67-93 Ordinance
RECORD OF ORDINANCES
Dayton Legal Blank Co. Form No. 30043
Ordinance No. mm6_7_~9_3____ Passed_m_____ __________________________ ___.19__ _
'....... AN ORDINANCE PROVIDING FOR A CHANGE OF ZONING OF 45.18 ACRES
OF LAND LOCATED ON THE EAST SIDE OF DUBLIN ROAD APPROXIMATELY
OPPOSITE RIVER FOREST SUBDIVISION FROM: R-1, RESTRICTED
SUBURBAN RESIDENTIAL DISTRICT TO: PUD, PLANNED UNIT
DEVELOPMENT DISTRICT
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 PUD, Planned unit
Development 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 ~ O-rl..-. day of ~~ , 1993.
~ ~--/
~or - presid' Officer
Attest:
~ (L. ~
Clerk of Council
Sponsor: Planning Division
. ~. O~'na"celR~n wl!re posted in the
I 1-00'''''''' ",.ff" thnf r.o,,'es of .'s ott. R . d ( de
.:. .-.. . . h Sect' 731.25 of the ;0 eVlse 0 .
my of (l'Jbl.:l In accordance w_ton
~ c!.-..~
~,~ Clerk cf ~J~;,,-', U.;,)o.O, I
--'....
I
t...:
.-
.- - I
j- . -
i
i
I
.1 -
PUD
.. .-
R
I
R-1
-~
to
. 9 Application Z93-010
Rezonln
Amberleigh tt
~::~~:;:::.y~~'-;/ ------
,,~.:"": .....~,........"\_;r '~1
. '~-i:~' ~:.:::.;~ :.~; ..(.:.~~~
..<;.o:'~:i-~:~~.l,,!-'U.~S COLUHBUS ZOO
',,' GlJ";'" r...,. '''. '._ "~-r.=
~... J(z, .. - - -- ~
,#"
~
...
DELA \J ARE COUNTY
~~~~~~~~~~~~~~~~~~~~- ~~~~~~~~
I FRANKLIN COUNTY
/'"
~
'"'-- ---
, ',-
I =
Q
S ;: ''''.- .~--_.
. S' ,-
. . ~ .'.
'"'~2~~~~~~i f~\G 1~~
. "-'-"." :-- .... . ~ -... . . .' .. . ."....
~~~-':;~ .'
0'-
.. ... /=~".;~;./:~~t;::Jt tJ:j~'1(~K:~:"i.~-
:~"F !-%;:~~"ifil~#-~~'>-'>~:'"
~ . .( 'rOh"71 :P .- .- ~.
Application Z93-010
Amberleigh t\t
----------, 111111
,
I J
NJ SUBMnTED 10 COUNCIL
~ OF DUBLIN PLANNING AND ZONING COMMISSION
q/-a. fOR MEEnNG ON q
AN APPLICATION FOR .AMENDMENT.
OF THE CITY OF DUBLIN ZONING
DISTRICT MAP
(Reclassifica~ion of Land)
Please type or print information - Use additional sheets as necessary
TO TilE HONORABLE PLANNING AND ZONING COMMISSION:
The Applicant MULTI CON BUILDERS. INC.
(Have property in contract)
being the owner(s),/lessee(s) of property located within the area proposed for
R-l ZONING DISTRICT .'. , requests that the following
described land to be placed in the PUD ZONING DISTRICT
.
A. DESCRIPTION OF LAND TO BE RECLASSIFIED
1. General Description of'Land (describe by one of the following):
a. Lot(s)/Reserve(s) of
,
a recorded plat, with an area of ,
b. Deginning at a point along -,
(street or other) feet in a N sG)w-
and being
direction from the (specify) of
(Street or other), and thence having a di~en~ion
of from the (specify) of
(street or other), and having an area of
.
c. The tract of land containing 45.18 Acres and bounded by:
2165' (specify), on the N@E W (Circle)
1127 ' (specify) on the N 'S~w- (Circle)
2039' (specify) on the(E)S E W- (Circle)
774' (specify) on the N S EG)(Circle)
d. Attached legal description: .YES -/ NO
~ CW ~~ib;+ "A" (If~)
ffi {! (! PI ~ ~\
D di
. _ 61993 \\U)1
Page 1 of 3
.: \l.._
_ _"J
OF D'I'-.' 1~'1
CITY' ) t, to:",;'.
~---"-~~~."--
- .....
. .
