77-94 Ordinance
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RECORD OF ORDINANCES
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Dayton Legal Blank Co. Form No. 30043
Ordinance N 0 ._7_7..._9~__mum_ p assed_______mn .mmmu___um___u__uum__19 u __m_
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AN ORDINANCE PROVIDING';"FOR A CHANGE IN ZONING FOR
7.920 ACRES OF LAND LOCATED ON THE NORTHWEST CORNER
OF PERIMETER DRIVE AND WILCOX ROAD FROM: PCD,
PLANNED COMMERCE DISTRICT TO: PLR, PLANNED LOW
. DENSITY RESIDENTIAL DISTRICT. (PERIMETER CENTER -
SUBAREA H)
NOW, THEREFORE, BE IT ORDAINE~ by the Council of the City of
Dublin, state of Ohio, of the elected members
concurring:
Section 1. That the following described real estate (see
attached map marked Exhibit "A") situated in the city of
Dublin, State of Ohio, is hereby rezoned to PLR, Planned Low
Density Residential District and shall be subject to
regulations and procedures contained in Ordinance No. 21-70
(Chapter Eleven of the Codified Ordinances) the City of Dublin
Zoning Code and amendments thereto.
section 2. That application, Exhibit "B", including the list
of contiguous and affected property owners, and the
recommendations of the Planning and zoning commission, Exhibit
"C", are all incorporated into and made an official part of
this Ordinance and made an official part of this Ordinance and
~_ said real estate shall be developed and used in accordance
therewith.
~ - Section 3. That this Ordinance shall take effect and be in
force from and after the earliest period allowed by law.
Passed this 7-fh day of ----rz1T"H'~../ , 199d-.
Mayor ~e~fficer
Attest:
~~-~
Clerk of Council
Sponsor: Planning Division
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CHRISTOPHER T. CLINE
ATTORNEY AT LAW
37 WEST BRIDGE STREET
DUBLIN, OHIO 43017
614/766-0425
FAX 614/766-5797
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August 10, 1994
Mrs. Barbara Clarke
Chief Zoning Official
City of Dublin
5800 Shier Rings Road
Dublin, Ohio 43017
re: The Village at Perimeter Rezoning Application
#294-008
. Dear Bobbie:
Please amend the requested zoning category in application 294-008 from
Planned Commerce District (Dublin Code 1181.09 to Planned Low Density
r Residential District (Dublin Code 1181.02).
..... A revised text will be submitted.
This change is in accord with our meeting of August 9, 1994.
cry yours,
CTC:pq . ~her T. Cline
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Development Plan Text
The Village at Perimeter
Triangle Investment Co.
Rezoning Application # Z94-008
Zoning Category Requested: Planned Low Density Residential District (Dublin Code
1181.02)
August 2, 1994 (submitted originally under Planned Commerce District)
revised August 11,1994 (Amended to PWR)
This Development Plan is submitted for rezoning of the premises identified as Subarea H in
the Perimeter Center. It is submitted in accordance with Dublin Code 1181.02(b)(2) as the
precedent requirement for rezoning to the requested zoning category, Planned Low Density
Residential District (Dublin Code 1181.02). This application removes the premises from
the former zoning category of Planned Commerce District (DC 1181.09), but adopts
virtually all of the requirements of that previous category.
Application of Perimeter Center Planned Commerce District Text
This application incorporates the Perimeter Center Planned Commerce District text and
Development Standards in effect as of August 10, 1994 as if fully rewritten herein. The
premises covered by this rezoning application shall be subject to the Perimeter Center
standards and other requirements contained in that text with only the following exceptions:
Amendments to Perimeter Center Text. (new text in italics, deleted text is struck
through):
1. "Subarea Descriptions" is amended to read as follows:
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Subarea H: lRstitutionallElderly Condominium: (8.0 acres)
Catering to the needs of an. aging population, this area is adjacent to major retail facilities
8:fld is speeifieally reserved for housiAg elderly eitizens in various liymg 81T8flgemems (eg.
congregate eare, elderly care) and/or prof-essional office uses. This subarea may be used
for multifamily condominium housing at a density of less than 7 units per acre.
2. "Subarea Development Standards" is amended to read as follows:
5(j) No billboards, or electrical or other advertising signs shall be allowed other than a
sign carrying the name of the business occupying the site or "for sale" or ''for lease" signs
in accordance with Dublin Code 1189.03{ g).
3. "Subarea Development Standards" is amended to read as follows:
Subarea H-lRstitutionallElderly/Condominium
Permitted Uses
Village at Perimeter
Development Plan Text
Page 1
August II, 1994
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The following uses shall be permitted within Subarea H: dwelliBg Hails for the ooelipaflCY
of per SOBS 55 years or older at a maxinmm Bet deBsity of 15 dVleDing 1::1flils per aere plus
ancillary aeti...ities Bormally assooiated v.ith elderly care resideaces aad professional offlee,
Residential condominium units at a net density lWt to exceed 7 units per acre, plus
clubhouse, and swimming pool.
4. "Subarea Development Standards" is amended to read as follows:
Subarea H InstimtioBalIElderly/Condominium
Landscaping:
3. BufferiBg shall be provided betv./eeB the iBstimtioBal area and llBY residential area to
iaclude lots alOBg Pest Road. The miBimum 60' wide laadscaped buffer v.ill consist of
ffiOHBdiBg to an approximate height of 3' 4' llBd deciduoHslevergreeB landseape material
iBstalled to a SHmmer opacity of 75% tak-ea 6' above grade. A landscape mound to an
approximate height of 3' to 4' shall be provided between this subarea and the multifamily
area (Subarea G) to the lWrth. It will include deciduous/evergreen landscape material
installed to a summer opacity of75% taken 6' above grade.
PLDR Development Plan Contents (per Dublin Code 1181.02)
A. Proposed location and size of residential use areas. The attached site plan graphically
shows the site and proposed development, to include building locations, footprints, access
and parking areas and easements. There is only one residential category, 52 residential
condominiums. There will be 36 three bedroom units and 16 two bedroom units. The
3BR units will have two car garages and the 2BR units will have one car garages. The
gross density is about 6.5 units per acre.
The setback requirements are already included in the Perimeter Center Subarea
Standards, are thus incorporated into this Development Plan and are further shown on the
site plan.
Topography is shown on the attached computer graphic from the Franklin County
Auditor. It is largely uninformative: the site is already rough graded and relatively flat.
The lot coverage requirements of the Development Standards for Subarea H are met
as follows: total building area, including parking garages, is about 87,805 square feet,
'"- which is about 25.03% of the total area, substantially less than the 75% permitted. With
the subtraction of the garages, the 25% standard for buildings alone is easily met.
The height requirement as stated in the Subarea H Development Standards is 45'.
The proposed structures are two and three bedroom condominium units which will be well
below the maximum height, about 25', as shown on the attached elevations. (This
paragraph also complies with Dublin Code 1181.09(d)(1)(A) and (B).
B. Non Residential Portions of the Site. The only nonresidential portion of the site is the
community center and the adjacent swimming pool. The location is shown on the attached
site plan.
C. Provision of water. sanitary sewer and surface draina~e. This site is part of the
Perimeter Center, a previously zoned and partially developed project in the Planned
Commerce District. Water, sanitary sewer and surface drainage improvements have been
planned as an integrated part of that project and have further already been constructed. This
subarea will utilize the planning and access that is in place.
Village at Perimeter
Development Plan Text
Page 2
August II. 1994
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D. Proposed Traffic Circulation patterns. The public street system for the Perimeter
Center is already in place and adjoins this site. This site will have no vehicular access to
Wilcox Road and will have two curb cuts on Perimeter Drive, as shown on the attached site
plan.
The two curb cuts on Perimeter Drive will be offset 100' from opposing curb cuts
on the opposite side of the street.
The applicant will construct an 8' asphalt bikepath along Wilcox Road as shown on
the site plan. The site will have pedestrian and bicycle access to this bikepath at an as yet
undetermined point or points. (This paragraph also complies with Dublin Code
1 I 81.09(d)(1)(F).
E. PrQposed schedule of site development. architecture. etc. The site will be developed in
a single phase with work proceeding until completion. The pace of development will be
dictated by the market conditions.
The development will consist of 52 single family residential condominium units.
Drawings showing the building elevations are attached. There will be 36 three bedroom
units and 16 two bedroom units. The three bedroom units have two car garages and the
two bedroom units one car garages.
All materials will be natural and will comply with the Subarea H Development
Standards. The units are almost totally brick with wood accents, as shown on the
drawings.
The brick color will be chosen from the approved Perimeter Center palate as will be
the color of the wood stain. Roof shingles will also be chosen from the approved color and
texture list. (This paragraph also complies with Dublin Code 1181.09(d)(I)(K).
F. Relationship to existin~ and future land uses. This subarea H was originally planned
for 15 unit per acre elderly housing. It adjoins a residential parcel, subarea G, planned and
developed for apartments at 10.5 units per acre. The change to condominium units thus
does not change the type of land use, only the particular category of residential use (singly
owned as opposed to congregate living) and the density. The change will result in a higher
quality land use, a lesser burden on municipal services due to the lower density, and quite
possibly higher total value in terms of tax base. The original requirement of elderly
housing, while not required in this zoning, will largely be met as this housing product is
usually purchased by older persons.
In terms of relationship of this use to other Perimeter Center parcels, it is
compatible as the nearby uses, other than the apartments are benign, and the proposed land
use is likewise inoffensive to those uses. The apartments on subarea G, of course, are a
.'<lw similar land use and are fully compatible and in fact complimentary. Further, the older
owners of this sort of development prefer shopping and other services to be close at hand,
a requirement that will be satisfied by the planned construction of the Perimeter Center
shopping center. The Dublin Community Center (with its senior citizens amenities) will
also be close and will further be accessible by the bikeway being constructed along Wilcox
Road and Post Road. Other parks are nearby and will be made accessible as the City's
bikeway system is finalized and connects to the bikeway system north of the South Fork of
Indian Run.
G. Evidence of Control. The applicant is in contract to purchase the land depending on
zoning and other contingencies.
H. Parkin~ and Loadin~ The parking and loading areas are graphically shown on the site
plan. Further, each of the 36 three bedroom units will have an attached two car garage and
each of the 16 two bedroom units will have a one car garage. (This paragraph complies
with Dublin Code 1181.09(d)(1)(C).
Village at Perimeter
Development Plan Text
Page 3
August 11, 1994
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I. Waste and Refuse. Waste will be placed curbside (on the private streets) by residents
and will then be picked up by a waste removal service contracted for by the condominium
association. (This paragraph also complies with Dublin Code 1181.09(d)(1)(D).
J. Stora.~e and Equipment There are no storage or equipment areas. (This paragraph
also complies with Dublin Code 1181.09(d)(I)(E).
K. Landscapin~ See attached landscape plan (to be furnished).
L. Si~a~e and Gnwhics Signage and Graphics is handled in the Subarea Development
Standards for the Perimeter Center, with the single change as included in #2, above.
(This paragraph also complies with Dublin Code 1181.09(d)(I)(H).
M. Liihtin~ The lighting along Perimeter Drive is already in place. Internal lighting will
comply with the Subarea Development Standards included in the Perimeter Center
Development Standards. (This paragraph also complies with Dublin Code
1181.09(d)(1)(I).
N. Fencin~ The only fencing will that around the swimming pool area (This paragraph
also complies with Dublin Code 1181.09(d)(1)(J).
Christo er T. Cline
Attorney for Applicant Triangle
Investment Co.
37 West Bridge Street
Dublin, Ohio 43017
614-766-0425
Village at Perimeter
Development Plan Text
Page 4
August 11, 1994
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CITY OF DUBLIN PLANNING AND ZONING COMMISSION
AN APPLICATION FOR AMENDMENT FOR P&Z C Use Only
OF THE CITY OF DUBLIN ZONING Application No:
DISTRICT MAP ZM
(Reclassification of Land) Date Filed:
Fee Receipt No.
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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 Triangle Investment, Co.
