahide Road be renamed to Nom Street; and
14) That the private streets be constructed to City standards.
Mr. Jeff Glavan introduced himself as the architect for the project and introduced Randy Asmo
and the project engineer Jason Coffee. As a result of the extensive negotiation and resulting
changes, they feel this is consistent with the Southwest Area Plan. The site is now smaller,
being 74 acres. The plan includes 223 units of apartments, 57 condos, and 60 single-family lots.
The total is 340 units, or 4.6 units per acre. The Southwest Area Plan shows 5 units per acre
in this subarea.
Mr. Glavan said the residential area has expanded; it features a loop and cuI de sac street
arrangement internally and lOO-foot lots along Rings Road. The condo area has 7 units per acre
and is in the location requested by the neighbors. The parkland exceeds the requirement and
includes the existing stand of trees. The 5.6 acres is light industrial along Avery Road. Right-
of-way is provided for the Woerner-Temple connector. The developer will redo the
Rings/Malahide intersection to interrupt Rings Road after the Woerner-Temple Connector is
constructed. The east/west road (Blunden Road) will extend to Avery Road. Malahide Road
~.....
. Dublin Planning and Zoning Commission
Meeting Minutes - July 8, 1993
Page 4
will be built to Blunden, but not through the park until later. Curb cuts on Avery Road will be
limited to two. We appreciate Dublin's aesthetic concerns and expect to comply with them.
Mr. Steve Krzykoski of the Southwest Area Residents Association commented that the developer
had cooperated with them. The land uses are the result of a compromise with the developer,
but they continue to be concerned about the density.
Janet Jordan asked if the right-of-way shown on the east side of the park and the detention basin
shown were included in the 13.9 acres of park and if a fee in lieu of land would be paid. Mr.
Glavan said that the detention was not included in the park, and the road was about an acre--
leaving the required amount.
Mr. Rauh disliked the detention pond shown on Wilcox Road. Mr. Jason Coffee, project
engineer, stated this was the low point of the site, and this would be an outlet. The detention
pond is needed for the single-family area. Over detention will be difficult on this site. The
Staff Report recommends that this detention facility be maintained by the homeowners
association.
Mr. Sutphen asked if the pipe in the area of Wilcox Road could be cleaned out. Mr. Coffee said
it could be, and he said the Wilcox Road pond was expected to be a wet pond, an aesthetic
feature. Mr. Sutphen asked when Nom would be completed to the north property line. Mr.
Glavan stated thatNorn would be built to Blunden in connection with the development, and only
beyond that when the Woerner-Temple connection was done. Mr Glavan said that the
construction of Blunden would be dependent upon other factors. He also stated that the Rings
Road intersection would be redone once the new Woerner-Temple connection is completed. Mr.
Sutphen said he thought the developer should build the road through the park at the time of
development, not at some later date. Access is needed to the park. Mr. Glavan agreed to that.
Mr. Geese thanked the developer for agreeing to construct the proposed roads. He was
displeased with the proposed detention basins and the maintenance for them. Mr. Glavan said
that the pond could be expanded with next development. Mr. Coffee stated it would depend on
the timing of development and what is to be developed to the east of Wilcox Road, mostly it is
dependent upon the restricted outlet at that point.
Mr. Geese made a motion to approve Rezoning Application Z93-001 with the following fifteen
conditions:
1) That a new legal description be submitted for the PUD and PCD areas before this case
is scheduled for review by City Council;
2) That a bond or other legal tool be used to secure sidewalk improvements along the Avery
Road frontage until the Avery Road Corridor Overlay is completed;
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Dublin Planning and Zoning Commission
Meeting Minutes - July 8, 1993
Page 5
3) That the applicant submit revised text with development standards and preliminary
development plan with all completed requirements within 30 days, including buffering
between different uses, refined list of requested uses, architectural details, and
coordination for the commercial site;
4) That streets, sidewalks and bikeways, utilities, easements, stormwater management,
vehicular access and rights-of-way as described above be designed to the requirements
of the City Engineer;
5) That street cross-sections and pavement design be submitted to the City Engineer and
conform to the design standards of the City of Dublin;
6) That the maintenance of private streets and storm water detention areas not in parkland
be the responsibility of the homeowners association and be indicated as such on the final
plat;
7) That the intersection of Rings Road and Malahide Road be designed for staged
construction to the satisfaction of the City Engineer and that the funding for the ultimate
alignment of that intersection be established in a manner acceptable to the City;
8) That the construction or funding of the extension of Malahide Road north of Woerner-
Temple be established and lor designed in a manner acceptable to the City;
9) That the applicant make a contribution to the construction of the Woerner-Temple
extension;
10) That the applicant provide a traffic study to outline an appropriate level of roadway
service for the construction of proportions of multi-family units, some of which may be
built before road improvements. The scope of service is to be reviewed by the City
Engineer;
11) That the number of curb cuts along A very Road be limited to one where the proposed
private access drive within the planned commercial piece is located;
12) That the need for traffic signals andlor street lights be addressed to the satisfaction of the
City Engineer;
13) That Malahide Road be renamed to Nom Street;
14) The private streets be constructed to City standards; and
15) That the road shown as Malahide be built to the northeast portion of the parkland.
Mr. Coffee asked for a clarification on the engineer's requirement regarding the pavement of
private streets. Mr. Randy Bowman stated that the City would prefer these all to be curb and
gutter design with the specified pavement thickness.
Mr. Rauh seconded the motion. The vote was as follows: Mr. Rauh, yes; Mr. Sutphen, yes;
Mr. Manus, yes; Mr. Geese, yes. (Approved 4-0).