,
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 8i 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 m;lp
shnll. include all l:md in; the proposed chnnge and all land within five hundred (500)
feet beyond the .l-imits of the: proposed change.
To be shown on the map - all property lines, street right-of-way, casements ;Ind
other information rel;lted to the location of the proposed:boundaries and shall be
fully dimensioned,
The map shall show the existing and. proposed' Zoning District,or Special District
boundaries.
/~~ List all owners of property within and contiguous to and directly across the street
from such area proposed to be rezoned. The addresses of the owners shall be those
appearing on. the County Auditor's current tax list or the Treasurer's mailing list.
NAME ADDRESS
Gxt\,k\" " f> 'I (4- ~s)
B. ARGUMENTS FOR RECLASSIFICATION OF TilE DESCRIBED LAND
1. Proposed Use or Development of the Land: SINGLE FAMILY HOMES
.
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 -.h,J.,j1'Y~ T ~ ('S'" ~~ (specify)
2. State briefly how the proposed zoning and development relates to the existing
and probably future Innd use character of the vicinity.
WE PROPOSE A SINGLE FAMILY NEIGHBORHOOD WITH A LOWER DENSITY THAN THE
., ADJACENT DONEGAL CLIFFS NEIGHBORHOOD, THE PROJECTED HOME PRICE OF
$250,000 TO $700,000 WILL BE EQUAL TO OR HIGHER THAN THE SURROUNDING
NEIGHBORHOODS.
I Page 2 of J pages
,-- ~.-.......,,""~----~~~".~---~-~~
. ;..
J
3. lias an application for rezoning of the property been denied by the City
Council within the last two (2) years?
YES
NO V-
If Yes, state the basis of reconsideration
C. AFFIDAVIT
Defore completing this application and executing the following affidavit, it is
recommended that this application be discussed with the Duilding Inspector to
insure completeness and accuracy. Present owner of property:
APPLICANTS'S AFFIDAVIT
STATE OF OUIO
COUNTY OF FRANKLIN,
I (we), MULTI CON BUILDERS. lNC,
being duly sworn', 'depose. and say that I am/we are the.owner(s)ILessee(s) of being
duly sworn. depose and say .that I am/we are the owner(s)/lessee(s) of land included
in the application and that the foregoing statement herein contained and attached,
and information or attached exhibits thoroughly to the best of my/our ability present
the arguments in behalf of the application herewith submitted and.that the statements
and attached exhibits above referred to are in all respects true and correct to the
best of my/our knowledge and belief.
MULTICON BUILDERS. INC
BY: Charles P. Driscoll.
(' Vicet!~si~en~
~,,~.fl\,..t . ""<'1,.'" {_
(signature)
~,1t' .s ~t::..."T J7.
COL.U./'J'//J u.s. 0 .{3 '-I S-
(Mailing address)
2.fl- ZCI'?CJ
(Phone)
Subscribed and sworn to before me this <-1 day of 9:3
""'''1-1'l. ~I , 1933.
Y&i;/d /// ~~h
notary Public)
Person to be contacted for details, if other than above signatory:
........-..-.0..':-".. ...... . , "
(Name' (Address) (Telephone)
- - - - - - - - - - - - - - - tOo, not write berow thIs-lInc)- - - - - - - - - - -,-- - _
D. .::mECORD OF. ACTION
1. Withdrawn, " Held to.
(Date) (Date)
2. P&Z C: Date of Ilearing
Approved Disapproved'. Modified
I J. City Council: Date of Ileuing
Approved Disapproved Modified
n~ftft , ~~ , n~_~~
'~A'~,",-",__'_";c..".C-'='.~'".~.~_.~ !
. ...'
I
The applicant/owner hereby acknowledges that approval of (his) (her) (its)
request for PUD,ZONING DISTRICT by the Dublin Planning and
Zoning Commission bnd/or Dublin City Council does not constitute a guarantee
or binding commitment that the City of Dublin ~/i11 be able to provide essential
services such as water and sewer facilities when needed by said applicant,
The City of Dublin will make every effort to hove 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 dote.
The undersigned hereby acknowledges and understands the foregoing,
CHARLES P. DRISCOLL
VICE PRESIDENT
3- '1. 9_'3 ~ Ge~J1 t'J lJ~J!j
Date Signature of Applicant or authorized
representative thereof.
On behalf of:
MULTICON BUILDERS, INC.
Applicant
.
"
..... ..-.. ..- -, .....-...
I
r-
~'""'--=
. .