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 Planned Commerce District (DC 1181.09). This is an
amendment to a previous PCD wi\h attached development plan.
A. DESCRIPTION .OF LAND TO BE RECLASSIFIED
1. General Description of Land (describe by one of the following):
a. Lot(s)/Reserve(s) of
.de' ,
a recorded plat, with an area of .
.... b. Beginning at a point along
(street or other)
and being feet in a N SEW
direction from the (specify) of
(Street or other), and thence having a dimension
of from the (specify) of
(street or other), and having an area of
.
c. The tract of land containing 7.920 Acres and bounded by:
Perimeter Lakes Apartments (specify) on thQ SEW (Circle)
Perimeter Drive (specify) on the N S() W (Circle)
Wilcox Road (specify) on the N S~ W (Circle)
, ;,." Perimeter Drive
,iJ1f4- .... (specify) on the N~ E W (Circle)
d. Attached legal description: YES x NO
........
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Page 1 of 4
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Map of Proposed Zoning District Boundaries
Two (2) copies of map accurately. drawn to an appropriate scale (to fill a sheet of
not less than 8% x 11 inches and not more than 16 x 20 inches). The map shall be
identified and submitted in 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
V' other information related to the location of the proposed boundaries and shall be
fully dimensioned.
1t.
. 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"
B. ARGUMENTS FOR RECLASSIFICATION OF THE DESCRIBED LAND
.... 1. Proposed Use or Development of the Land: IVIultifamily residential condominium
housing units (52). -
PLANNED DEVELOPMENT ZONING DISTRICTS and SPECIAL DISTRICTS submission of
three (3) copies of a Development Plan and other documents and two (2)
copies shall be retained as a permanent public record if approved.
For other Zoning Districts, such plans or other exhibits would be helpful
to the review of this application.
Plans and Exhibits submitted
Plot Plan _____; Building Plan ~; Development Plan ~; Sketch _____;
Photographs _____; Other (specify)
2. State briefly how the proposed zoning and development relates to the existing
and probably future land use character of the vicinity.
~ This is a minor change from 15 units per acre elderly housing to 6.5 units per
acre condominiums. The units will range in price from $95k to $116K and will
be two and three bedroan units. Al though age of buyers cannot be comni tted to,
it is anticipated that these units will in fact be largely owned by the same
older target group as the present category. The density will be lower, the
units will be individually owned, and the quality will be significantly higher
than the present category. Additionally, the site is bounded by existing rrulti-
family at 10.5 units perpage 2 of 4 acre, also in the Perimeter Center PCD.
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3. Has an application for rezoning of the property been denied by the City
Council within the last two (2) years?
YES
NO X
If Yes, state the basis of reconsideration
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C. AFFIDAVIT
Before completing this application and executing the following affidavit, it is
recommended that this application be discussed with the Building Inspector to
insure completeness and accuracy. Present owner of property:
APPLICANTS'S AFFIDAVIT
STATE OF OHIO
COUNTY OF FRANKLIN,
I (we) Christopher Cline /attorney for the buyer in con-
being duly sworn, depose and say that I am/we are the owner(s)/lessee(s) of being Lract
duly sworn, depose and say that I am/we are the owner(s)/lessee(s) of land included
in the application and that the foregoing statement herein contained and attached,
and information or attached exhibits thoroughly to the best of my/our ability present
the arguments in behalf of the application herewith submitted and.that the statements
and attached exhibits above referred to are in all respects true and correct to the
best of my/our knowledge and belief.
Q~ure~ h
Christopher T. Cline
37 W. Bridge street
Dublin, Ohio 43017
(Mailing address)
614-766-0425
614-766-5797 (fax)
(Phone)
SUbs~,:nd sworn to before me this ~ day of ~lAAt . l<f14.
~.'.l~ ~ D
kO~ '1
.. ~ < " KRISTINA WARD (l A
,* * NOTARY PUBLIC, STATE OF OHIO . <:)
\ ~~ MY COMMISSION EXPIRES DECEMBER 9.1995 - notary Pubhc)
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Pers 0 be contacted for details, if other than above signatory:
(Name (Address) (Telephone)
- - - - - - - - - - - - - - - 7 - - - - - - - - - - - - - - - - - - - - - - - - -- - - -
\Do not write below this line)
D. :RECORD OF ACTION
1. Withdrawn Held to
(Date) (Date)
2. P&Z C: Date of Hearing
Approved Disapproved Modified
3. Citt Council: Date of Hearing
Approved Disapproved Modified
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The applicant/owner hereby acknowledges that approval of (his) (her) (its)
request for rezoning of 7.920 acres by the Dublin Planning and
Zoning Commission and/or Dublin City Council does not constitute a guarantee
or binding commitment that the City of Dublin will be able to provide essential
jl; services such as water and sewer facilities when needed by said applicant.
"", The City of Dublin will make every effort to have these services available
as needed. However, the rapid growth of the City of Dublin and Northwest
Franklin County has stretched the City's capacity to provide these services
to the limit. As such, the City of Dublin may be unable to make all or part
of said facilities available to the applicant until some future date.
The undersigned hereby acknowledges and understands the foregoing.
1W~ -.
Date
thereof.
On behalf of:
Triangle Investment Co.
Applicant
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Page 4 of 4
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'Ibe Village at Perimeter
Triangle Investments Co.
Rezoning Application # Z94-
August 2, 1994
List of Adjacent Property Owners:
~
Parcel # Name Address
...
273-5467 Sherrie G. Ridenour 6051 Perimeter Drive, Dublin, Ohio 43017
273-5764 Central Ohio Credit Union 6033 Perimeter Drive, Dublin, Ohio 43017
273-5358 Muirfield Drive Partners c/o John W. McKitrick
Bethel Road Investment Co
# 336 5837 Karric Square Drive
Dublin, Ohio 43017
273-5749 Metropolitan Life Ins Co. Lincoln Property Company
Attn: E. Montero
2 Mid America Plaza # 72
Oak Brook Terrace, nlinois 60181
273-5362 State Fann Mutual Auto Corporate Real Estate
Insurance Co. 1 State Fann Plaza
Bloomington, Illinois 61710
273-3096 Jeffrey M. Wilkins 2481 Stonehaven Place
Columbus, Ohio 43220
",.... 273-309 Metatec Corp. 700 1 Discovery Blvd
Dublin, Ohio 43017
~. 273-4087 Old Poste Properties c/o Ruscilli Construction Co.
2041 Arlingate Lane
Columbus, Ohio 43228
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, . \ I SU~\a.t~ j,n t.he S~.t, of, Oh1Q, cuunt.y of F&-&nkUn, C1tr of
~bllf1 'and betng & p&J:.:d' ,of 1."" C9n~.1,nlng 1.920 &<:2fe. .1l
ref.nne.' being to Ula.. of record tn tho.lleCONer'. Off4.c.,
fnnl(hn County, Onlo ";lid 1. no "or.. ~J.1\<i .or;. partlcularly
~und04 .,14 d~lJcr1b.d All tollo....:
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8eg.1.nnla\g fot nfuurace at the polnt whel"o t.lle cent.rl1ne of
~~t Ro.d 1nt~rBoct. th4 C611t.orllnQ of wl1eo~ Ra~ .. .nown upon
that. plat vnt1t:led IIp,u~Alet.r Center", ot r;e;'or4 1,,, l'lat 800k. 72,
'_90S .7 ~nd 43;
, I'
,~. I t.heAce Sout.h .. 13' Z2" Eut, dong tho c:ent..(Un~ of wilcox
road, . dl.tanc:o of ~17.55 teet to a polnt:
i ttaenOQ leallllll1 .AU ~finterl.l.n., sout.h 05. <46' 3U" w..t, &
Ubtan~o or: JO.OQ teat to tlt\ l.rl>n pin 1n the. w..terly d9ht-o.f-"'~Y
illn. of W~l~o~ no~d .~d Q.109 the true place ot boglnn!n9 fo~ the
"., lQll<.odng ,uc.1'iood p:u(;v1i
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l' '. I t.h""l<:6 ::"ult\ .- '3' ';U" B.6t., 41"1l'i/ th. .....tliu:l/ t..l.."h\.-ut-".l
. . IUn~ of WU,.,)x I(Q4lU ~ dht.nce of ~'1 .06 feet t.o an iron r>in
'1lI4rlcln9. point of c\;r;v..t\lt. to U'I. ti9l\t and b.;aln'J 1n th.
Inorttuld)' lignt-of-way 111\e of hr;i,lIIcter Odve;
i ~h.encc sou t.hwes tea') y 'olon9 the iln: of 8il~d C~"~ an4 ,.id
.!notthedy dt;l\t-of-way l.ine (R.adlu!il . 25.00', Delta .. 1"3- J$'
... 10;") ~ chord bearln9 ~:racl dht.nc., of Soutn .,- ]4' to" W.ut, J9.2~
I tei4r. tQ all iNn pJ.n llIaJ:I;!IVi tba polnt of a compound curve;
thence r.-,rt.hweah.::y, ~lon9 the ,uc of ~..J.d curvo ~od
c~nt1nul~g ~lon9 lne o~rtherly r;i9ht-of-way, 11ne of perim6t.r
C:-1ve (Rildlue .. 5'O.i~O', Delta.. 62- 30' )7 ') 4 cllor;1 oearlnq .1\4
1<l1atolhce of Notth 4\1- ,:~, 01" Wut, 5'~.U feet. to &1'\ iro&\ pln
i ....J;~ln~ t.he p.;-J.nt. of hl~'l.I\CY;,
I tl1en~e Noeth 17' 59' 44" W~8t, .long ."ld r'":t"therly
I ri...~t-(tf-"'4Y lino, Q ,'ustance ~f 101.34 !..t. to an 111:on pin
! lI'Iitll:Un9 .. PQ.lnt. ?-= olou;VJtun to tho ~olt;
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I tnen~. no,thw~>>t~rly a10n9 A portion of the ace of said cu~ve
i aod cootlnu1.ng Alon~ tb~ northerly clqbt-Of-way 1J.no ~f po~lmeter
I D.r. lve (Radius .. 670.00', Delta a 15- lJ' 30") . chord beadnv &nd
dL.~aQ~. Qf Nor;th Z~- 41' 27~ We~t, 179.4S f~~t to AB 1~on pin;
II thence, leavilllJ t.ha arc of $.lid curv~ ,u~d.. sdd no,"thedY'
rlgi;t.-o!-way Une, Nort.n 56- lIP H" EUt:, ~fllst 618.86
'I feet: t." thlii true placu ot bei1nnlng iimJ eont.dnli\9~' a~l'e$,
01.\, mClr. c.r l~".. . 1 ~ '--....
/1: ".' Subjactt howover, 1.0 .11 legal dghte-of-WIllY and O~ ....~nt.a,
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I FRANKLIN COUNTY AUDITOR I
MAP AREA . GISctc DATE . 29-JUL-94
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primary information sources should be consulted for verification of the information contained on this mop.
The county and the mapping companies assume no legol responsibilities for the information contained on
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GIS DIVI
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Rezoning Text
The Village at Perimeter
Triangle Investments Co.
Rezoning Application # Z94-
August 2, 1994
.*--
General
1. This application is an amendment to the Perimeter Center Planned Commerce District.
Sim
2. The site concerned is an approximately 8 acre parcel identified as Subarea H.
Com.posite Plan and Development Plan IncoIl>orated
3. This rezoning of the text of the previously approved Composite Plan is accompanied by
a Development Plan which will be simultaneously considered as pennitted by the PCD
zoning category.
Amendments to Perimeter Center Text. (new text in italics, deleted text is struck
through):
4. "Subarea Descriptions" is amended to read as follows:
Subarea H: Institutiona1/Elderly: (8.0 acres)
Catering to the needs of an aging population, this area is adjacent to major retail facilities
and is specifically reserved for housing elderly citizens in various living arrangements (eg.
",.... congregate care, elderly care) and/or professional office uses. Alternatively, this subarea
may be used for multifamily condominium housing at a density of less than 7 units per
acre.