2. Preliminary Plat - Dublinshire Section 6
Tom Rubey presented slides of the site and the staff report. The site contains 9.9 acres located
on the northeast and southeast corners of Muirfield Drive and Dublinshire Drive, mostly to the
, ---..--^",-,---'-~-- --_.----------.---~, -
STAFF REPORT
DUBLIN PLANNING AND ZOJ\1JNG COl\1MISSION
JULY 8, 1993
CITY OF Dl BU\
.,;;',(''''''''"
CASE 1: Rezoning Application Z93-001 - Balgriffin (Formerly known as A very Road
. ",.~ ;,ri-t"'~". ~
Mixed Use)
APPLICANT: Avery Road, Ltd. and Mid-States Development Corporation and Charles R.
Davis, c/o Robert A. :t-.feyer, Jr., attorney, Porter, Wright, Morris &
Arthur, 41 South High Street, Columbus, OH 43215.
REQUEST: To rezone a 74-acre site located on the northeast corner of Rings and Avery
Roads from R-1B, Restricted Suburban Residential District and LI, Limited
Industrial District (both Washington Township zones) to PUD, Planned Unit
Development District and PCD, Planned Commerce District to permit the
construction of 60 single-family lots, 223 multi-family units, with 13.9 acres
of parkland and 5.6 acres of office and light industrial use.
UPDA TE:
Since the time the agenda was published, the applicant has determined that he has a schedule
conflict on July 8th. He would like this case to be heard later in the evening. The
discussion of this case may be moved to a later time at the meeting.
BACKGROU1\TJ):
The Concept Plan for this site was approved in non-specific terms by the Planning and
Zoning Commission in June of 1992, and then by City Council in July. The site at that time
was 94 acres, and it has been reduced to 74 acres with the removal of the 12-acre parcel at
the northeast corner (Wilcox Road Associates) and the parcel at the northwest corner across
from Woerner-Temple Road (Bee's property). This application was tabled at the February
and March 1992 Planning Commission meetings so the applicant could design a better layout
of land uses and provide sufficient engineering information and road network specificity to
meet the requirements of the Preliminary Development Plan. This plan combines land under
three separate ownerships into one coordinated effort and provides for a mix of land uses.
The Southwest Area Plan is scheduled for adoption by City Council at the July 19th meeting.
The applicant, it must be noted, has tried, whenever possible, to incorporate the City's
requests. He has redesigned the road network on a number of occasions for example, to
meet the City's needs, and his plan consistent with the goals of the Southwest Area Plan.
The Concept Plan review of last summer was a non-binding review, and at this stage of the
PUD process, the results become binding upon both the City and the applicant. This is the
Preliminary Development Plan, or rezoning application, and it delineates land uses,
development standards, design guidelines, densities, and road configuration. In fact, the
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Dublin Planning and Zoning Commission
Staff Report - July 8, 1993
Page 2
Preliminary Development Plan also serves as the preliminary plat. Following a
recommendation by the Commission, a public hearing will be held at City Council, and later
a vote will be taken to approve or deny the rezoning petition. A two-thirds vote of Council
will be required to overturn the Planning Commission recommendation. Upon approval, the
applicant will need to submit a Final Development Plan for at least 20 percent of the
property within 240 days. Each phase will be subject to Commission review prior to
construction under the Final Development Plan regulations. The process is governed by
. Section 1181.07 of the Planning and Zoning Code.
GEl\TERAL CONSIDERATIONS:
0 The site is relatively flat and there are a number of tree rows along property lines. A
small mature stand of trees is located within the northern portion of the site. There is
an existing office building, with A very Road frontage, along the northwestern part of
the site zoned LI (Washington Township). The site wraps around an automobile
repair shop (Autobahn) which is located just south of the office that is not part of this
proposal. To the north of the site is farmland zoned R-1B. To the west, across
Avery Road, is the Northwest Corporate Center zoned PIP, Planned Industrial Park
(Township zoning), and some other small-scale, restricted industrial development.
South, across Rings Road, are the St. John's Lutheran Church and several large
(+five acres) parcels. To the southeast are seven large, single-family lots with
frontage on the west side of Wilcox Road. Heather Glen Section 3 is located
northeast of the site which has been platted but not yet constructed, and a 12-acre
undeveloped parcel owned by Wilcox Road Associates.
0 The A very Road corridor is characterized by a broad range of development. Between
Shier-Rings Road and Rings Road there are industrial, commercial, single-family, and
rural-type uses fronting on Avery Road. One of Staff's biggest concerns is the
establishment of a positive, consistent image along this corridor which helps unite it
with the other developed areas of Dublin.
0 The proposed land uses include single-family, multi-family, office and light industrial.
0 Most of the site is located within the Dublin City School District. The northwest
corner of the site, however, (about 26 acres) is located within the Hilliard School
District.
ROADWAY CONSIDERATIONS:
0 The preliminary plan, as submitted, includes the interruption and relocation of Rings
Road east from Avery Road. It will curve and continue north to the proposed
Woerner-Temple extension. The new north/south road is shown as Malahide Road on
the plan with 60-feet of proposed right-of-way width and 36 feet of pavement width.