EXHIBIT "A
DESCRIPTION OF 45,181' ACRES OF LAND
EAST OF OUBLIN-BELLEPOINT ROAD
SOUTH OF RIVER FOREST ROAD
CITY OF PUBLIN,OHIO
Situated in the State of Ohio, County of Franklin, City of
Dublin, Virr;ini.a IHlitary Survey No, 2544, bein~ a 45,181 acre
tract of land co.priaed of 44.146 acrea out of that ori~inal 313.44
acre tract as described in Tract 11 and all of that 1,035 acre
tract as described in Tract I) in a deed to Paul Var"a, of record
in Of Hcia1 Record Voluae 05309 010 and to Hilda 0, Var"a, of
record in Official Record Volume 05309 014 (all references bein" to
r~cords in the Recorder's Office, Franklin County, Ohio), said
4S . 181 acre tract beins .ore particularly described as follow.:
Besinnin~ at a point in the centerline of Oublin-Oellepoint
Road (S. R, 745) , at the southwesterly corner of that 78,677 acre
tract of hnd as described in a deed to Wesley F, Hoas, of record
in Official Record Volu.e 14590 H12, said point beins located South
15' 17 ' 00" East, a diatance of 125,45 fe e t fro. a Railroad apike
found at the centerline interaection of River Foreat Road and said
Dublin-Bellepoint Road;
Thence l1,ons the southerlY line of said 78,677 acre tract the
follodns three (3 ) couraea:
1, North 74. 53' 10" Eaat, passins an iron pin found at 30.00
feet, a diatance of 1452,81 feet to an iron pin found;
2. North 61. 50' 36" Eaat, a diatance of 114.75 feet to an
iron pin found;
3, North 81. 09' 36" Eaat, a diatanee of 431.19 fee t to an
iron pin found in the westerly bank of the Seioto River;
Thence alonl the veat bank of said Scioto River and the
.ea.ndera thereof,'the fclllodns three (3 ) couraea:
1. Soutb 22. 06' Eaat, a distance of 364,26 feet to a point;
2. South 24. 06' Eaat, a distance of 313.00 feel: to a point;
3. South 21. 36' 34" Eaa t, a distance of 450,08 feet to an
iron pin found at the northeasterly corner of "DONEGAL
.
CLIFFS", Section 3, a subdiViSion, of record in Plat Boo It
60, Pace 52;
Thence South 84. 17 ' 54" Wea t, alons the northerly line of
aaid "DONEGAL CLIFFS", Section 3, a distance of 779,37 feet to an
iron pin found;
Thence South 84. 45' \7" West, continuins alons the northerl y
line of aaid "DONEGAL CLIFFS", Section 3, alons the northerly 11 ne
of "DONEGAL CLIFFS", Section 4, a subdiviaion, of record in Plat
Bo 0 It 63, P4se 28, passins an iron pin found at the northwesterly
corner of aaid "DONEGAL CLIFFS", Section 3, and the northeasterly
corner of aaid "DONEGAL CLIFFS", Section 4, at 475,90 feet, passint
an iron pin found at 1346,25 feet, a total distance of 1386,67 feet
to a point in the centerline of said Dublin-Bellepoint Road;
Thence No rt h 15 · 17' 00" West, alons the centerline of said
Dublin-Bellepoint Road, t h ~ we s t e rl y 11 n e 0 f s a1 d 1,035 acre tract,
a diatance of 774,02 fee t to the place of besinnins and containins
45,181 acrea of land,
For the purpose of this description a bearin~ of North 1S. 17' 00" ....est was
used on the centerline of Dublin-Bellepoint Road and all other beArinp,s then calculated
from this meridian,
~ _ M...~"~"~.~_~'-4>--
t7 , G~l'Ul-\- h 6"
INISHEER COURT
Sarbmeet S. & Vi render Kanwal (purchased 8/27/86 - 273-2118)
8090 Inisheer Court
Dublin, OH 43017
Madan L. & Sashi B. Aggarwal (purchased 4/6/92 - 273-2117)
4858 Inisheer Court
Dublin, OH 43017
Edmund L. & S. J. Noonan (purchased 10/27/87 - 273-2116)
,. 4848 Inisheer Court
, Dublin, OH 43017
M. D. & Wilma E. Fiss (purchased 9/10/90 - 273-2115)
4838 Inisheer Court
Dublin, OH 43017
Joseph M. & P. D. Welch (purchased 11/2/88 - 273-2114)
4828 Inisheer Court
Dublin, OH 43017
Donald S. & Linda J. Mueller (purchased 8/1/91 - 273-2113)
4816 Inisheer Court
Dublin, OH 43017
James T. Budden & Pamela L. Marsh (purchased 4/15/86 - 273-2112)
4810 Inisheer Court
Dublin, OH 43017
Gary C. & E. E. Mulder (purchased 5/1/87 - 273-2111)
4802 Inisheer Court
Dublin, OH 43017
Harvey R. & K. A. Vesha (purchased 8/25/86 - 273-2110)
4796 Inisheer Court
Dublin, OH 43017
F-
Gregory H. Decker (purchased 6/16/86 - 273-2109)
4791 Inisheer Court
Dublin, OH 43017
Cherry A. Egidi (purchased 2/13/92 - 273-2108)
4797 Inisheer Court,
Dublin, OH 43017
Linda S. & Anton Evans (purchased 9/6/85 - 273-2107)
4809 Inisheer Court
Dublin, OH 43017
Alfred C. & Lesa J. Grovas (purchased 7/8/91 - 273-2106
4823 Inisheer Court
Dublin, OH 43017
,--,~-"-",,,-,"-~,>_,,'--'-- ---~_...~,,,",,-
Page 2
I Grubb & Elaine Mallon-Grubb (purchased 8/20/92 - 273-
steven L.