C'i!;
5. "Subarea Development Standards" is amended to read as follows:
50) No billboards, or electrical or other advertising signs shall be allowed other than a
sign carrying the name of the business occupying the site or "for sale" or "for lease" signs
in accordance with Dublin Code 1189.03(g).
6. "Subarea Development Standards" is amended to read as follows:
Subarea H-InstitutionaVElderly/Condominium
Permitted Uses
The following uses shall be pennitted within Subarea H: dwelling units for the occupancy
of persons 55 years or older at a maximum net density of 15 dwelling units per acre plus
ancillary activities normally associated with elderly care residences and professional office,
Village at Perimeter Center
Rezoning Text
Page 1
August 2, 1994
-
ii''''
" ---
,
or, alternatively and to the exclusion of the foregoing permitted uses, residential
condominium units at a net density not to exceed 7 units per acre, plus clubhouse, and
swimming pool.
7. "Subarea Development Standards" is amended to read as follows:
Subarea H- Institutional!Elderly /Condominiwn
Yard and Setback Requirements:
.....
1. Along Perimeter Drive, pavement setbacks shall be 30', building setback 50', except a
"..;< swimming pool and decorative walls or fencing may be located within the pavement
setback area.
8. "Subarea Development Standards" is amended to read as follows:
Subarea H- Institutional!Elderly/Condominiwn
Landscaping:
3. Buffering shall be provided bet.....eeR the iBstiwtieBal area aftd any resideBtial area te
iBelude lots aleBg Post Road. The miBimum 60' .....ide laadseaped buffer will eensist of
meendiBg t{) aft approximate height of 3' 4' aftd deeideoes/e'lergreeB landseape material
iBstalled to a surmner opacity of 75% takeR 6' abeve grade. . A landscape mound to an
approximate height of 3' to 4' shall be provided between this subarea and the multifamily
area (Subarea G) to the north. It will include deciduous/evergreen landscape material
installed to a swnmer opacity of75% taken 6' above grade.
~ttka~
Attorney for Applicant Triangle
Investment Co.
"4 37 W. Bridge Street
Dublin, Ohio 43017
"'i!i/III 614-766-0425
Village at Perimeter Center
Rezoning Text
Page 2
August 2, 1994
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Development Plan Text
The Village at Perimeter
Triangle Investment Co.
Rezoning Application # Z94-
~ August 2, 1994
."- This Development Plan is submitted for development of Subarea H in the Perimeter Center.
It is submitted in accordance with Dublin Code 1189.09(d)(3) and is further submitted
simultaneously with a proposed rezoning incorporating changes to the previously approved
composite plan for Subarea H.
A. Setback
The attached site plan graphically shows the site and proposed development, to
include building locations, footprints, access and parking areas and easements. The
setback requirements are already included in the Subarea Standards and are further shown
on the site plan. The applicant has requested a change in those standards to permit
decorative walls or fencing and a swimming pool to be located in the parking setback areas.
The building setback areas are unaffected. The location of existing fIre hydrants and light
poles make alignment with curb cuts on the opposite site of Perimeter Drive impossible so
alignments are offset 100'+ as provided in the Subarea Development Standards.
Topography is shown on the attached computer graphic from the Franklin County
Auditor. It is largely uninformative: the site is already rough graded and relatively flat.
The lot coverage requirements of the Development Standards for Subarea H are met
as follows: total building area, including parking garages, is about 87,805 square feet,
which is about 25.03% of the total area, substantially less than the 75% permitted. With
the subtraction of the garages, the 25% standard for buildings alone is easily met.
The height requirement as stated in the Subarea H Development Standards is 45'.
"...". The proposed structures are two and three bedroom condominium units which will be well
below the maximum height, as shown on the attached elevations.
ll' C. Parking and Loading
The parking and loading areas are graphically shown on the site plan. Further, each
of the 36 three bedroom units will have an attached two car garage and each of the 16 two
bedroom units will have a one car garage.
D. Waste and Refuse
To be determined
E. Storage and Equipment
There are no storage or equipment areas.
Village at Perimeter
Development Plan Text
Page 1
August 2, 1994
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F. Circulation
Roadway layouts have been previously determined and are, in fact, already built
The two access points are shown on the site plan, both to Perimeter Drive. No access is
pennitted to Wilcox Road. An 8' bikeway to Dublin specifications is shown along Wilcox
Road on the alignment required by plans furnished by the City.
G. Landscapin~
See attached landscape plan (to be furnished).
,-
H. Si~na~e and Graphics
.-
Signage and Graphics is handled in the Subarea Development Standards for the
Perimeter Center.
I. Li~htin~
The lighting along Perimeter Drive is already in place. Internal lighting will comply
with the Subarea Development Standards included in the Perimeter Center Development
Standards.
J. Fencin~
Shown on landscape plan (to be furnished)
K. Architectural
The development will consist of 52 single family residential condominium units.
Drawings showing the building elevations are attached. There will be 36 three bedroom
units and 16 two bedroom units. The three bedroom units have two car garages and the
two bedroom units one car garages.
All materials will be natural and will comply with the Subarea H Development
Standards. The units are almost totally brick with wood accents, as shown on the
drawings.
.... The brick color will be chosen from the approved Perimeter Center palate as will be
the color of the wood stain. Roof shingles will also be chosen from the approved color and
texture list
sto er T. Cline
Attorney for Applicant Triangle
Investment Co.
37 West Bridge Street
Dublin, Ohio 43017
614-766-0425
Village at Perimeter
Development Plan Text
Page 2
August 2, 1994
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DUBLIN PLANNlNG AND ZO?\'1NG CO:MMISSION
RECORD OF ACTION
September 8, 1994
AS SUBMITTED TO COUNCIL
CITY OF DrBLI~ 1P/4MFOR MEETING ON 10/1"7/'1--,/
The Planning and Zoning Commission took the following action in the application below at its
regularly scheduled meeting:
6. Rezoning Application Z94-008 - Perimeter Center - Subarea H - The Village at
Perimeter
Location: .:t8 acres located on the northwest comer of Perimeter Drive and Wilcox
Road as part of Perimeter Center.
Existing Zoning: PCD, Planned Commerce District (perimeter Center, Subarea H).
Request: PLR, Planned Low Density Residential District.
Proposed Use: Development of 52 condominium units.
Applicant: Triangle Investment Company, c/o Christopher T. Cline, 37 West Bridge
Street, Dublin, OH 43017.
MOTION: To approve this rezoning a.pplication because it contributes to the established
residential character in the area, aclmowledges the high architectural standards of
the Perimeter Center text, and meets PLR requirements, with the following twelve
conditions:
1) That the applicant install an eight-foot bikepath along the west side of Wilcox Road;
2) That the time period for reverting back to the original zoning classification in the sunset
clause be reduced from one year to six months;
3) All building materials, stains, and roof shingles be chosen from the existing Perimeter
.... Center palette, and be subject to a field match by Staff;
4) That the southernmost proposed curbcut on Perimeter Drive be relocated and aligned
with the existing curbcut into the Perimeter Veterinary Hospital;
5) That all private streets be built to current City standards, and that cross sections be
submitted, subject to review and approval of the City Engineer;
6) That a revised landscape plan including grading, be submitted that includes a 4-foot
mound along Perimeter Drive, with street trees placed 50-foot on center, and all other
requirements be subject to Staff review and approval;
7) That a parkland fee ($61,380) be paid by the applicant prior to issuance of building
permit or recording of final plat as approprfate;-
8) That the development plan include appropriate lighting plan which meets the Dublin
Lighting Guidelines and the Perimeter Center requirements.
9) That a condominium declaration be submitted for review prior to construction or filing
the fmal plat, whichever comes first;
10) . That a private water main be utilized for the development, with a master meter located
within the right-of-way of either Wilcox Road or Perimeter Drive;
Page 1 of 2
.
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~
DUBLIN PLAl\TJ\"lNG Al\"D Z01\"lNG COMMISSION
. " RECORD OF ACTION
September 8, 1994
6. Rezoning Application Z94-008 - Perimeter Center - Subarea H - The Villa2e at
Perimeter (Cont.)
11) That a final plat be provided for this development indicating the location of public and
private easements, vehicular access restrictions, no parking restrictions, and maintenance ....
responsibilities for private utilities and streets, as approved by the City Engineer; and
12) That the site plan must be approved by the fire department regarding placement of fire
hydrants and turning radii. .. ..
* Christopher Cline, representing the applicant, agr~ to the above conditions.
VOTE: 4-2.
RESULT: This rezoning application was approved.
STAFF CERTIFICATION
.....
...
Page 2 of 2
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Dublin Planning and Zoning Commission
Staff Report - September 8, 1994
Page 20
-,
CASE 6: Rezoning Application Z94-008 - Perimeter Center - Subarea H - The Village at
Perimeter
APPLICANT: Triangle Investment Company, clo Christopher T. Cline, 37 West Bridge Street,
Dublin, OH 43017.
REQUEST: To rezone eight acres located on the northwest comer of Perimeter Drive and
Wilcox Road from PCD, Planned Commerce District (perimeter Center, Subarea
H), to PLR, Planned Low Density Residential District for the construction of a
52-unit condominium project.
BACKGROUND:
The subject site is eight acres in size, and is zoned PCD as part of Perimeter Center. The
Perimeter Center zoning district is generally between Post Road to the north, U.S. 33 to the
south, and A very Road to the east. The zoning text for this district designates a total of ten
separate subareas which permit a variety of uses including a retail commercial center, several
restaurants, light manufacturing, and general office uses. The eight acre parcel in question,
Subarea H of the Perimeter Center Plan, is zoned for elderly housing at a density of 15 dwelling
units per acre. Other activities associated with elderly care residences and professional offices
are also permitted on this site.
Following a recommendation by the Planning Commission on this rezoning application, 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 is required to overturn the Planning Commission
recommendation. If approved, a Final Development Plan must be reviewed and approved by
this Commission before construction can begin.
CONSIDERATIONS:
0 The subject site is located on the northwest comer of Perimeter Drive and Wllcox Road,
.,..".. approximately 600 feet south of Post Road. It is flat and undeveloped with very little
vegetation. It is across Perimeter Drive from the office/warehouse portion of the
Perimeter Center retail development. North of the subject site is the Perimeter Lakes
apartment complex, zoned R-12, Urban Residential District. To the east across Wilcox
Road is the Metatec Corporation and' more undeveloped land which is also part of the
Perimeter Center zoning district. South of the site across Perimeter Drive is the Ohio
Central Credit Union and the Perimeter Veterinary Hospital.
0 Subarea H of Perimeter Center is characterized as a site appropriate for elderly housing
because of its location between major retail facilities and a residential environment. This
subarea has been zoned for the housing of elderly citizens in various living arrangements
such as congregate care or elderly care. The zoning classification of this subarea also
permits professional office uses.
0 The subject site has a 25-foot platted building and pavement setback along Wilcox Road,
a 25-foot bicycle and pedestrian easement is located within this area. The bikepath plan
for the area includes a path along the west side of Wllcox Road and the south side of
Perimeter Drive. Along Perimeter Drive, there is a platted building setback of 50 feet,
M' . . ....."'.',,---
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Dublin Planning and Zoning Commission
Staff Report - September 8, 1994
Page 21
and pavement setback of 30 feet. Staff believes that it is appropriate to require the
developer to install an eight-foot bikepath along Wilcox Road at this time.
0 The applicants' proposal is to build 52 condominiums on this site in one phase. This
proposal includes a community center and swimming pool to be located on the comer of
Wilcox and Perimeter Drive. The project has a total of 16 two-bedroom units measuring
1,185 sq. ft. in area, and 36 three-bedroom units measuring 1,560 sq. ft. The two-
bedroom units will have a one-car garage and the three-bedroom units will have a two-
car garage. The proposed density of this project is 6.5 dwelling units per acre.
0 The zoning text for this development includes a provision that qualifies this rezoning, ,....
referred to in the text under PLR Development Plan Contents, point O. Sunset
Provision. It states that if the following two conditions are not met within one year from
final approval of Dublin City Council, the zoning of the subject site will revert to the
previous zoning category, PCD, Perimeter Center Subarea H. The two conditions are:
1) An application is made for a building permit for some portion of the premises;
and
2) The premises have been transferred of record to the entity submitting the
application for a building permit.