The intersection of Malahide Road and Rings Road will ultimately be configured to
de-emphasize through-traffic movements on Rings Road. Existing Rings Road, from
Wilcox Road west, is to intersect with the proposed Malahide Road at a 90 degree
angle, following the design guidelines of the City Engineer. The "trigger" for
implementating the interruption on Rings Road should be the construction of the
Woerner-Temple extension. Once the extension has been built, Rings Road may then
be downgraded to a local residential street. The developer should, however, provide
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Dublin Planning and Zoning Commission
Staff Report - July 8, 1993
Page 3
as part of the preliminary plan the right-of-way which will be required for the
ultimate design of the Malahide-Rings Road intersection. In addition, the intersection
should be fully designed with completed plans ready for execution and the
construction costs bonded or escrowed by the developer for the final intersection
alignment.
0 The Woerner-Temple Road extension included within the Southwest Area Plan is
expected to carry a high volume of east-west traffic. Access will be controlled to
maintain the function of the road. The Preliminary Plan should indicate no vehicular
access onto this road. The applicant is not proposing to fund the development of the
Woerner-Temple extension, but will set aside 100 feet of right-of-way. The City
believes an appropriate level of contribution to the construction of the Woerner-
Temple extension should be established. This applicant should pay a portion of the
road construction costs between A very Road and Wilcox Road, because it will
ultimately serve this development. This plan hinges on the development of the
Woerner-Temple extension.
0 The extension of Malahide Road north of Woerner-Temple follows a tentative
alignment. The intention will be to connect Malahide Road through Heather Glen
Section 3 and connect with future Nom Street. The final alignment should be the
direct alignment of Norn Street and Malahide Road at Woerner-Temple Road. Offset
intersections are not desirable due to difficulty in maintaining proper traffic
movements. Staff is concerned about maintaining the developability of potential lots
on the west side of Norn extended through the Wilcox Road Associates property.
0 Staff is requesting a waiver to Section 1107.04 of the Zoning Code to permit the
configuration of the right-of-way at intersections. Currently the right-of-way is
curved at all corners. The City Engineer is recommending the use of a straight chord
connecting the intersecting rights-of-way at a point of tangency of the radius (25 feet
maximum on local streets, 35 feet minimum on collector/arterial streets). This will
allow for future improvements in the right-of-way.
SINGLE-FAMILY USE CONSIDERATIONS:
0 The eastern portion of the site is proposed for single-family use. It includes 60 lots
along a loop and cul-de-sac street layout. Each residential street will have 60 feet of
right-of-way and 26 feet of pavement. The applicant redesigned this layout to
eliminate some of the intersections and to connect these streets internally at the
request of Staff. The density of the single-family area is 3.1 dwelling units per acre,
consistent with surrounding development within the Heather Glen (3.12 dwelling units
per acre), Brighton Park (3.04 dwelling units per acre) and future Trinity Park (2.57
dwelling units per acre).
0 The minimum single-family lot size measured is 70 feet by 120 feet along the new
street network to the east of proposed Malahide Road. The houses will range from
1,400 square feet to 2,000 square feet. The minimum side yard is six feet for lots
75-feet in width with a 12-foot combined side yard, and eight feet for lots greater
than 75-feet with a 16-foot combined side yard. The rear yard shall be 20 percent of
the lot depth with a 25-foot minimum. These standards are consistent with the lot
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Dublin Planning and Zoning Commission
Staff Report - July 8, 1993
Page 4
size. There are eight 100-foot lots facing Rings Road as well. The developer should
enclose the ditch along the north side of Rings Road to accommodate new curb cuts
proper! y.
:MULTI-FAMILY USE CONSIDERATIONS:
0 The apartment units will have access from a new east/west street (Blunden Road)
which is a residential collector. Blunden Road will intersect Avery Road across from
Corporate Center Drive and proposed Malahide Road across from a new street
~ serving the single-family area. A maximum of two curb cuts on either side is
proposed onto Blunden Road. Curb cuts should be aligned across form each other
and should be spaced no closer than 300 feet from other curb cuts or intersections.
No other vehicular access will be permitted onto Blunden Road. The condominium
units will have access from two curb cuts along Rings Road, one near the Lutheran
church and one opposite the final location of Rings Road as it intersects proposed
Malahide Road. There will be no vehicular access for the condominium on Avery
Road. The northernmost apartment area may have access from a private driveway
through the planned commercial area to A very Road. It should be noted that this may
become right-in/right-out access only when Avery Road is improved.
0 The apartment density is proposed at nine dwelling units per acre (233 total units on
24.8 acres). The condominiums are proposed at seven dwelling units per acre (57
units on 8.1 acres). The text indicates that no three-story units are proposed and
buildings shall be 35 feet or less in height. The building exteriors shall consist of
natural materials such as stone, stucco, brick, cedar or other wood siding, or
compatible material. The roof material will be gray or brown asphalt shingles.
Architectural design elements of both portions of the multi-family areas will be
consistent and compatible. The condominiums will have one or two-car attached
garages. The apartments will use surface parking with two spaces per unit.
0 Internal setbacks need to be established for the apartment and condominium areas.
Building setbacks should be established from the proposed wider right-of-way as
follows: 60 feet from Avery Road, 40 feet from Rings Road, and 30 feet from
Blunden and Malahide Roads. Pavement setbacks should be established at 24 feet
from Avery Road, 20 feet from Rings Road and 15 feet from Blunden and Malahide
Roads as measured from right-of-way.
CO:M:MERCIAL USE CONSIDERATIONS: I>
0 The planned commercial area is located at the northwest portion of the overall site
and any new development will have access from a proposed private access driveway.