2105)
4837 Inisheer Court
DUblin, OH 43017
stephen J. Habash & Jean M. Luczkowski (purchased 3/5/86 - 273-
2104)
"... 4851 Inisheer Court
DUblin, OH 43017
Mark C. & Madonna D. piper (purchased 3/12/91 - 273-2103)
4863 Inisheer Court
DUblin, OH 43017
Michael L. & Lorie s. Krieger (purchased 6/21/85 - 273-2102)
4875 Inisheer Court
DUblin, OH 43017
DUBLIN-BELLEPOINT ROAD
Timothy M. & Phyllis M. Solack (purchased 5/5/80 - 273-567 - 2.5
acres/Reserve 1)
8025 Dublin-Bellepoint Road
Dublin, OH 43017
stephen R. & Lucia F. D. Cosslett (purchased 10/28/87 - 273-569 -
4.37 acres/Reserve 2)
8055 DUblin-Bellepoint Road
Dublin, OH 43017
RIVER FOREST ROAD
David P. Somar & Pamela L. Boyd (purchased 4/22/92 - 273-538)
5175 River Forest Road
DUblin, OH 43017
william E. & Linda J. Todd (purchased 8/3/88 - 273-537)
5189 River Forest Road
Dublin, OH 43017
Godfre~ & Carole Rings, Jr. (purchased 4/2/79 - 273-456)
5178 R1ver Forest Road
Dublin, OH 43017
.'_ ..~,_~_,'~_._""'__'..A__'''''' .."~-~...,..",,,,~~~
Page 3
/ DUNKERRIN COURT
David & Lisa M. Karam (purchased 6/8/88 - 273-2634)
4985 Dunkerrin Court
Dublin, OH 43017
, Lesley B. Ozier (purchased 10/4/89 - 273-2633)
4988 Dunkerrin Court
Dublin, OH 43017
william J. & Carol L. Hummel (purchased 9/2/88 - 273-2632)
4980 Dunkerrin Court
DUblin, OH 43017
John R. & Sue A. Gafney (purchased 8/25/87 - 273-2631)
4972 Dunkerrin Court
Dublin, OH 43017
Richard G. & Laura J. Zaksas (purchased 2/27/92 - 273-2630)
4964 Dunkerrin Court
Dublin, OH 43017
James H. & Deborah H. withers (purchased 3/5/87 - 273-2629)
4956 Dunkerrin Court
Dublin, OH 43017
s--rrtl~ + bLl1q/~ LJ,(IVOt2c. GA N
RoBert. c. . Dolenba\:l~h,-- Tr. (purchased 11/1/89 - 273-2628)
4948 Dunkerrin Court
Dublin, OH 43017
Beverly L. Drexel (purchased 6/3/86 - 273-2627)
4940 Dunkerrin Court
DUblin, OH 43017
Robert A. & Linda M. Lau (purchased 9/2/86 - 273-2626)
4932 Dunkerrin Court
Dublin, OH 43017
Charles W. Kennedy, Jr. & Karen L. Kennedy (purchased 11/4/86 -
273-2127)
4924 Dunkerrin Court
Dublin, OH 43017
Warren J. & M. Annette Miller (purchased 4/11/86 - 273-2124)
4916 Dunkerrin court
Dublin, OH 43017
_.._.._~._......--
Page 4
INISTORK DRIVE
W. Scott & Linda C. Versluis (purchased 7/26/88 - 273-2126)
8079 Inistork Drive
DUblin, OH 43017
Richard L. & Janet L. Wehling (purchased 3/23/87 - 273-2125)
8063 Inistork Drive
DUblin, OH 43017
,rl(iitt&:'"
, '
I
I .