0 The Law Director has reviewed this application and does not see an initial problem. He
will comment further at the meeting. Staff believes it is appropriate to reduce the time
period for meeting these two conditions from one year to six months.
0 The proposed site plan for this project has a total of 13 two-story buildings. There are
two distinct building designs, and each building contains four condominiums. The first
design contains two, two-bedroom units, and two three-be9room units. The second
design has four three-bedroom condominiums. The main exterior material will be brick,
but no type or color has yet been chosen. The building materials, stain colors, and roof
shingles are all to be chosen from the approved Perimeter Center palette. The buildings
are primarily brick, with stained cedar accents.
0 Right-of-way for both Wilcox Road and Perimeter Drive has been dedicated to the City.
Access to the site is from two curb cuts on Perimeter Drive. There' will be no vehicular
access onto Wilcox Road. The zoning text for this project states that curb cuts for this ~
project will be offset 100 feet from opposing curb cuts on the opposite side .of Perimeter
Drive. The site plan submitted shows a distance of 80.feet between the proposed curb -
cut to the south and the existing curb cut into the veterinary clinic. Staff believes that
an offset of 100 feet is insufficient and strongly recommends that the two curb cuts
should align.
0 All streets within this proposed development are to be privately owned and maintained
by the homeowners association. Private streets are acceptable to Staff, provided their
cross-sections meet the requirements of the City Engineer. This includes curb and
gutter, inverted crown pavement will not permitted.
0 A landscape plan has been submitted with this proposal that shows a four foot mound,
approximately 20 feet wide, along the north border of the site. The landscape plan
shows evergreens along the mound to help separate this project from the Perimeter Lakes
apartment complex.
0 The landscape plan for Perimeter Center includes a four-foot landscaped mound along
Perimeter Drive with street trees planted 50-foot on center. This is a requirement for
the entire length of Perimeter Drive under the existing zoning text. The landscape plan
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.' Dublin Planning and Zoning Commission
Staff Report - September 8, 1994
Page 22
- submitted for this proposal.does not include the four-foot mound. Staff believes that the
Perimeter Center landscape plan should be met with this proposal.
0 This eight-acre parcel requires the maximum parkland dedication of 25 percent of the
land area. (In this case 1.98 acres.) Because a parkland dedication on this parcel would
not link together, or enlarge an adjacent piece of parkland, the Director of Parks and
Recreation has agreed to accept a fee in-lieu of parkland dedication, of $61,380.
0 All utility lines have been installed for Perimeter Center, and are adequate to handle this
development. The developer should provide a private water main to this development,
with a master meter to the site being located within the right-of-way of either Wilcox
Road or Perimeter Drive.
..
STAFF RECOM:MENDATION:
Staff contends that this change in zoning does not represents a major change in land use for the
site. While the existing zoning category limits the residents to those 55 and older, this proposal
is aimed towards an older population, and is substantially less dense. than the existing zoning
category . Staff recommends approval of this rezoning application, subject to the following
eleven conditions:
Conditions:
1) That the applicant install an eight-foot bike path along the west side of Wilcox
Road'
,
2) That the time period for reverting back to the original zoning classification in the
sunset clause be reduced from one year to six months;
3) All building materials, stains, and roof shingles be chosen from the existing
Perimeter Center palette, and be subject to approval by the Planning Commission;
4) That the southernmost proposed curbcut on Perimeter Drive be relocated and
aligned with the existing curbcut into the Perimeter Veterinary Hospital;
5) That all private streets be built to current City standards, and that cross sections
be submitted, subject to review and approval of the City Engineer;
6) That a revised landscape plan including grading, be submitted that includes a 4-
.- foot mound along Perimeter Drive, with street trees placed 50-foot on center, and
all other requirements subject to Staff review and approval;
'~~~ 7) That a parkland fee ($61,380) be paid by the applicant prior to issuance of
building permit or recording of final plat as appropriate;
8) That the development plan include appropriate lighting plan which meets the
Dublin Lighting Guidelines and the Perimeter Center requirements.
9) That deed restrictions be submitted for review prior to construction or filing the
final plat, whichever comes first;
10) That a private water main be utilized for the development, with a master meter
located within the right-of-way of either Wilcox Road or Perimeter Drive; and
11) That a final plat be provided for this development indicating the location of public
and private easements, vemcular access restrictions, no parking restrictions, and
maintenance responsibilities for private utilities and streets, as approved by the
City Engineer.
,"--- H
liLil.n
Dublin Planning and Zoning Commission .
Staff Report - September 8, 1994
Page 23
. . Bases:
1) This proposal contributes to the residential character already established in the
area.
2) The proposed development acknowledges the high architectural standards of the
Perimeter Center peD zoning text.
3) The plan meets the requirements of the PLR, Planned Low Density Residential
District zoning category.
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Meeting Minutes - September 8, 1994
Page 10
Catherine Headlee, 40 Brand Road said he was very concerned these cases were
If they are not f y to be heard; they uld be disapproved. e felt late tabling
to citizens and anted to know early' they were to be tabl ain. The vote w follows:
Mr. F yes; Mr. Sutphen es; Mr. Zawaly, yes; s. Chinnici-Zuerch ,yes; Mr.
Fishm es; and Mr. Rauh, . (Tabled 6-0.)
6. Rezoning Application Z94-008 - Perimeter Center - Subarea H, The Village of
Perimeter ...
Tom Rubey presented this case. This is a rezoning application for 8 acres zoned PCD, Planned
Commerce District for elderly housing and office/institutional uses. The applicant is proposing
to rezone this property to a PLR, Planned Low Density Residential District for 52 multi-family
condominium units, each two stories in height. The predominate building material is brick with
stained cedar accents. A letter of support from the surrounding property owners of Perimeter
center was distributed to the Commission members.
Mr. Rubey said the building materials, stains, and roof materials must be in accordance with the
Perimeter Center materials. The Perimeter Lakes Apartments were built to those standards.
Since the writing of the Staff Report, Mr. Rubey said the applicant had met with Staff and
submitted the proposed building materials. Mr. Rubey said directly on the comer of Wilcox
Road and Perimeter Drive are the swimming pool and recreation center. He said there was a
25-foot building and pavement setback along the west side of Wilcox Road and an extension of
the pavement setback along the west side of Wilcox Road. There is also to be an extension of
the bikepath along the south side of Perimeter Loop Drive. Mr. Rubey said the brick proposed
for this development is very similar. to the brick used on the Ohio Credit Union building.
A landscape plan consistent with the Perimeter Center text has not been received by Staff from
the applicant. Staff has requested that similar mounding, street trees, evergreen plant materials,
etc. used throughout Perimeter Center be included in the revised landscape plans and the ~,
applicant has agreed to comply.
Mr. Rubey said there were two separate designs for each of the buildings. All buildings have "I...'
a total of four units. One building will be designed with two, three bedroom and two attached
garages with the other design having a building with two, three bedroom apartments and two,
two bedroom apartments.
A fee in lieu of parkland dedication is $61,380.
Staff is recommending approval of this application with the following eleven conditions:
1) That the applicant install an eight-foot bikepath along the west side of Wilcox Road;
2) That the time period for reverting back to the original zoning classification in the sunset
clause be reduced from one year to six months;
3) All building materials, stains, and roof shingles be chosen from the existing Perimeter
Center palette, and be subject to approval by the Planning Commission;
_.
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Dubl:in Planning and Zoning Commission
Meeting Minutes - September 8, 1994
Page 11
4) That the southernmost proposed curbcut on Perimeter Drive be relocated and aligned
with the existing curbcut futo the Perimeter Veterinary Hospital;
5) That all private streets be built to current City standards, and that cross sections be
submitted, subject to review and approval of the City Engineer;
6) That a revised landscape plan including grading, be submitted that includes a 4-foot
mound along Perimeter Drive, with street trees placed 50-foot on center, and all other
requirements subject to Staff review and approval;
7) That a parkland fee ($61,380) be paid by the applicant prior to issuance of building
permit or recording of final plat as appropriate;
8) That the development plan include appropriate lighting plan which meets the Dublin
Lighting Guidelines and the Perimeter Center requirements.
9) That deed restrictions be submitted for review prior to construction or filing the final
plat, whichever comes first;
10) That a private water main be utilized for the d.evelopment, with a master meter located
within the right-of-way of either Wilcox Road or Perimeter Drive; and
11) That a final plat be provided for this development indicating the location of public and
private easements, vehicular access restrictions, no parking restrictions, and maintenance
responsibilities for private utilities and streets, as approved by the City Engineer.
Mitch Banchefsky explained Condition #2. He said the applicants did not want to lose the
existing zoning for elderly housing in the event that their pending transaction did not close. The
City has no objection to doing that. The applicant has requested one year which he felt was too
long, and Mr. Cline agreed to six months.
Mr. Rubey said the site plan submitted by the applicant showed two access points, one +80 feet
short of the access point to the Credit Union. Staff has requested to have these curb cuts aligned
which will require removal of a fire hydrant. The applicant has agreed.
Chris Cline, Attorney at Law, 37 West Bridge Street, Dublin, OH, representing the applicant
agreed to the above conditions.
Mr. Cline asked about the requirement of providing curbs and gutters for the interior of the
project. He felt it spoiled the architectural, warm feeling inside the project. He said they would
do curbs at the entrances, and do all the interior drives to the appropriate standard.
Randy Bowman said because the streets were private and will have a lot of parking driveways
off of these streets, the recommendation is curbs along the edges of the streets, not necessarily
curb and gutters. He was not certain that an extra two feet of concrete would be a gain for the
City. This is consistent with other Dublin developments. -
Mr. Sutphen asked about spacing between the fire hydrants inside the private development. Mr.
Bowman said Washington Township Fire Department would review the spacing. Mr. Cline will
meet with the fire department prior to the site development.
Mr. Fishman was concerned about a later conversion to public streets without curbs and gutters.
Mr. Bowman said the Code that explains the process of converting a street from private to
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Dublin Planning and Zoning Commission },
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Meeting Minutes - September 8, 1994
Page 12
public. He felt a street without curb and gutter, etc. Staff may recommend to disapproval to
Council regarding conversion. .
Mr. Zawaly asked for similar curb only. Mr. Bowman answered: Sycamore Ridge and Brighton
Village. Mr. Cline said he had a problem with curbs. Village of Tuttle Crossing in Dublin
has no curbs. There is an aesthetic as well as a financial reason. Mr. Cline did not think the
City would ever own these interior streets.
Mr. Sutphen pointed out that Carnoustie Court had been made public. ,p""
Balbir Kindra recommended that curbs be included in any development on any street, private
or public. The curb only design is a compromise which was not as good as curb and gutter
streets.
Mr. Fishman said if approved, it would be with curbs, unless something different could be
worked out between the City Engineer and the developer. Mr. Cline said it was not presently
a condition of approval and that it could be worked out later. Mr. Rubey agreed.
Mr. Cline said Condition #9 mentioned deed restrictions and that in a condominium development
there were none, they were included in a condominium declaration. This area is already platted
for Perimeter Center and they had no legal power to do another plat.
Mr. Rubey said the information requested on the plat was the location of the private utilities,
easements, the no parking restrictions, and the maintenance responsibilities. Mr. Cline said he
would provide the condominium declaration, but not a new plat.
Mr. Sutphen asked that a condition be added that the fire hydrant placement be determined by
the fire department. Mr. Cline agreed.
Mr. Rauh asked if calculations had been done on lot coverage. Mr. Cline said it had been
included in the zoning text. ...
Mr. Rauh asked if the turning radii had been approved by the fire department. Mr. Cline said ~
not yet. Mr. Rauh said it was a maze with inadequate greenspace and felt two buildings should
be removed. Mr. Cline said that was not possible economically.
Mr. Cline showed the Commission the building materials. The brick was General Shale, a real
brick, the shingles were GAF Timberline, Weathered Grey, and the stain color, Wedgewood
Brown. The doors will be Shutter Green, a standard color.