There is a curb cut serving the existing office building on that site. Permitted uses
shall include SO, Suburban Office and Institutional District. The wholesaling
permitted uses from the RI, Restricted Industrial District are also requested, and a
number of permitted uses from the warehousing, wholesaling, and transportation
services section of the LI, Limited Industrial District. Staff believes this list should
be refined to better suite the site and adjacent uses as proposed. The text establishes
a 25-foot building and IS-foot parking setback along the perimeter of the area. These
are substantially less than other planned commercial areas, and Staff believes 25-foot
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Dublin Planning and Zoning Commission
Staff Report - July 8, 1993
Page 5
internal pavement and building setbacks are appropriate. The building setback along
Avery Road should be 60 feet from the new right-of-way; pavement setback should be
24 feet from right-of-way.
0 No information was submitted on the architectural details of the commercial
buildings. The signage, landscaping, and parking will comply with the Zoning Code.
UTILITY CONSIDERATIONS:
~ Utilities are not readily available to this site. Sewer and water lines have been
0
extended to the Brighton Park subdivision (southeast corner of Rings and Wilcox
Roads) and will be extended to the undeveloped phase of Heather Glen to the north.
Easements should be provided for all utilities located outside street right-of-way.
0 The project is located in the service area of a 21-inch sanitary sewer trunk recently
constructed along Rings Road. The west terminus of the sewer is at Wilcox and
Rings Road. The Southwest Area Plan indicates that the 2l-inch sewer should be
extended to Avery Road along the north side of Rings Road.
0 The project site will be served by the extension of a proposed 20-inch water main
paralleling Rings Road. The City is undertaking the construction of the proposed 20-
inch water main which has been designed and pending easement acquisition, will be
under construction later this year. The water main will run from Dublin Road along
Rings Road and will terminate at the intersection with Wilcox Road. The developer
must extend the 20-inch main across the southern property line from Wilcox Road to
the west property line.
0 The Washington Township Fire Department has reviewed the plan and is concerned
about the availability of adequate water for fire flow for the multi-family units
proposed. The site is located within the high pressure water district. One new water
tower has been designated for the Rings Road/Blazer Parkway area with a second to
follow later. Water towers will also be required within the high pressure district
close to this site as part of the Southwest Area Plan update. A 20-inch transmission
line will be constructed along the south side of Rings Road east of Wilcox Road. A
booster station is proposed in conjunction with the Rings Road/Blazer Parkway
storage tower and needs to be in operation before the multi-family development is
constructed.
0 Stormwater management for the site must meet the requirements of the City Engineer.
Four retention basins are shown: two are located within the multi-family development
areas, one within the park, and there is a one-acre residual piece along Wilcox Road.
That Wilcox Rod piece is not appropriate for parkland dedication. All stormwater
detention/retention ponds, other than those located within public parkland, need to be
owned and maintained by a homeowners association. No drainage calculations have
been submitted as yet, but design will have to meet MORPC standards.
0 According to the Southwest Area Plan, the minimum detention volume for single-
family (two to three dwelling units per acre) is 2,350 cubic feet per acre. For multi-
family the minimum volume is 2,800 cubic feet per acre. And for industrial or
commercial, the requirement is 3,200 cubic feet per acre. Additional detailed design
constraints are contained in Chapter Six of the Southwest Area Plan.
Dublin Planning and Zoning Commission
Staff Report - July 8, 1993
Page 6
OTHER CONSIDERATIONS:
0 The parkland proposed with this plan includes 13.9 acres located on the west side of
proposed Malahide Road with some spill over areas to the east of that road and north
of the proposed Woerner-Temple Extension. This includes the right-of-way for
Malahide and Woerner-Temple Roads. The requirement is 13 acres. The wooded
area within the center of the site is included within the parkland area and is desirable
:~'''-r,~ for preservation and passive recreation. The schedule of parkland dedication has not
been determined.
0 The schedule of site development is partly dependent upon the westward extension of
the sanitary sewer from its current terminus at Wilcox and Rings Roads. The
applicant proposes to begin development as early as next year. Construction of the
apartment and condominium areas will not commence prior to construction of the
single-family segment. Proposed Malahide Road will initially be constructed with a
"T" intersection at existing Rings Road and will terminate at the southern boundary of
the park area. Reconfiguration of the Rings Road/proposed Malahide Road
intersection and the extension of proposed Malahide Road to proposed Woerner-
Temple extension will occur when Woerner-Temple is constructed. Additional
information needs to submitted regarding the construction of public roads and the
construction of development.
0 Sidewalks are required along both sides of all new and existing streets, unless
specifically waived by Council. Bikepaths are proposed along the north side of Rings
Road from the east property line to proposed Malahide Road, and on the west side of
Malahide Road to the park. To accommodate the bikeway, Malahide Road will need
to have 65-feet of right-of-way or be located within a 10-foot easement.
STAFF RECOMJ\.1ENDA TION:
Staff is recommending that this application be approved with the following conditions:
Conditions:
1) That a new legal description be submitted for the PUD and PCD areas before
this case is scheduled for review by City Council;
2) That a bond or other legal tool be used to secure sidewalk improvements along
the A very Road frontage until the A very Road Corridor Overlay is completed;
3) That the applicant submit revised text with development standards and
preliminary development plan with all completed requirements within 30 days,
including buffering between different uses, refined list of requested uses,
architectural details, and coordination for the commercial site;
4) That streets, sidewalks and bikeways, utilities, easements, storm water
management, vehicular access and rights-of-way as described above be
designed to the requirements of the City Engineer;
5) That street cross-sections and pavement design be submitted to the City
Engineer and conform to the design standards of the City of Dublin;
6) That the maintenance of private streets and stormwater detention areas not in
parkland be the responsibility of the homeowners association and be indicated
as such on the final plat;
.---
Dublin Planning and Zoning Commission
Staff Report - July 8, 1993
Page 7
7) That the intersection of Rings Road and Malahide Road be designed for staged
construction to the satisfaction of the City Engineer and that the funding for
the ultimate alignment of that intersection be established in a manner
acceptable to the City;
8) That the construction or funding of the extension of Malahide Road north of
Woemer- Temple be established and/or designed in a manner acceptable to the
City;
9) That the applicant make a contribution to the construction of the Woemer-
~. Temple extension;
10) That the applicant provide a traffic study to outline an appropriate level of
roadway service for the construction of proportions of multi-family units, some
of which may be built before road improvements. The scope of service is to
be reviewed by the City Engineer;
11) That the number of curb cuts along Avery Road be limited to one where the
proposed private access drive within the planned commercial piece is located;
and
12) That the need for traffic signals and/or street lights be addressed to the
satisfaction of the City Engineer.