I: ~. I:
~i .
I ::J.. .
I 'l'l;! ~ Nil! I: il!
I Ng oj; ~ ~~ ~
. ~ ~ 1:1 0... ...
! " ....g g
, i p!C; G:
~ ~
.. ~
~. ' r
.,. _ . DUBUN - B[LL[POINT ROAD ·
N ~'1"00"W - - - ~ - .,.
714.02 - - - - -
:'I~O _ ,,.
"
"
"
"
"
"
"
"
"
"
"
"
'1' '"
" ..
:: a
,I C\
" ...
"
"
"
"
"
"
8 "
~ "
n " ..,,,
~ " _N!"O
~ 'I' ~~~~
11 ~8""''''''''
,I i;o>fI'
.. ' , .;j .!.~x
~ 'I' ..0
z " .. 1;
a " ~
" ..
)! " -.
<5 "
"
"
"
"
MI : :
ill ' ,
q lli
"
"
"
"
"
:: 1\
:: tt.
" .,.,~
"
"
.. . "
~~~.......-..................~ I
_.-.-.-.._..._"=;!i--.-'--=:ff.'.'.-.';.'.l1-.'J:-...'..."'-.'.-_"=;!i-'.-..3...-.J}L ~:::
g
Ii
.,f
€
~
It..ot 3.00.00.tt5
~,t J.,oo.oo..t5 .
.-o"Qlit l.tl:.K.'ZS J:IJ
I 0100$
lI]/'ll1
-0
If '" e:~ CJ
illl .. 8 -0 VI ~ 0
i", ~ ~.~ Ii: =l <.n Z ,..,;u
~~~,j9 ;.~~~ l'Jiii,;li x~ "~
~u!l .!oaJ;;! lI!.. NN )> IO a ~
ihlli~ ~~::t~~ll ~ ~ ~r mZ ~ ~ ~
...'. .~.~G -z",z -- q~!I9';
p o~!:l ~C>",~ ~Z
:::Ul -o~(J)-l G)
... c I ::c
o~
"._~~.
- - ,
MEMORANDUM
TO: City Council Members .8l18MmEDlOClUlCIL
FROM: Planning Staff q RlIl......CIN*3
SUBJECT: Third Reading - Amberleigh
DATE: September 16, 1993
***
As requested by Council, included below is an amended list of conditions of approval for
Amberleigh:
1) That pavement, rights-of-way, utilities, storm sewer outlets, cul-de-sacs, vertical
alignments and street geometries be designed to the satisfaction of the City
Engineer;
2) That the developer dedicate to the City, right-of-way 40 feet wide measured from
the centerline of Dublin-Bellepoint Road;
3) That full cross sections be submitted subject to the Engineer's approval prior to
consideration by City Council;
4) That the rear yard setbacks of the lots along Dublin-Bellepoint Road and the
development standards be altered for consistency (similar to those in Donegal
Cliffs) to be resolved between the developer and Staff;
5) That appropriate notes be included on the preliminary and final plats to restrict
development on the utility easements, and/or that special standards be submitted
prior to City Council consideration regarding the developability of the lots, and/or
that the lots be reconfigured in the eastern area of the site, to be resolved between
the developer and Staff (shown as lots numbered 13, 14, 20, 21, 28, 29, 30, and
.... 31 on the Preliminary Development Plan);
6) That the entrance intersection onto Dublin-Bellepoint Road be located opposite
Ashford Road;
7) That the existing dry-laid stone walls along the west side of Dublin Road, and the
dry-laid stone wall along the east border of the proposed subdivision be protected
during all phases of construction, and road improvements to the satisfaction of
Staff;
8) That a left turn lane be provided by the developer for southbound movements
from Amberleigh Way onto Dublin-Bellepoint Road;
9) That a preliminary tree preservation plan be submitted prior to Council and a
detailed preservation plan be submitted with the Final Development Plan for each
phase of the subdivision;
10) That areas to be dedicated as park and their maintenance be resolved between the
developer and Staff, with a view to having the area along Dublin Road as a
permanently landscaped area to be maintained by entities other than the City;
_.~ - ",,-'-"-~~"~'--',,~.--------~._. ,__m ..' i
Council Memorandum
"'1 :'\mberleigh - September 16, 1993
Page 2
11) That the side lot lines of the lots backing up to Dublin Road, designated as lots
64 through 69 in the Preliminary Development Plan, be extended to the west
border of the proposed subdivision, and Reserve "B" designated as a no build
zone, or be otherwise resolved to the satisfaction of the Staff;
12) That the street names, including "Amberleigh Way" be examined for
appropriateness by the engineering and public safety staff;
13) That the developer lower the elevation of Dublin Road at the development's
entrance to the satisfaction of the City Engineer;
14) That a bikepath be installed across the frontage of Dublin Road;
* 15) That the notes on the plan be corrected; and
* 16) That a double left turn lane on Dublin Road into Amberleigh Way/Ashford be
provided,
* As requested by Council at the 9/13/93 meeting,
-""*"'"
- --~,~~---~-----~'---~~,' '.