Ms. Clarke asked if the brick was currently used in Perimeter Center. Mr. Cline said no, but
it was similar to the Jumbo Rosewood Brick um
Ms. Clarke said the approved material boards did not really apply to this site. She said other
applicants were requested to many anyone of the seven or eight kinds of brick in use in
Perimeter Center. She was willing to field match the proposed brick color with that existing.
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.' Dublin Planning and Zoning Commission
Meeting Minutes - September 8, 1994
Page 13
Mr. Cline said bricks .from diffenmt manufacturers ensure a good price.
Mr. Fishman suggested that the brick be subject to Staff's approval. Mr. Cline agreed.
Mr. Cline said the required park land was 1.9 acres. Mr. Fishman thought it would be better
for the applicant to keep the money and put in a park. Mr. Cline said the project would not
work that way. Ms. Clarke said the 1.9 acres would not be in line with the park goals
established over a period of years. When parkland is accepted, it is positive for the community,
but perpetual maintenance is also included. The labor cost on small parks is extremely high.
Mr. Fishman asked if it could be a private park. Ms. Clarke said that was an available
possibility in the Code. Mr. Cline said if one building was lost, the project would not work.
He also said that the condominiums should not attract children, because they are too expensive
for families in terms of space. It is an empty-nester community.
Mr. Cline said the square footage of the three-bedroom unit was 1,560 and the two-bedroom,
1,185. He said a large part the footprint was the attached garage.
Mr. Fishman asked if the development met all the landscape requirements. Mr. Rubey said
additional landscaping along Perimeter Drive was needed, but the other requirements had been
met. Mr. Cline agreed to the additional landscaping.
Mr. Sutphen made the motion to approve to approve this rezoning application because it
contributes to the established residential character in the area, acknowledges the high
architectural standards of the Perimeter Center text, and meets PLR requirements, with the
following twelve conditions:
1) That the applicant install an eight-foot bikepath along the west side of Wilcox Road;
2) That the time period for reverting back to the original zoning classification in the sunset
clause be reduced from one year to six months;
~~, 3) All building materials, stains, and roof shingles be chosen from the existing Perimeter
Center palette, and be subject to a field match by Staff;
4) That the southernmost proposed curbcut on Perimeter Drive be relocated and aligned
with the existing curbcut into the Perimeter Veterinary Hospital;
5) That all private streets be built to current City standards, and that cross sections be
submitted, subject to review and approval of the City Engineer;
6) That a revised landscape plan including grading, be submitted that includes a 4-foot
mound along Perimeter Drive, with street trees placed 50-foot on center, and all other
requirements be subject to Staff review and approval;
7) That a parkland fee ($61,380) be paid by the applicant prior to issuance of building
permit or recording of final plat as appropriate;
8) That the development plan include appropriate lighting plan which meets ~ Dublin
Lighting Guidelines and the Perimeter Center requirements.
9) That a condominium declaration be submitted for review prior to construction or filing
the final plat, whichever comes first;
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Dublin Planning and Zoning Commission
Meeting Minutes - September 8, 1994
Page 14
10) That a private water main be utilized for the development, with a master meter located
within the right-of-way of either Wilcox Road or Perimeter Drive;
11) That a final plat be provided for this development indicating the location of public and
private easements, vehicular access restrictions, no parking restrictions, and maintenance
responsibilities for private utilities and streets, as approved by the City Engineer; and
12) That the site plan must be approved by the fire department regarding placement of fire
hydrants and turning radii.
Mr. Cline agreed to the above conditions as amended.
,tfI!II*'
Ms. Chinnici-Zuercher seconded the motion and the vote was as follows: Mr. Ferrara, yes; Mr.
Zawaly, no; Ms. Chinnici-Zuercher, yes; Mr. Sutphen, yes; Mr. Fishman, yes; and Mr. Rauh,
no. (Approved 4-2.)
7. Fmal Development Ian - Sycamore Ridge
Vince Papsidero presen this case. It is a final development ~ for Sycamore Ridge, rezoned
earlier this year under e PUD, Planned, Unit Development strict for 270 multi-family units.
It has 120 garden ap ents and 150 townhouse units alo with 3.5 acres of parkland. It is
+ 30 acres in two cts located on the north and south s' of Tuller Ridge Drive.
Mr. Papsidero d a substantial tree line is located al g the southern property line of th
which will be rotected during construction. The ~ row located in the southwestern rtion
of the site be removed as part of the construc n. Staff has asked that a cross- tion of
the trunk landmark trees be saved as part 0 e Kiwanis landmark tree pro . Light
trespas om the driving range has been fiel checked by Staff. It is believed at adding
addi . al evergreens to the tree row and a vacy fence would reduce the ligh ssue. Mr.
Pa dero said there would be a series of ee different buildings. He said th pplicant had
c ged the wet pond at the entrance to a dscaped area. The City Engineer i equesting that
two of the eight curbcuts be deleted. ikepath along the northern side of ller Ridge has ..
been previously approved, but this P indicates it on the southern side. . s needs to be
corrected. _L_
outside a 2o-foot no-build zone to h protect the tree line.
The traffic aisles within the de opment are all private streets. The ity Engineer has asked
-section of the streets. An inve crown cross-section was
proposed. Someare355n are being proposed, with 128 evergr s to augment the tree line.
A revised landscape plan . necessary to meet Code screening b een uses.
Mr. Papsidero said st e and vinyl materials are proposed. the end elevation, the only
masonry was on the o chimneys and the protruding porti of the- front elevation. Staff is
recommending tha rick is used instead of stone. Pr us preliminary development plan
submittal showed rick and/or stone. Based upon the ilding patterns in the area such as
Dublin Village enter, adjacent office and uses to e north and south, and the project
architecture brick is a more appropriate feature than stone on these elevations.
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r ~~u~es of Meeting, June 9, 1988
Planning and Zoning Commission
Page 6
Mr. Amorose moved pproval of this rezoning cation with the follo~~ng
conditions:
1. to be determined prior to Council;
2. the tree preservation plan time of Final Developmen
-
3. Entry fe ture design and street tree s cing and species to be coo
dscape Planner at Final Deve pment Plan.
4. Stre t tree planting to be done ac or ding to the Landscape Ord" ance as
am ded to include nursery gro~~ rees.
""""",,
einer seconded the motion and he vote was as follows: yes;
Ms Rausch, yes, but noted that e is unhappy about conditi #4; Mr. Jezerinac,
s, also noted that he is not "n agreement with condition ~; Mr. Amorose, yes;
r. Geese, yes; Mr. Reiner, y ; Mr. Grace, yes.
* 3. Rezoning Application 287-010 - Perimeter Mall
Ms. Clarke showed the Commission slides of the subject area. In doing so she pointed
out areas that were proposed for various land uses; R-1 residential and offices uses
along Post Road; office, laboratory and research uses in the eastern interior portion;
and commercial, multi-family and institutional uses on the western half.
She told Commission both interior roadways over to Wilcox Road would be completed as
part of the first phase of development. Staff has been working with two traffic
engineers on the traffic concerns of this application.
Land Use - Freeway Frontage - uses to be suburban office and office, laboratory and
re~earch limited to buildings of two stories in height or more.
The main commercial area will be on 35 acres within the proposed roads. Sub Area E
along Avery Road contains most of the commercial outlots. Most of the zoning text
is devoted to wording that is to standardize architecture on the lots to accomplish
a consistent residential look; to soften the entry along Avery Road. The eastern
- Post Road frontage will have SO and OLR uses only. The western portion will have
single family. Area C has the most variety of designated uses including SO, OLR
and some Industrial use.
Ms. Clarke then highlighted some recent text changes. Changes were made to increase
a bike path commitment and also to make the text consistent with the submitted plans.
Ms. Clarke also pointed out that the plan also'addresses pedestrian circulation by
including sidewalks.
Overall the zoning accomplishes many goals:
1. It proposes compatible land uses; gets rid of industrial uses.
2. It greatly reduces traffic on Post Road.
3. The plan provides a consistent landscape buffer along Post Road to be tnstalled
with the development.
4. It fulfills the thoroughfare plan by building two-thirds of the proposed east/
west road between Avery and Coffman.
5. Applicant has agreed to work with Dublin in accomplishing needed capital improve-
ments on Avery Road. Staff recommends that Dublin and the developer agree on a
plan that builds the road in a final form. Rezoning Application
Z94-008
Perimeter Center Subarea H
The Village at Perimeter
Historv
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Minutes of Meeting, June 9, 1988 ~ <..- ~~
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Planning and Zoning Commission I
Page 7
Ms. Clarke advised the Commission that the new PCD zoning district was unlike the
PUD in that it does not afford the same latitude in reviewing final development
plans. If there are to be provisions that are appropriate they, should be included
as part of the rezoning.
Staff recommends approval with the follo~~ng conditions:
1. That the developers resolve transportation issues prior to zoning, including
agreement to dedicate right-of-way, timing of roads, cooperation with bikeway
extension over U.S. 33, funding of an agreement upon improvements.
2. That architecture of retail component will be unified and coordinated ~~th the ",.
out parcels.
3. That all necessary correcti~ns be made to text and plans prior to Council,
including additional information on multi-family area.
4. That timing is determined for landscaped buffers, and landscape materials are
coordinated between projects and with Dublin's Landscape Planner at Final
Development Plan.
Mr. Bowman then addressed the Commission.
Staff has been working closely with two traffic engineers over the last month, and
have considered several alternatives to the street system in making the project work.
The major assumptions/constraints are:
1. The uses proposed are much safer than the Limited Industrial uses that are now
permitted on the site.
2. The area is already developing and in need of a completed roadway system.
3. All plans were to de-emphasize Post Road.
After having gotten into the studies, staff found that: -
1. Given the high peak volumes - primarily due to the proposed office traffic -
there has to be two access points onto Avery Road (Post has already been
eliminated).
2. Modifications will have to be made to the existing Avery Road interchange.
3. The I-270/U.S. 33 ramp is approaching capacity.
--
Alternatives suggested:
1. Bending Avery Road into the site, hooking on Muirfield Drive. ~,,-
2. Traffic circles.
3. Service roads.
4. A second interchange on Perimeter Drive.
At an earlier meeting with the P & Z subcommittee, Staff was asked to explore this
interchange alternative. On the face, the proposal looks inviting; however, Staff
does not recommend this a1 ternati ve because of the following reasons:
1. Its cost far outweighs its benefits.
2. It requires the Avery, Ro.ad Interchange to be completed at more expense.
3. It is simply too close to the Avery Interchange to eliminate weaving problems
and other traffic conflicts.
4. The interchange transfers the potential problem to Perimeter Drive which in
the long run may have a greater traffic volume than Avery Road.
5. It represents an additional pedestrian and visual barrier.
Rezoning Application
Z94-008
Perimeter Center Subarea H
The Village at Perimeter
'Rictorv 11M
~,;, ;">;1' ~-"'_"_-'''_'_-'-';''---'~--~~'~='~~~''_';~=''''''~'~'-"--'- I
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. ~es of Meet1ng, June 9, 1988
.anning and Zoning Commission
Page 8
If Dublin is to be ~xtravagant ,,'i th its roadway dollars at all, staff would strongly
recommend that the City work .toward providing new outlets over the limited access
barriers.
The study done by Wilbur Smith and Associates indicates that an extension of Coffman
Road over U.S. 33 down to the proposed interchange of Tuttle would draw as much
as 35 percent of traffic from 1-270. This proposal achieves two things: 1) it
draws traffic from Avery Road; and 2) it helps relieve congestion at Frantz Road
and the 1-270 interchange. Staff strongly recommends that this overpass be con-
structed and will strongly pursue this recommendation with Council.
As to the growth of Dublin beyond the present corporate limits in the north, Staff
believes that:
1. The O'Shaughnessy Bridge becomes more important.
2. A roadway system as an alternative to Muir~ield Drive must be planned and
implemented to direct traffic away from our existing access points and to
new access routes or underutilized access areas:
-Hyland Croy and the Post interchange for example.