Bases:
1) The proposal is consistent with the update of the Southwest Area Plan
(adoption pending).
2) The proposal provides a mixture of different land uses consistent with the
Community Plan.
3) The plan provides for a mix of properly situated housing types in a mixed use
development.
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Meeting Minutes - February , 1993
Page 22
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* 10. Rezoning Application Z93-001- Avery Road MIxed Use
Ms. Clarke presented the Staff Report. This 104-acre site is located on the northeast corner of
Rings and Avery Roads, is currently zoned R-1B, Restricted Suburban Residential District, plus
a small portion of LI, Limited Industrial District, both Washington Township zones. The request
is to rezone to the PUD, Planned Unit Development District. Last summer, a Concept Plan for
94 acres was reviewed for several ownerships under one zoning plan with a mix of land uses.
The concept plan is a non-binding review by Planning Commission and Council. There was a
desire by both the Planning Commission and the City Council to permit the applicant to continue
along the process. Staff recommends that this application be tabled. There are a number of
unresolved areas. Staff believes that the applicant is progressing toward a solution. In this
particular arrangement of uses, there are 113 single-family homes, multi-family at nine units
per acre (289 units), condominiums at seven dwelling units per acre, and commercial uses. The
text eliminates three-story buildings. The minimum lot size for the single-family is 70 feet by
120 feet. There are a number of lots that range up to 80 or 100 feet in width. The applicant
has worked with the Staff to have a road system that reflects the City Engineer's
recommendations. The largest problem currently is the proposal includes no parkland. The
overall parkland dedication for this site would be somewhere between 17 and 19 acres. There
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Dublin Planning and Zoning Commission
Meeting Minutes - February 4, 1993
Page 23
is a wooded area that is in the southwest portion of the site which Staff believes would be a good
focus for parkland acquisition. There is also an II-acre commercial site and the Staff would like
to see the park and commercial site work together more in the concept of the town centers.
There are some lots fronting the \Voerner- Temple Road extension, and due to traffic volumes,
these should be eliminated. The single-family will extend up into Heather Glen through what
was known as the Woodin property. The \Vashington Township Fire Department has reviewed
the application and is concerned about the aVaJ.labiihy of adequate fire flows. The City will be
, building a water tower in the near future. Staff is still supportive of the Rings Road to \Voerner-
Temple connection, and this particular developer has put together a proposal that does that. He
has agreed to construct two lanes of the road and dedicate all of the right-of-way that will be
necessary to do that. The traffic consultant, however, advises that the best place to align the
road would be directly at \Voerner-Temple. Staff feels this application sets forth a set of land
uses that appears to be logical. With this many units being developed in one area, a park
location(s) needs to be clearly delineated and parkland is not something that is appropriate to opt
out of by a payment of the fee in lieu of dedication. The Engineering Staff feels that t~is plan
lacks sufficient engineering data and roadway network specificity to meet the requirements of
the preliminary development plan. This plan under the PUD, Planned Unit Development
District, also encompasses all of the requirements of a preliminary plat. The development
standards need some fine tuning.
Ms. Jordan said she met with the applicant several days ago and discussed the parkland issue.
She said she expects to receive a revised plan to show a large portion of the parkland.
Mr. Rob Meyer, attorney for the applicant, said he filed this application almost 180 days after
the Concept Plan. He is trying to coordinate his efforts with the Southwest Area Plan. He said
he is in agreement with the tabling until the March meeting. He said he is continuing to work
on the park delineation, street layouts, and a degree of engineering and preliminary plat detail.
:Mrs. Stillwell commended the applicant for working hard on the road network and said the
applicant is on the right track.
Mr. Steve Krzykoski, 5695 Wilcox Road, said the residents in the southwest area will continue
to meet with the developer to put together a workable plan.
:Mr. Sutphen asked Mr. Meyer if he has consulted with Mr. Randy Bowman on the cul-de-sac
issue. He said part of the plan is to make the cul-de-sacs wider. He said the parkland is
definitely wanted.
Mrs. Stillwell made a motion to table this application for 30 days until the :March meeting. Mr.
Geese seconded the motion. The vote was as follows: Mr. Manus, yes; Mr. Sutphen, yes; Mr.
Peplow, yes; Mr. Fishman, yes; :Mr. Rauh, yes; Mr. Geese, yes; and Mrs. Stillwell, yes.
(Tabled 7-0.)
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C I T Y 0 F D U B L I N
Oeplftment of PI,nning & Development
RECORD OF ACTION
DUBLIN PLANNING AND ZONING COMMISSION ---
JUNE 4, 1992
'~~
The Planning and Zoning Commission took the following action in the application
below at its regular meeting:
~,. Revised Concept Plan - Avery Road Mixed Use
location: 94.392 acres located on the northeast corner of Rings Road and
Avery Road, extending northward along Avery Road approximately 1,850
feet and extending eastward to Wilcox Road at a point approximately 1,040
feet north of Rings Road.