-
AMBER-LEIGH
Development Plan Text
Multicon Builders, Inc.
45.18 Acres E. of DUblin-Bellepoint Road and N. of
Donegal Cliffs Subdivision
Planned unit Development (PUD)jDublin Code 1181.07
July 2, 1993
-
A. Proposed location and size of residential units
Attached to this text is a site layout which constitutes
the graphic portion of the development plan. The site
consists of ,approximately 80% open farm field with a
wooded area along the Scioto Ri ver . The si te la~out
shows the location of roads, parks and the configurat1on,
to scale, of the actual residential lots. Each lot is to
be used for one single family home and there are 82 lots
in total. The smallest lots contain 90 foot fronts and
about 11,250 square feet of area. A majority of the lots
are larger than 90 foot fronts, with a substantial
percentage being 100 feet.
The site constitutes only one residential area. The PUD
densi ty calculation is 1.82 homes per acre, which is less
than the 1.97 density permitted in the adjacent Donegal
Cliffs neighborhood.
Homes in the development will be of a variety of types
and will be constructed by applicant's company, as well
as other builders acceptable to applicant. The projected
home price of $250,000 to $700,000 will be equal to or
higher than the surrounding neighborhoods. We expect a
population of 2.2 people per home, or a total population
of 180 people.
B. Proposed size. location and use of non-residential
port;ions of the site
The only non-residential portions of the site are the two
park areas as designated on the attached site layout.
The first is a 2.32 acre open area situated along Dublin
Road, in which a substantial tree planting is planned.
This will preserve the natural rural feel of this portion
of Dublin Road. The second park is a 3.36 acre parcel
which has been set aside for a park area in the woods,
with a beautiful overlook to the Scioto River. Because
of the rugged terrain, this should be a passive park area
for the enjo~ent of the nei9"hborhood. This area
includes a raV1ne with 25 foot Cl1ff walls on both sides.
... 7/t./<t 3
'l~
..
~~__~_u_.'.,__. "-'"'" ". ___,_,_,,__,<--,__
.
AMBERLEIGH
Page 2
We will be able to preserve approximately 80 percent of
the mature trees on the site through the park dedication
and lot configuration.
c. The pro'POsed provision of water, sani tary sewer and
surface drainage
-..
All utilities are available to the site.
A 36" sanitary sewer line crosses through the site from
north to south, approximately 350' off the east property
line, and continues up to Dublin Road along the north
boundary. Due to the existing contours of the site, some
of the river lots will be lower than the sanitary line
and therefore, will need to pump their waste up to the
sewer line.
A 12" water line crosses through the site from north to
south, approximately 375' off the east property line, and
continues up to DUblin Road along the north boundary.
Surface drainage will be directed to the Scioto River and
will conform to code requirements. Surface runoff during
construction will be managed to prevent or minimize to
the degree possible, silt and debris entering the river.
There will be only minor surface drainage onto any of the
adjoining lots in the Donegal Cliffs Subdivision. We
will be requesting a waiver of storm water detention
because the site is adjacent to the Scioto River.
The eastern edge of the property is adjacent to the
Scioto River and is within the 100 year flood plain. No
fill and no structures will be placed within this area.
D. Proposed traffic circulation ~atterns
The main entrance to the development will be directly off
Dublin-Bellepoint Road. It is anticipated that the bulk
of the automobile traffic generated by the development
will utilize this access to the city's thoroughfare
system. From Dublin-Bellepoint Road, traffic can utilize
either Glick Road or Dublin-Granville Road to reach
shopping, business destinations or major artery and
freeway access.