-New interchange on U.S. 33 west and north of Dublin.
-More bridges over the Scioto north of Glick Road.
To summarize, Staff believes that:
1. The roadway system in this application has been vastly improved since the
Commission last saw it.
2. The new traffic improvements that we will deal with as part of the Riverside
Hospital application improve the traffic flow of this application.
3. This solution is adequate and practical in the sense that effective, long-term
improvements to the Avery interchange to U.S. 33 can be implemented when needed
or budgeted.
4. Dublin must pursue the Coffman extension.
5. Developer commitments to improve Avery Road should be sufficient for a number
of years enabling Dublin to prepare the long-term improvements.
Mr. Grace then asked Mr. Bowman to' summarize-the various traffic alternatives that
were studied. Mr. Bo"~anexplained the alternatives as follows:
1. A new concept of rerouting Avery Road so that it intersects with Perimeter
Drive. This greatly helps the large afternoon peak traffic volume. This
alternative was found to be overly committal if the assumptions are wrong.
Staff decided to keep to the existing roadway.
2. A three-tiered loop for the afternoon peak.
3. A series of traffic circles around Avery Road.
4. A service road concept.
5. A full-blown replica of the Avery Road/U.S. 33 interchange. This
alternative would require 28 acres with improvement costs above five (5)
million dollars plus land costs. There still would be signals on Perimeter
Drive. Mr. Bowman said that he did not know how effective the solution would
be; however, the interchange would be of poor visual quality as an entrance
into this area of Dublin.
Rezoning Application
Z94-008
Perimeter Center Subarea H
The Village at Perimeter
History
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Minutes of Meeting, June 9, 1988 .;.
.
Planning and Zoning Commission
Page 9
Mr. Grace asked Mr. Bowman to. compare the Staff recommended plan with the inter-
change alternative. Mr. Bo~~an said that the recommended plan has an access to
the Riverside Hospital site directly across the northern Avery interchange ramp.
This ~~ll eliminate left turns into Riverside Hospital at the first northbound
signal from the interchange.
-
By an area analysis of traffic, Coffman Road extension over U.S. 33 eliminates
the need for so many lanes on Avery Road. If Avery Road were constructed with
the additional lanes under the assumption that the Coffman Road extension would
not be built, and then ~he exte~sion were later made; the additional lanes
on Avery Road would yield a higher service level. .A".'
The commitments within the limited access must be made as part of the Riverside
Hospital application, not the Perimeter rezoning. This does not preclude longer
term improvements to the Avery interchange.
Mr. Jezerinac asked Mr. Bo~~an if he knew what the service level of the inter-
change proposal was. Mr. Bo~~an did not knew.
Mr. Jezerinac asked Mr. Bowman to describe level of service E. Mr. Bowman said
that the road would be at full capacity.
In a discussion of accepted design levels, Mr. Jezerinac mentioned a conversation
he had with an engineer from Barton Ashman,' wherein he was told that Barton Ashman
designs to service level C without being conservative or overly expensive. Mr.
Jezerinac said that service level E was failure, the lowest possible service level,
and asked if this is what we want for our community? Mr. Bowman explained that the
situation was a function of land use, not traffic design. These proposed uses
generate a lot of traffic; we cannot make the streets overly large or cumbersome to
handle peak times.
Mr. Grace asked what 'Would bring the streets to level of.service C. Mr.
Bowman said that there was no practical traffic solution to bring it to level C.
Only a change in land use would reduce traffic congestion.
Mr. Reiner asked if staff had asked the traffic engineer to . design. ,to a higher ~
service level. Mr. Bowman said that noother.concepts seemed practical. The
high afternoon peak did not justify any additions for the 23 hours that the road ~
will work at service level E or better.
Mr. Reiner expressed concern that ~he Coffman extension may someday be congested
and of little use in moving traffic from Avery Road. Mr. Bowman said that he was
hopeful that the merger with Washington Township would give Dublin the ability to
plan and control land uses.
Ms. Rausch said that she was still concerned about growth in Union County and to
the north, causing added congestion.
Mr. Harrison Smith spoke on behalf of the applicants, saying that the facts of the
zoning are as follows:
1. The property is zoned. This application represents an upzoning, moving from the
bottom up. (reference to pyramid zoning concept)
2. The commercial zoning request reduces the peak traffic impact. Retail does not
affect the traffic movements in the morning. Rezoning Application
z94-008
Perimeter Center Subarea H
The Village at Perimeter
Rldnrv .
Minutes of Meeting, June 9, 1988
I ,'J'lanning and Zoning Commission
\
Page 10
. Mr. Smith compared the subject site to the Sawmill Road area. The intense
traffic area on Sa~~ill is f~ve times the size of the subject site and 16 times
the size of the commercial area alone. He then made a comparison with the Lane
Avenue Shopping Center. Lane Avenue, like Perimeter, is similar in that it is
the disposable income in the area that makes it attractive, not so much the number
of people. Mr. Smith described what he believed t~ be the traffic situation at
Lane Avenue versus the Perimeter proposal. He said that Perimeter is not a
catastrophe, but an opportunity waiting to happen.
With reference to architecture, Mr. Smith said that since the applicants could
<... not articulate the proposed architecture in a text, they then agreed to give the
Commission full review power.
Mr. Smith detailed recent changes to the text as follows:
1. Page 3, paragraph 3 - loop roads constructed as part of initial phase.
Changes were made to create more storage ~nd to permit more traffic to get
in.
2. Commitment to construct bike path when required.
3. Landscape buffer to be developed.
4. Change property owners name in the text to be the same as on the maps.
5. Clarification on exact function and placement of signage for out parcels.
Mr. Smith then read the revised portion of the text dealing with architectural
review. He added that the applicant proposes that the Planning Commission be
granted the right to determine what the non-commercial appearance in certain areas
will eventually be.
Mr. Smith then returned to the traffic discussion by referring specifically to
the Perimeter interchange alternative. He said that it would require a seven-
lane bridge over Avery Road and eight lanes on Avery Road. The cost would be
five to six million dollars, not including land costs. The major disadvantage
of the interchange is that all the traffic must use the ramp. In the A.M., all
400 acres including the hospital site must use the same ramp; an accident would
cause a complete breakdown because there is no other way in. In the P.M., the
problem would be even worse; all traffic must use the same ramp out. Mr. Smith
~ then showed renderings of what the interchange proposal would look like versus
the non-interchange alternative. There was a lengthy discussion of traffic over
the same issues and points made previously.
Mr. Mark Magalotti of Wilbur Smith and Associates then introduced himself and
explained that he had been hired by Riverside Hospital .to prepare a traffic report.
Mr. Magalotti discussed traffic service levels. He told the Commission that the
definition of level of service has changed over the last couple of years. Refer-
ring to the Appendix of a report completed for the hospital, he said that the
level of service for signalized intersections is defined in terms of delay.
Level of service A - describes operations with very low delay, less than 5 seconds
per vehicle.
Level of service B - 5 to 15 seconds per vehicle.
Level of service C - 15 to 25 seconds per vehicle.
Level of service D - 25 to 40 seconds per vehicle.
Level of service E - 40 to 60 seconds delay per vehicle.
Level of service F - over 60 seconds delay per vehicle.
Mr. Magalotti described level of service E at 40 to 60 seconds delay as being less
than one cycle length of a traffic signal. He said this was acceptable by most
state departments of transportation, major cities and local communities.
Rezoning Application
Z94-008
Perimeter Center Subarea H
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Minutes of Meeting, June 9, 1988 . . \
Planning and Zoning Commission J
Page 11
c-... Mr. Magalotti explained that the old version of the highway manual calculated level
of service on a volume to capacity relationship. Level of service C in the old
report is comparable to level of service E in the new manual. His report recommends
a design that achieves level of service E at the signalized intersections. It will
produce average delays of one cycle length of the signal which is considered to be
acceptable.
Mr. Magalotti then explained how the Coffman Road extension could provide an
additional level of service on Avery Road. In response to a question by Mr. Grace,
he explained the improvements to Avery Road that were recommended in his report.
,,,,-
Mr. Jezerinac questioned the validity of the traffic projections made in the Wilbur
Smith report.
Mr. Reiner asked if cars would back up all the way down the Avery Road ramp onto
U.S. 33/S.R. 16l. Mr. Magalotti replied that. the ramp would have new lanes to
help queuing. Also a free-flow, right-turn lane would reduce stacking.
Hs. Rausch asked about Dublin's ab.l1ity to implement alternatives if the worst-
case situation arose. Hr. Hagalotti said that an at-grade traffic solution has
an advantage over a grade-separated proposal in that the Edwards rezoning at Tuttle
Road already committed the first section of the Coffman Road extension. The
traffic capacity from the west to Tuttle Road is great.
,
Mr. Smith then told the Commission that he estimates the cost of needed initial
improvements to Avery Road at nearly one million dollars. Although he could not
commit to a dollar figure now, he said that if the City were able to supply
materials that the developers would do as much as they can. A private improvement
contract would make the money go much farther and would get results more quickly.
Mr. Smith agreed that he wouid not complete the zoning until they have actually
entered into an agreement with the City on the cost of the improvements.
Jim Stoycheff, a Dublin resident, questioned the applicant's willingness to pay
the cost of improvements to the roadway system. He also cited an impact fee study
done by the law firm of Siemen, Tarson and Purdy, that would require a 1,000 room I/II!fII1hc
hotel to pay $914,000 in traffic impact fees. He said more must be done for Dublin.
Mr. Smith reaffirmed his commitment to enter into an agreement with Dublin covering ..,.
the cost of Avery Road improvements. Dublin may say they are not going to contri-
bute, so our decision will be payor go away. Mr. Smith also pledged his help and
the help of his clients in approaching the State of Ohio to work toward solving
the problem.
Mr. Chris Cline of the Post Road Resident~ Association; Ms. Kathy Erickson of the
Hemingway Residents' Association;Hs. Karen Zent;trustee of the Indian Run Meadow
Residents' Association; all spoke favorably of the proposed rezoning.
Mr. Bob Foley of White Consolidated Industries urged approval so the roads could
be completed.
Mr. Bill Riat, on behalf of Ne~~o~~e and Sullivan, Gray, Riat Architects, told the
Commission that they are committed to do a good job on the multi-family portion of
the site.
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Jeff Wilkens of Discovery Systems spoke in favor of the rezoning. Rezoning Application
Z94-008
Perimeter Center Subarea H
The Village at Perimeter /iIII,
u:.....ft_.
It '.
Minutes of Meeting, June 9, 1988
, ; ~lanning and Zoning Commission
Page 12
Mr. Steve Rick, director of Construction and Real Estate of Big Bear Stores, said
his firm is a potential tenant in Perimeter Mall.
Vince Rakestraw, a Dublin resident, asked the Commission to approve the rezoning
while the economy is still good.
Mr. Robert Albright, attorney representing Charles Snyder, an adjoining property
owner, spoke in favor and informed the Commission that Mr. Snyder will develop
an L.I. use on his land.
Ms. Barbara Maurer, City Council member and Chairman of the Land Use Committee,
informed the Commission that the Coffman extension is on the approved Capital
Improvements Program. She also cited a list of Limited Industrial uses that
are now permitted on the site.
Mr. Berlin moved to approve the application w;th the following conditions:
1. That the developers resolve transportation issues prior to zoning, including
agreement to dedicate right-of-way, timing of roads, cooperation with bikeway
extension over U.S. 33, funding of an agreement upon improvements.
2. That architecture of retail component will be unified and coordinated ~~th the
out parcels.
3. That all necessary corrections be made to text and plans prior to Council,
including additional information on mul~i-family area.
4. That timing is determined for landscaped buffers, and landscape materials are
coordinated between projects and with Dublin's Landscape Planner at Final
Development Plan.
Mr. Amorose seconded the motion and the vote was as follows: Mr. Grace, yes;
Mr. Reiner, no; Ms. Rausch, yes; Mr. Jezerinac, no, and noted ~)he is not convinced
that E is the appropriate service level--it should be C, 2) he is not convinced the
reports are accurate, and 3) the Coffman Road extension is needed although it is
not part of this proposal; Mr. Berlin, yes; Mr. Amorose, yes; Mr. Geese, abstain
due to conflict.