Existina Zonina: L1, Limited Industrial (Washington Township) and R 1-8,
Restricted Suburban Residential District (Washington Township), as
accepted on annexation in 1990.
Reauest: Review and approval of revised Concept Plan under PUD
regulations.
ProDosed Use: Mixed use development of limited industrial, neighborhood
commercial, multi-family and single-family residential and park uses.
Aoolicant: Avery Road, Ltd. and Wilcox Road Associates, c/o Robert A.
Meyer, Jr., attorney, Porter, Wright, Morris & Arthur, 41 South High Street,
Columbus, OH 43215.
MOTION: To approve this revised concept plan realizing this is a non-binding
review. The plan is subject to the review of the staff and Commission
before submitting the preliminary development plan that specifically
needs modification with. respect to the thoroughfare, layout, and the
density issues.
VOTE: 6-0
RESULT: This revised concept plan was approved.
STA . F CERTIFIOATION:
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Meeting Minutes - June 4, 1992
Page 2
~ 1. Revised Concept Plan - Avery Road Mixed Use
Mr. Manus made a motion to take the Revised Concept Plan for Avery Road Mixed
Use off the table. The motion was seconded by Mr. Fishman. The vote was as
follows: Mr. Campbell, yes; Mr. Fishman, yes; Mr. Geese, yes; Mr. Manus, yes; Mr.
Rauh, yes; and Mrs. Stillwell, yes. {Motion approved 6-0.}
-
Ms. Fierce presented the staff report and slides of the site. She said the main
concerns from the previous Planning and Zoning meeting were density, parkland
,,n:~"~ placement and proportion of multi-family and single-family uses. The Southwest Area
Civic Association would address traffic issues along Rings Road. The surrounding
properties include the Heather Glen subdivision, the Northwest Corporate Center and
the proposed Brighton Park subdivision. The new plan is similar to those seen in the
past. It includes a new east/west road running from Avery Road to Wilcox Road, as
well as similar land uses. There is neighborhood commercial along Avery Road,
predominantly multi-family and park within the central part of the site and single-
family uses along Wilcox Road. Some of the changes seen with this proposal include
a reduction in the number of multi-family units. The previous density was reduced
from 12 units per acre to 9 per acre for multi-family and 7 for the condominium area.
The single-family area actually has increased to 29.3 acres. The new plan also shows
an interruption of existing Rings Road by curving it to the north to intersect with the
new east/west road. The neighborhood commercial area and the parkland are the
same. The only change in parkland is the inclusion of the wooded area within the
middle of the site. Staff feels that this plan has some merit to it. There are a number
of areas where it can be improved, Le. the density issues and circulation pattern.
Staff recommends that this case be tabled until some of those other issues can be
resolved.
Mr. Olausen said the traffic issues should be studied.
,RiF',,", Mr. Rob Meyer, attorney for the applicant, said they have toned down the multi-
family, recognizing the input received to date. They have removed the lot lines and
the internal streets of the plan. The major thoroughfares have been shown as well as
the minimum lot size, average lot size, and areas of 100-foot lots. The park areas
permit use by single-family and multi-family components, provide buffering and
preserve trees. A condominium area has been located that extends out to Avery Road
to satisfy St. John's Church. Density has been reduced considerably. The private
road is shown in schematic form which would access some of the multi-family out to
Avery Road in response to a request from staff. A t-intersection in Rings Road that
breaks this road has been shown. This is an important component of this plan to the
applicant and the neighborhood.
Mr. Bill Yoder, representative of the Southwest Area Civic Association, said this group
has the following concerns and solutions:
Concern #1: The amount of single-family should be increased at least to the level
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Meeting Minutes - June 4, 1992.
Page 3
indicated on the Southwest Area Plan. The single-family area included on this
proposal provides approximately 29.3 acres of housing area, plus 4.6 acres of
parkland for a total of 33.9 acres. This is four acres less than the 38 acres suggested
by the master plan. As a compromise, the developer agreed to change four acres of
the designated industrial ground for condominium use.
Concern #2: Provision needs to be made for a reasonable transition of lot sizes. The
plan provides 100-foot wide lots on Wilcox and Rings Roads. Lot sizes were then
reduced in increments to transition and blend into the multi-family rezoning.
Concern #3: An interruption of Rings Road should be provided to slow and control
traffic. Waterford Village is the model for our neighborhood. It is bounded by main
roads and more intense zonings and has thrived to become the anchor for the area.
Without the development of a solid core, our area could become an unsafe
downgraded area.
Concern #4: The east/west connector road should be aligned with possible future
development to the east. The roadway termination has been relocated at a possible
future alignment. The larger corner lots in this plan provide alignment flexibility.
Concern #5: Office use at the west side of this site, as indicated on the master plan,
may better suit the area. The commercial acreage of the April 16th "Plan A" was
reduced from 10.2 acres to 7.9. The location for the commercial area was moved
away from St. John's Church and replaced by condominium areas.
Concern #6: A package of development standards needs to be provided. The
applicant has agreed to work with the neighborhood on development standards for the
preliminary plan.
Concern #7: We want a commitment to parallel construction of multi-family and
single-family development. The applicant will address this during the preliminary
zoning phase.