Additionally, a connection to Innistork Drive in
adjoining Donegal Cliffs will be provided. This
connection will provide a secondary access and also
facilitate access for fire and emergency service.
z(~
_.._--~ .,.........,.'...--"-'.,,-
AMBERLEIGH
Page 3
Interior roads are designed to meet code requirements for
developments of this nature. Rights of way will be
dedicated' as 50 feet in width with 26 foot pavement,
curbed and guttered, except for the entry road which will
be 66 foot width right of way with two 16 foot lanes of
pavement, curbed and guttered, divided by a 12 foot
dIIifio"!X.,_ landscaped boulevard, up to the intersection of Carrigan
Ridge. After this intersection, Amberleigh Way will have
36 foot pavement on a 60 foot right of way.
Any sidewalk requirements of the code will be applicable.
The existing bikeway along Dublin Road will be extended
from Donegal, Cliffs to the north property line of this
site.
E. Proposed schedule of site develo~ment
The development of the site will be phased and will begin
at the entrance area at Dublin-Bellepoint Road. Each
phase will be planned and developed as dictated by market
and demand conditions. The park area will be dedicated
as part of the second phase.
Initiation of development is planned for the spring of
1994, with models in place by the fall of 1994.
Thereafter, construction of homes will occur as scheduled
by individual builders.
There are no common architectural themes or materials.
It is anticipated that materials and quality will be
equal or superior to development in the adjoining Donegal
Cliffs Subdivision.
The primary existing topographical feature of the site is
along the Scioto River. The balance of the site is
unremarkable in terms of topographical features,
containing only a mild slope.
The tree line along the southern boundary of the site
will be preserved. It is also the applicant's intention
to preserve, as much as possible, the interior trees at
the eastern portion of the site.
Model homes will be constructed and used as sales
locations, but these will be typical of residential
architecture planned for the area and will ultimately be
sold as residences.
~~
~w._'____.._~."._.'.'.~_"_______"'"'~<~~""~._.~__ _.~ ._._ ....-..----
AMBERLEIGH
Page 4
Landscaping by applicant in the park area will be the
subject of a separate plan developed by applicant with
the approval of the Parks Department. Landscaping of
indiv~dual homes is regulated by code provisions.
F. Relationship of site to existing and ~lanned land use
~. The site area is bounded to the north by undeveloped farm
land. To the west and south are River Forest and Donegal
Cliffs, respectively. The east is bordered by the Scioto
River. Generally this development represents a
continuation of the single family development that is
located in the area.
The site is convenient to thoroughfare access as covered
above. Schools (including the high school) are nearby.
The municipal swimming pool and a number of parks,
including the Columbus Zoo, are located nearby. A fire
station is located on Brand Road to the west. Shopping
and businesses are available on Route 161.
G. Control of the site
Applicant is in contract to purchase the site and as such
is fully able to implement the proposed development.
H. Addi tional points not addressed in text above. and listed
as factors under Dublin Code 1181.07
Building height shall be the same as R-1 of Dublin
Planning and Zoning Code.
Side rards shall be a minimum of 15 feet total, with a
one s~de minimum of 7 feet.
Front yard setback shall be 25 feet, with the exception
of Avondale Ridge Court, which shall have a 20 foot front
yard setback.
Rear yard setback shall be 25 feet.
The existing stone wall along the river and a portion of
the boundary with Donegal Cliffs will be preserved
through the deed restrictions.
Off street parking and loading to be to Dublin Code. All
homes will have garages.
4(~
AMBERLEIGH
Page 5
Ap~licant will provide signage at the entrance to Donegal
Cl1ffs at the point where Inistork Drive enters the site.
This signage will indicate the transition from Amberleigh
to Donegal Cliffs.
Driveway curb cut width maximum to be 30 feet.
.d8"q~-
r~L f ~~
I Charles P. Drisco
Vice President
Multicon Builders, Inc.
s-{ .s-
, , ,
RECORD OF ACTION
DUBLIN PLANNING AND ZONING COMMISSION
AUGUST 5, 1993
I ~ T", I' ~ f d r:! 1 \
*'~, The Planning and Zoning Commission took the following action on the application below at its regular
meeting:
11. Rezoning Application Z93-o10 - Amberleigh
Location: 45.18 acres located on the east side of Dublin Road approximately opposite River
Forest subdivision.
-- Existing Zoning: R-l, Restricted Suburban Residential District.
Request: PUD, Planned Unit Development District, review and approval of the Preliminary
Development Plan under the provisions of Section 1181.07.