-,- Mr. Jezerinac stated that Commission has a rule about not starting another case
after 11:00 p.m. and made a motion to adjourn the meeting. Ms. Rausch seconded
the motion and the vote was as follows: Mr. Amorose, no; Mr. Jezerinac, yes;
-if Mr. Berlin, no; Ms. rausch, yes; Mr. Geese, no; Mr. Reiner, no; Mr. Grace, no.
The motion being denied, the chairman called for a five minute recess.
4. District - Dublin Village Center (Entra e
Identification/Signs)
ollowing information:
o entry identification points w e discussed. Location "A" will sign
'hich bears the copy "Dublin Vil age Center" to be located just f the Bank
One site. Location "B" will b the creation of a median at Eede ated Boulevard
and Sawmill Road and construe on of a clock tower. Ms. Clar showed the
Commission signs that have en approved for AMC Theater an another Dublin
Village Center sign locate in front of the Huntington Ban site.
Rezoning Application
Z94-008
Perimeter Center Subarea H
The Village at Perimeter
History
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RECORD OF PROCEEDINGS
.\l illutes of D"hlin Cit"y Cn"n"1..l J'(". Meetill~
National Graphlea Corp., Colr., O. Form Ko. Ion ~
Helel. .......~ep~e!ll~e~. 6... 19j11L. .. . u .............. -.... .... .... ....................- 19. ...
Page Ten
Ordinance No. 03-88 - Change of Zoning on 284.S8'.'Acres on Southeast Side
of Post Road and Avery Road; North of U.S. 33/S.R; 161. 2700 Feet Vest
- of Coffman Road. Previously Tabled.
Hr. Rozanski moved to take the Ordinance off of the table.
mr. Jankowski seconded the motion. lflii"""
Vote on the motion - Hr. Sutphen, yes; Hs. Haurer, no; Hr. Amorose, yes;
Hr. Jankowski, yes; Hr. Strip, yes; Hr. Rozanski, yes; Hayor Close, yes.
Hr. Smith reported that there had been an agreement negotiated concerning
the arrangement of the improvement of Avery Road.
Chief Bostic expressed his concern~ regarding the difficulty of accessing
fire and emergency equipment were Post Road to be cuI de sacd.
Ms. Clarke said that there was nothing in this particular plan that would
require the closing of Post Road, that the design of the center gives the
City the opportunity close off Post Road if, at a later date, that would
be something that the community would desire.
Hr. Cline reported that what the Post Road Civic Association had said
repeatedly in discussions was that Post Road will not be closed and until
adequate access for the Fire Department is provided.
It was also pointed out that it will be the City who will make the
decision to close Post Road.
Chief Bostic asked that he keep informed regarding the decision of whether
or not to close Post Road.
-- Following discussion and a request made by Hs. Clarke, Hr. Jankowski moved
to delete the following on page three, "The landscape buffer along the
south side of Post Road shall be installed in its entirety from.Avery
Road to Wilcox Road with the beginning of construction on-Subarea G, H, F
or the construction of perimeter drive from Avery to Wilcox. The landscap
buffer from Wilcox Road to Metro North Business Park will be installed in
its entirety with beginning of additional construction in Subarea B, C
or D or the completion of Perimeter Drive from Wilcox Road to Metro North
Business Park", insertion of the underlined section on page 9, as well
as the addendum regarding the paving of the roadway, etc. prepared by
Hr. Smith, making sure that the Clerk gets the conforming documents. I/I!rftI,
Mr. Strip seconded the motion.
Vote - Hr. Sutphen, yes; Ms. Maurer, yes; Mr. Amorose, yes; Mr. Jankowski, ~'
yes; Mr. Strip, yes; Hr. Rozanski, yes; Hayor Close, yes.
Mr. Hale, responding to a concern from a Post Road resident, Mr. Shoemaker
said that following administrative action by Council that they are
willing to do pay for and do the necessary work required to close off
Post Road.
Mayor Close commented that he would prefer to see Post Road closed as
long as there would be adequate access to safety vehicles.
Hr. Rozanski agreed.
Mr. Bowman commented that there are residents along Tara Hill Drive w~o
- would prefer that Post Road not be closed, believing that by closing Post
Road there will be more traffic on Tara Hill. n'
Mr. Cline said that the main reason they would like to see Post Road
closed is not because of the traffic but that as long as the intersection
at Post Road and Avery Road remains that the demarcation between
residential and non-residential development would be destroyed.
Vote on the Ordinance - Mayor Close, yes; Mr. Rozanski, yes; Mr. Strip,
yes; Mr. Jankowski, yes; Mr. Amorose, yes; Ms. Maurer, yes; Mr. Sutphen,
yes.
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RECORD OF PROCEEDINGS
Mi t f Dublin City Council Meeting Page 7
nu es 0
Hel August 15. 1994 19
Mayor Campbell asked if the opening date is s set for the end of 1995, and Mr. Foegler
responded that they are still on schedule to open at time.
Mr. Zawaly added that the date of the groun
being worked out.
Mr. Kranstuber moved to waive the thr -time reading rule and treat this as emergency
',~, Mrs. King seconded the motion. /
Vote on the motion - Mr. Strip, ye l..frs. King, yes; Mr. Zawaly, yes; Mrs. Bo g, yes; Mr.
Kranstuber, yes; Mayor Campbell, ,~s.
,", Vote on the ordinance - Mr. Stri t,yes; Mrs. Boring, yes; Mr. Zawaly, yes; M King, yes; Mr.
Kranstuber, yes; Mayor Campb ,t"; yes.
/
Ordinance No. 75-94 - An "inance Amending the Annual Appropriaf' Ordinance for the
FIScal Year Ending Dece er 31, 1994, and Dl'Claring an Emergency First Reading)
Mr. Zawaly introduced t i 'ordinance.
/
Mr. Foegler stated th , 'the I & I reduction program emphasis will be shifted from the public
parts of the system the private pans of the system. Staff ha een working with the Service
Committee to desi this program. The request with this legisl n is to reallocate ponions of the
sewer fund in ac rdance with the outline of the program for r val of I & I from the private parts
of the system. e key point is that there will be no increase' costs with this program; dollars will
simply be rea cated that had been established for capital airs to the public part of the system.
commented that they will continue to wor osely with the Service Committee on the
e program. and updates will be provided Council.
. Zawaly moved to waive the three-time
gislation.
ayor Campbell added that the reason Ii ..
requirements.
Mr. Kranstuber seconded the motion.
Vote on the motion - Mr. Strip, yes; rs. King, yes; Mr. Zawaly, yes; Mrs. Bori , yes; Mayor
Campbell, yes, Mr. Kranstuber, y
... Vote on the ordinance - Mrs. Kin yes; Mrs. Boring, yes; Mr. Kranstuber, yes;
Mr. Strip, yes; Mayor Campbe yes. I
Ordinance No. 76-94 - An dinance Authorizing an Advance from the enernl Funds to the
Safety Solutions Tax In ent Financing Fund, Appropriating Fu s, and Declaring an
Emergency. (First Rea g) Ii
Mr. Kranstuber intro the ordinance.
Mr. Foegler stat at the City had done a TlF in conjunction w' the development of Safety Ii
Solutions, and ional improvements are now necessary from w t was earlier anticipated. It is ,J
I:
stUl fully co nt with the five-year payback provision represe ed to the school district. Staff I
recommend t Council approve the additional appropriation.
oved to waive the three-time reading rule and tr t this as emergency legislation.
tuber seconded the motion.
the motion - Mr. Zawaly, yes; Mrs. King. yes; rs. Boring, yes; Mr. Kranstuber, yes;
May Campbell, yes; Mr; Strip, yes.
Vo on the ordinance - Mrs. King, yes; Mr. Kranstuber yes; Mr. Strip, yes; Mayor Campbell, yes; -
. Boring, yes; Mr. Zawaly, yes.
Ordinance No. 77-94 - An Ordinance Providing for a Change of Zoning or 7.920 Acres or Land
Located on the Northwest Corner or Perimeter Drive and Wilcox Road from: PCD, Planned
Commerce District to: PLR, Planned Low Density Residential District. (Perimeter Center
Subarea H) (First Reading) (Applicant: Christopher T. Cline, representing Triangle Investment
Co., 37 W. Bridge Street, Dublin. OH 43017)
Mr. Kranstuber introduced the ordinance and moved that it be referred to Planning and Zoning
Commission for their review.
Mrs. Boring seconded the mOlion. I
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.- RECORD OF PROCEEDINGS
Minutes of Dublin City Council Meeting Page 8 Meeting
He}" August IS, 1994 19
Vote on the motion - Mr. Zawaly, yes; Mrs. Boring, yes; Mr. Kranstuber, yes; Mayor Campbell,
yes; Mr. Strip, yes.
Ordinance No. 78-94 - An Ordinance Accepting the Low Best Bid for the Resurfacing of the
Coffman Park Tennis and Basketball Courts and Auth lung the City Manager to Enter Into
a Contrac:l for Completion of the Project. (First Rea g)
Mr. Strip introduced the ordinance.
1fIli"
Mr. Hansley stated that staff is recommending the
second reading.
....
Mr. Strip asked when this resurfacing was I done.
Ms. Jordan responded that since she has bee ere they have had a recoating of the co
never had a major resurfacing.
Mrs. Boring asked if this contractor ha
obtained.
Ms. Jordan stated that the contract has not done business with the City, bu ecently completed a
major contract on the tennis cou for Upper Arlington Parks and Recreati . All references were
checked by staff as well.
Mayor Campbell added tha e City delayed resurfacing the courts e to the possibility of the
courts being eliminated w the rec center. Since they will remai in this location, the costs of
resurfacing can now be' stified.
Mr. Zawaly asked i is legislation is the second part of the provements for the tennis courts .
which also includ ighting.
Ms. Jordan respo ed affirmatively. She added that staff request passage by emergency at the
time of third re ing to ensure completion of the work b re the onset of cold weather.
Ms. Jordan al confirmed that the project will be withi e budgeted amount request in the capital
appropriatio
Ordi nce No. 79.94 - An Ordinance Appoi ng a Member to the Board of Zoning
of e City of Dublin, Ohio, and Declarin n Emergency. (First Reading)
. Zawaly introduced the ordinance. .tIIt
,
A was created when Ken Parker mov I
Carolina. She is nominating Jim Spr e. current chairperson of the Cemete
serve on the Board of Zoning Ap als. Mr. Sprague is an attorney who rrently serves as
Executive Director of the Personn ard of Review. She moved to appoint ames R. Sprague to
the Board of Zoning Appeals to rve the remainder of the term held by K Parker. I
I
Mr. Zawaly seconded the moti
I
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Mr. Strip commented that, a part of the nomination, Mr. Sprague .!
Ii
his position on the Cemet y Commission to avoid serving In two p I
Mrs. King responded at Mr. Sprague has agreed to do so and also indicated a willingness to
complete the project rrenlly underway by the Commission.
She moved that the ree-time reading rule be waived and that rdinance No. 79-94, appointing Jim
Sprague to the B , be treated as emergency legislation.
Mr. Zawaly se nded the motion.
Vote on the m ion - Mr. Strip, yes; Mrs. Boring, yes; M . Zawaly, yes; Mr. Kranstuber, yes; Mrs.
King, yes; ayor Campbell, yes.
Vote on ordinance - Mrs. Boring, yes; Mr. Strip es; Mr. Zawaly, yes; Mr. Kranstuber, yes;
Mrs. Ki , yes; Mayor Campbell, yes.
rip reminded Council that they must fill e Cemetery Commission within 30 days after the
cy. If Council does not fill this vaca in that time period, the Mayor must appoint a
ber.
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SEP 2011V\J 1\;,/
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Development Plan Text L;~.:;:.'- "="-;;:::7~~'
r" '{ (r:l- t 1\ ~pl IU
L. v Ii. \' i k' ,~. ,.J Ie;.d'~
The Village at Heatherstone (formerly the Village at Perimeter)
Triangle Investment Co.