Concern #8: The multi-family buildings should be limited to one story. A fifty-foot
strip of parkland between the new single-family and multi-family insures a reasonable
setback. This negates the need for the single-story requirement mentioned. The
multi-family buildings will be limited to two stories. One exception noted is at the
northern edge of the northern group of multi-family. It needs a landscape buffer and
50-foot minimum setback from the northern property line to protect future single-
family zonings in this area.
Concern #9: Decrease the area of multi-family to match the suggested levels of the
master plan. The number of multi-family units was decreased from 552 to 284 units.
Concern #10: The plan submitted tonight has fewer acres of parkland than the plan
neighborhood residents approved. According to the developer, the staff said to
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Dublin Planning and Lonlng l,Omrlll::;::;IUfl
. < Meeting Minutes - June 4, 1992
Page 4
eliminate green space corridors and parkland connectors. The result is to increase the
multi-family acreage which is already a burden to our area. We want a buffering
system. Without buffering, the neighborhood risks being overwhelmed. Mr. Yoder
presented a color-coded sketch of the neighborhood. It shows a green belt around the
residential core. It can also provide additional pedestrian pathways.
Concern #11: Th.~ cul-de-sacs near the center of the southern residential area miss
proper alignment at the intersection by approximately 75 feet. Several of the lot
depths are less than 120 feet in depth. This can be corrected on the preliminary plan.
Concern #12: It has been suggested that a multi-family outlet be provided onto Rings
Road. Multi-family should access Avery Road or neighborhood center.
They feel the Community Plan provides the method to resolve the development issues
of road growth versus residential development. The Southwest Area Plan was then
developed to provide the solution. Mr. Yoder said the intent of the plan is to protect
the fragile single-family area by insulating it from the heavier traffic streets.
They suggested that the future westbound extended Rings Road be redirected to
Tuttle Road or Enterprise Drive. Another alternative is to diffuse the traffic through
the area by providing several routes with lower speed and controlled traffic.
Locating houses on Rings Road has already been established on the east side of the
freeway at the Llewellyn Farms. They feel it is important to maintain this on Rings
and Wilcox Roads. Mr. Yoder suggests that before this proposal be rejected for
roadway issues that a formal change of the Master Plan would be needed.
Ms. Fierce said staff's basic concern is that the plan, as proposed, does not
demonstrate integration with the overall southwest area with respect to land uses and
densities. Staff is concerned with the commercial element of the plan, as well as the
overall residential density. The overall density of this plan is 5.8 dwelling units per
acre; Waterford'sdensity is 3.99. The Southwest Area Plan is being re-evaluated by
staff. Originally it did not include detailed planning of the thoroughfares, of specific
land uses, and of appropriate densities. She said planning staff has still not seen the
plan proposed by the applicant this evening.
Mr. Manus asked what is the reason for departure from original intent of this road
structure as it was shown prior to their annexation. Ms. Clarke said there were
different circumstances at the time, and the plan was drafted and reviewed in a
hurried fashion without traffic engineering input. The plan was a response to a major
developer who was not sure he wanted to have his land annexed to Dublin. It was
specifically laid out to provide a clarification of the City's best intentions with regard
to the conceptual development of this property. It has limited utility and was a pre-
annexation declaration as to the City's intentions. No traffic engineering data went
into it. There weren't many public hearings or much public debate. She said the new
plan for the larger area will be done in open session with public hearings. A
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Page 5
consulting traffic engineer has been hired. No data is yet available as to whether the
neighborhood's view of Rings Road will be something that can be accommodated.
Before changes are made to limit the road system, there should be enough through-
road and remaining lanes to provide adequate access in, out and through. The
Southwest Area Plan is something that every proposal is judged against. There were
only a few parcels on which the density was stated. These were discussed up front
along with agreements on a park fee. However, there was not a density specified on
the balance of the parcels, becCluse there was no agreement at that time.
'Ifi"!''' Ms. Stillwell asked about the discussion in April of the expansion of the planning area
for this plan of 90-120 days. Is it now closer to completion? Ms. Fierce said it is
progressing but will still take some time. It will be discussed at land use committee
meetings initially, and then it will be brought forward to the Planning Commission in
a few months. Ms. Clarke said 90-120 days was too optimistic given both the level
of current applications and the staffing level. As a major planning document, it will
take time to coordinate with Washington Township, the City of Columbus, and the
City of Hilliard. Ms. Fierce has been working with the school districts and the other
areas involved. There will be meetings with a sub-committee of the Planning
Commission and with a land use committee next month.
Mr. Meyer said the area plan is something that the people in the area relied on with
respect to the land uses. He said he is asking for approval of a concept plan. The
Code is very specific in saying that approval of a concept plan is not binding. It
merely allows work to continue. He asked that this concept plan be approved and any
changes be made in the preliminary development plan.
Mr. Campbell said that when the annexation proceeding was taking place, it was to
the mutual benefit of the City and the residents. It was a general plan which was
subject to review and modification but only in the process where it would be done
through hearings. What is being discussed tonight doesn't match the plan in two
respects. One is that the road network on the original plan shows Rings Road being
straight through. The compromise arrangement between the developer and the
residents shows that Rings Road has a couple of t-intersections. The second thing
is that the plan shows a relatively large section along Avery Road of office planned
light industrial and office multi-family as the next segment to the east. Again, those
aren't proposed tonight. The proposed plan shows substantial multi-family and
condominiums in that area. There is an additional road in the plan that doesn't show
up in the original plan. It is the request of everyone to periodically review and modify
this Southwest Area Plan. It may not be fair to the developer to hold up his concept
plan. It's a rare occasion to have the residents and the developer in agreement. Do
staff's concerns of the density issue and the actual configuration of Rings Road have
to be resolved prior to approval of the concept plan? The residents want the lot lines
addressed in the concept plan but this is not done.