Rezoning Application # Z94-008
Zoning Category Requested: Planned Low Density Residential District (Dublin Code
1181.02)
August 2. 1994 (submitted originally under Planned Commerce District)
revised August 11, 1994 (Amended to PWR)
revised August 25,1994
revised September 1, 1994 (version submitted to P&Z)
revised September 20,1994 (includes P&Z requirements I submitted to council)
\ ..
This Development Plan is submitted for rezoning of the premises identified as Subarea H in
the Perimeter Center. It is submitted in accordance with Dublin Code 1181.02(b)(2) as the
precedent requirement for rezoning to the requested zoning category. Planned Low Density
Residential District (Dublin Code 1181.02). This application removes the premises from
the fonner zoning category of Planned Commerce District (DC 1181.09). but adopts
virtually all of the requirements of that previous category.
Application of Perimeter Center Planned Commerce District Text
TIlls application incorporates the Perimeter Center Planned Commerce District text and
Development Standards in effect as of August 10. 1994 as if fully rewritten herein. The
premises covered by this rezoning application shall be subject to the Perimeter Center
standards and other requirements contained in that text with only the following exceptions:
Amendments to Perimeter Center Text. (new text in italics. deleted text is struck
_, through):
1. "Subarea Descriptions" is amended to read as follows: '"
Subarea H: Institutienal/Eldefly Condominium: (8.0 aCres)
:;; . :: ed f . u1' ~. . ~. . ::==.
atermg te tl e lW S 0 ll:R agmg pop atloo. li S 0
:::=. .~~r:=~;~j~~livn:~:<og.
congregate ear-e, elderly eare) lHldIor pr()feSs10nal offiee uses. Thzs subarea may be used
for multifamily condominium housing at a density of less tha~ 7 units per acre.
2. "Subarea Development Standards" is amended to read as follows:
5Q) No billboards. or electrical or other advertising signs shall be allowed other than a
sign carrying the name of the business occupying the site or ''for sale" or ''for lease" signs
in accordance with Dublin Code Jl89.03(g).
Village at Heatherstone AS SUBMITTED TO COUNC
Development Plan Text ~ 4aj#IL
P.l 0
September 20~ 1994 FOR MEETING ON ~ 7
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3. "Subarea Development Standards" is amended to read as follows:
Subarea H- InstimtionaVElderly/Condominium
Permitted Uses
The following uses shall be pennitted within Subarea H: d\velling units for the eeeup&Rey
of persens 55 years or okler at II RlIlXimum net density ef 15 ElweHiRg Mits per llefe plus
llOOillary acthities normally asSOOillteEl with elderly eafe residences 8Bd professional effiee,
Residential condominium units at a net density not to exceed 7 units per acre, plus
clubhouse, and swimming pool.
." "Subarea Development Standards" is amended to read as follows:
4.
Subarea H- InstimtionaVElderly/Condominium
".
Yard and Setback Requirements:
1. Along Perimeter Drive, pavement setbacks shall be 30', building setback 50'.
2. All other leeal sl:feet pavement setbacks skall be 25', building setbaclc 50'. Building
and pavement setbacks along Wilcox Road shall be 25' as provided in the recorded plat of
Perimeter Center. There shall be no curbcuts for vehicular access to Wilcox Road.
3. Total ~und covered by all buildin~s. excludin~ parkin~ ~ara~es. shall not exceed 25%
of the total lot area. However. parkin~ ~ara~es and buildin~s shall cover no more than
75% of the total lot area.
5. "Subarea Development Standards" is amended to read as follows:
Subarea H InstimtiooallElderly/Condominium
Landscaping:
~" 3. 8uffering Mall be pr0'/ided between the institunonalllFell and llny residential area to
include lots aleng Pest Read. The minimum 60' .J/ide landseaped baff-er will consist of
mounding to 88 aPf)roximate height of 3' 4' &Rd deeiduous/evergreen l&Rdseape material
installed to a summer opacity of 75% taken 6' above grade. A landscape mound to an
approximate height of 3' to 4' shall be provided between this subarea and the multifamily
area (Subarea G) to the north. It will include deciduous/evergreen landscape material
installed to a summer opacity of75% taken 6' above grade.
PLDR Development Plan Contents (per Dublin Code 1181.02)
A. Proposed location and size of residential use areas. The attached site plan graphically
shows the site and proposed development, to include building locations, footprints, access
and parking areas and easements. There is only one resid{:Dtial category, 52 residential
condominiums. There will be 36 three bedroom units and 16 two bedroom units. The
3BR units will have two car garages and the 2BR units will have one car garages. The
gross density is about 6.5 units per acre.
Village at Heatherstone
Development Plan Text
Page 2 .
September 20, 1994
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The setback requirements are already included in the Perimeter Center Subarea Standards,
are thus incorporated into this Development Plan and are further shown on the site plan.
Topography is shown on the attached computer graphic from the Franklin County
Auditor. It is largely uninformative: the site is already rough graded and relatively flat
The lot coverage requirements of the Development Standards for Subarea H are met
as follows: building area of the primary buildings (excluding garages) is about 18%, well
below the maximum permitted coverage of 25%. Total building area, including parking
garages, is about 87,805 square feet, which is about 25.03% of the total area, substantially
less than the 75% permitted.
The height requirement as stated in the Subarea H Development Standards is 45'.
The proposed structures are two and three bedroom condominium units which will be well
below the maximum height, about 25', as shown on the attached elevations. (This
paragraph also complies with Dublin Code 1181.09(d)(l)(A) and (B).
B. Non ~esidential Portions of the~ The only nonresidential portion of the site is the
community center and the adjacent swimming pool. The location is shown on the attached
site plan. \ .
C. Provision of water. sanit3.l)' sewer and surface draina~e. This site is part of the
Perimeter Center, a previously zoned and partially developed project in the Planned
Commerce District Water, sanitary sewer and surface drainage improvements have been
planned as an integrated part of that project and have further already been constructed. This
subarea will utilize the planning and access that is in place.
A private water main will be utilized for the development, with a master meter
located within the right-of-way of either Wilcox Road or Perimeter Drive.
D. Proposed Traffic Circulation pa.tterns. The public street system for the Perimeter
Center is already in place and adjoins this site. This site will have no vehicular access to
Wilcox Road and will have two cw'b cuts on Perimeter Drive, as shown on the' attached site
plan.
The southernmost of the two curb cuts is aligned with an existing curb cut on the
opposite side of Perimeter Drive. This will necessitate moving an existing fire hydrant
#'i'--'- The northernmost curb cut is offset over 100' from any opposing curb cuts as required by
the Perimeter Center development standards.
The applicant will construct an 8' asphalt bikepath along Wilcox Road as shown on
the site plan. The site will have pedestrian and bicycle access to,.this bikepath at an as yet
undetermined point or points. (This paragraph also complies with Dublin Code
1181.09(d)(I)(F).
Internal driveway and parking areas to be bounded by curbing are.identified on the
attached site plan. The curbing shall taper smoothly to pavement level at terminus. The
internal drives and parking areas shall be built to current city standards. A cross section of
the pavement detail is included on the site plan.
E. PrQposed schedule of site development architecture. etc. The site will be developed in
a single phase with work proceeding until completion. The pace of development will be
dictated by the market conditions.
The development will consist of 52 single family residential condominium units.
Drawings showing the building elevations are attached. There will be 36 three bedroom
units and 16 two bedroom units. The three bedroom units have two car garages and the
two bedroom units one car garages.
Village at Heatherstone
Development Plan Text
Page 3
September 20, 1994
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All materials will be natural and will comply with the Subarea H Development Standards.
The units are almost totally brick with wood accents, as shown on the drawings.
The brick color will be chosen from the approved Perimeter Center palate as will be
the color of the wood stain. Roof shingles will also be chosen from the approved color and
texture list (This paragraph also complies with Dublin Code 1181.09(d)(1)(K).
F. Relationship to existin~ and future land uses. This subarea H was originally planned
for 15 unit per acre elderly housing. It adjoins a residential parcel, subarea G, planned and
developed for apartments at 10.5 units per acre. The change to condominium units thus
~, does not change the type of land use, only the particular category of residential use (singly
owned as opposed to congregate living) and the density. The change will result in a higher
quality land use, a lesser burden on municipal services due to the lower density, and quite
possibly higher total value in terms of tax base. The original requirement of elderly
housing, while not required in this zoning, will largely be met as this housing product is
usually purchased by older persons.
In terms of relationship of this use to other Perimeter Center parcels, it i~'
compatible as the nearby uses, other than the apartments are benign, and the proposed land
use is likewise inoffensive to those uses. The apartments on subarea G, of course, are a
similar land use and are fully compatible and in fact complimentary. Further, the older
owners of this sort of development prefer shopping and other services to be close at hand,
a requirement that will be satisfied by the planned construction of the Perimeter Center
shopping center. The Dublin Conununity Center (with its senior citizens amenities) will
also be close and will further be accessible by the bikeway being constructed along Wilcox
Road and Post Road. Other parks ar~ nearby and will be made accessible as the City's
bikeway system is fmalized and connects to the bikeway system north of the South Fork of
Indian Run.
p. Evidence of Control. The applicant is in contract to purchase the land depending on
zoning and other contingencies.
H. Parkin!: and Loadin!: The parking and loading areas are graphically shown on the site
("- plan. Further, each of the 36 three bedroom units will have an attached two car garage and
each of the 16 two bedroom units will have a one car garage. (This paragraph complies
with Dublin Code 1181.09(d)(1)(C).
"0
J. Waste and Refuse. Waste will be placed curbside (on the private streets) by residents
and will then be picked up by a waste removal service contracted for by the condominium
association. (This paragraph also complies with Dublin Code 1181.09(d)(1)(D).
J. Stora!:e and Eq~ipment There are no storage or equipment areas. (This paragraph
also complies with Dublin Code 1181.09(d)(I)(E).
K. Landsc'lPin!: See attached landscape plan. The plan includes the required landscaped
mounds along Perimeter Drive (4') and adjoing the Perimeter Lakes Apartments, subarea G
(3-4').
L. SiJ:Ila!:e and Gnwhics Signage and Graphics is handled in the Subarea Development
Standards for the Perimeter Center, with the single change as included in #2, above.
(This paragraph also complies with Dublin Code I 181.09(d)(I)(H).
Village at Heatherstone
Development Plan Text
Page 4
September 20, 1994
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M. Li~tini The lighting along Perimeter Drive is already in place. Intemallighting will
comply with the Subarea Development Standards included in the Perimeter Center
Development Standards. (This paragraph also complies with Dublin Code
1181.09(d)(1)(I).
,.
N. Fencini The only fencing will that around the swimming pool area. (This paragraph
,..- also complies with Dublin Cod~ 1 1 81.09(d)(1)(J).
o. ' Sunset Provision. It is the understanding of, and is agreed by, the applicant that this
rezoning is for the intention of developing a specific project. With that understanding the
applicant agrees that this rezoning will revert to the previous category (perimeter Center
Planned Commerce District) unless within six months from the date this rezoning
application becomes final the following two conditions are met:
I. An application is made for a building permit for some portion of the premises.
2. The premises have been transferred of record to the entity submitting the
application for a building permit.
P. Parkland Fee. The applicant shall pay a parkland fee in lieu of dedication of parkland in
accordance with Dublin Code 1109.02(c).
O. Condominium Declarations and DrawiniS. The applic~mt shall furnish a draft
Condominium Declaration to the City showing the expected provisions to be applied to the
condominium property. Upon filing of the required condominium declaration and
drawings as required by Chapter 5311 of the Ohio Revised Code a copy as recorded with
the Franklin County Recorder shall be promptly furnished to the City.
~ . stop r T. Clin
, \ Attorney for Applicant Triangle
'....,' Investment Co.
37 West Bridge Street
Dublin, Ohio 43017
614-766-0425
Village at Heatherstone
Development Plan Text
Page S
September 20. 1994 .
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