Mr. Yoder said the roadway issue is the issue. To divide the area in half will hurt the
possibility of good quality single-family in the area. He believes the master plan for
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Dublin Planning and Zoning Commission -
Meeting Minutes - June 4, 1992
Page 6
this area was very carefully tnought through. Staff has had two years since
annexation to do a new plan.
Mr. Meyer said discussions were started with the staff back in November with
generally positive feedback. Mr. Meyer said the Southwest Area Plan has been
promised since that time.
-
Mr. Rauh feels this process cannot proceed further without resolving the density issue
and the traffic network for the. Southwest area. Mr. Meyer said the Code says
,.... nothing about the word density in its discussion of concept plan. The concept plan
does speak of major thoroughfares and those have been addressed.
Mr. Geese asked if there will be some consistency in the single-family and multi-family
development and the applicant has to be willing to present development standards on
such items as house size~ materials, and roof. Mr. Meyer said these will be addressed
in the preliminary development plan stage or the PLDR for the single-family. Mr.
Geese asked if single-family will be the first process or will multi-family. Mr. Meyer
said they have withdrawn a few of their proposals because they are further along than
the concept plan stage.
Mr. Campbell said if the concept plan is approved tonight with the developer's
submitted uses, is the City committed to this particular configuration? Mr.
Banchefsky said no because this is a non-binding approval process. The Code section
says general location of principal thoroughfares and open space.
Ms. Fierce said that by Code, the applicant is entitled to a non-binding vote tonight
by the Commission. Staff would have to recommend disapproval of the plan as
submitted because it does not correspond to the existing Southwest Area Plan for a
number of reasons. Those are that the land use does not meet the existing
~ Southwest Area Plan with respect to commercial land uses. There are no commercial
land uses shown on the Southwest Area Plan. The single-family area, as proposed,
is smaller than the Southwest Area Plan. The circulation pattern does not work the
same way. There is no interruption of Rings Road to the west of Wilcox Road. The
Limited Industrial parcel that was originally included within the application has been
excluded and the original Southwest Area Plan suggests that be included within a
Planned Office Industrial District. In addition to this, the plan does not meet all of the
requirements of the Concept Plan proposal within the Code. It does not include the
relationship of the proposal to the surrounding areas. Staff would like to have the
ability to do a more detailed anclysis of the area.
Mr. Campbell made a motion to approve this revised concept plan realizing this is a
non-binding review. The plan is subject to the review of the staff and Commission
before submitting the preliminary development plan that specifically needs
modification with respect to the thoroughfare, layout, and the density issues.
Mr. Rauh asked Mr. Yoder if he was aware that there is more single-family required
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Dublin Planning and LanIng commission
. - Meeting Minutes - June 4, 1992
Page 7
in the Southwest Area Plan than is being proposed in this concept plan. Mr. Yoder
said there was a compromise made between the developer and the neighborhood. Mr.
Rauh said there are some uses shown on the Southwest Area Plan that differ from the
main uses that we see in this Concept Plan. Also, this Concept Plan does not relate
to the other areas around it in the Southwest Area Plan now.
Mrs. Stillwell sec.onded the motion. The vote was as follows: Mr. Manus, yes; Mrs.
Stillwell, yes; Mr. Campbell, yes; Mr. Fishman, yes; Mr. Geese, yes; and Mr. Rauh,
yes. (Approved 6-0.)
r
Mr. Geese told the audience that the Revised Preliminary Plat for Coventry Woods
would be heard seventh on the agenda rather than last.
Rezoning Application 292-012 - Erwin Tract
Ms. rke presented the staff report and showed slides of the site. She aid this is
a rezonin application for a parcel which fronts on Brand Road. This s a rezoning
application t ezone to the PLR, Planned Low Density Residential D' trict for single-
family subdivisl . The area is very flat with the exception of th ndian Run which
runs through it. T proposal is to construct 109 single-family ts with 9.16 acres
of park. The Code re ires parkland of 6.89 acres. Staff ha suggested dedicating
more of the wooded are hich abuts Avery Park instead 0 the proposal for habitat
and natural purposes. The rthern portion of the site a the southern portion are
in different tributary areas. Th e has been a diversion or sanitary sewer granted by
the Acting City Engineer and the Ie er was distribute In the packets. The area to the
north of the Indian Run, the applic t's last ph e, will be developed when the
appropriate sanitary sewer is extende . to thi area. The linear nature of the site
makes an imaginative layout velY difficult. T staff is concerned that although the
applicant has combi.ned 70, 80, and 90-foo t5 to give a variation in lot size. There
are problems with many corner lots, bei dif ult to develop. The west of Avery
,... corridor has been set aside for and pi ned for ximum density of two units per '
acre. This proposal shows a gross d sity of 2.41 u 'ts per acre. The applicant has
asked for a density trade-off for e bridge across t Indian Run to extend the
roadway to Brand Road. The I t time this was reviewe staff made it clear that
extension of the road to Bra C:I Road is essential access this land to develop
properly. A density. trade-of IS not appropriate for something tH t is essential for this
site's development. Staf can't endorse the plan as it has been s bmitted and staff
recommends disapprov on the following bases:
1 ) The density inconsistent with the Community Plan.
2) The plan es not demonstrate a desirable layout for a residential a a.
3) The lot idth in the wooded area is inconsistent with other projects in the area
and ' h the goal of preserving trees.
4) The ark is larger than required but does not meet greenspace goals for the
ar a.
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