Proposed Use: 85 single-family lots with 5.68 acres of parkland.
Applicant: Multicon Builders, Inc., clo Charles Driscoll, 500 S. Front Street, Columbus, OH
43215,
MOTION #1: To approve this rezoning application with the following fourteen conditions:
1) That pavement, rights-of-way, utilities, storm sewer outlets, cul-de-sacs, vertical alignments and
street geometries be designed to the satisfaction of the City Engineer;
2) That the developer dedicate to the City, right-of-way 40 feet wide measured from the centerline
of Dublin-Bellepoint Road;
3) That full cross sections be submitted subject to the Engineer's approval prior to consideration by
City Council;
4) That the rear yard setbacks of the lots along Dublin-Bellepoint Road and the development
standards be altered for consistency (similar to those in Donegal Cliffs) to be resolved between
the developer and Staff;
5) That appropriate notes be included on the preliminary and final plats to restrict development on
the utility easements, and/or that special standards be submitted prior to City Council
consideration regarding the developabiIity of the lots, and/or that the lots be reconfigured in the
eastern area of the site, to be resolved between the developer and Staff (shown as lots numbered
13, 14, 20, 21, 28, 29, 30, and 31 on the Preliminary Development Plan);
6) That the entrance intersection onto Dublin-Bellepoint Road be located opposite Ashford Road;
7) That the existing dry-laid stone walls along the west side of Dublin Road, and the dry-laid stone
wall along the east boarder of the proposed subdivision be protected during all phases of
construction, and road improvements to the satisfaction of staff;
8) That a left turn lane be provided by the developer for southbound movements from Amberleigh
Way onto Dublin-Bellepoint Road;
Page 1 of 2
. ,Dublin Planning and Zoning Commission
Record of Action - August 5, 1993
Rezoning Application Z93-DI0
AmberIeigh - Conditions (Continued)
9) That a preliminary tree preservation plan be submitted prior to Council and a detailed
preservation plan be submitted with the Final Development Plan for each phase of the
subdivision;
10) That areas to be dedicated as park and their maintenance be resolved between the developer and
Staff, with a view to having the area alonl! Dublin Road as a permanently landscaped area to be
~"'< maintained by entities other than the City:
11) That the side lot lines of the lots backing up to Dublin Road, designated as lots 65 through 69
in the Preliminary Development Plan, be extended to the west border of the proposed subdivision,
and Reserve "B" designated as a no build zone, or be otherwise resolved to the satisfaction of
the Staff;
12) That the street names, including "Amberleigh Way" be examined for appropriateness by the
engineering and public safety staff;
13) That the developer lower the elevation of Dublin Road at the development's entrance to the
satisfaction of the City Engineer; and
14) That a bikepath be installed across the frontage of Dublin Road.
· Charles Driscoll agreed to the above conditions,
VOTE: 6-0.
RESULT: This rezoning application was approved with conditions. Following resolution of several
of the conditions listed above, it will be forwarded with a positive recommendation to
City Council where a public hearing will be scheduled.
MOTION #2: To recommend a waiver of Section 1107.04 to permit reconfiguration of the right-of-way
at intersections.
'""," VOTE: 6-0,
RESULT: The positive recommendation of a waiver to Section 1107.04 will be forwarded to Council.
STAFF CERTIFICATION:
~)11,~
Barbara M. Clarke
Director of Planning
Page 2 of 2
-~~=,.,-
- .. Dublin Planning and Zoning Commission
Meeting Minutes - August 5, 1993
Page 21
Ms. Clarke said S ff did not make ecommendatiOl on the Concept PI . A Concept
is supposed to more than just d sity and setba and park area, an a revised pI
look entirely lfferent.
is case over, 1r, Peplow second
as foIl ws: Mr, Rauh, y. s; Mrs. Stillw 1, yes; Mr. Sutph
Fish an, yes; and Mr, B plow, yes, ( proved 6,0.)
11. Rezoning Application Z93-010 - Amberleigh
Tom Rubey presented the case. It is a rezoning request for a residential subdivision from R-l,
Restricted Suburban Residential District, to PUD, and includes a review of the preliminary plat.
The site is 45,188 acres and is located on the east side of Dublin-Bellepoint Road directly north
of Donegal Cliffs, There is an existing barn, and it is heavily wooded near the Seioto River,
The Planning Commission approved the Concept Plan for this site on April 8, 1993, Staff is
recommending approval of this Preliminary Development Plan (rezoning and preliminary plat)
with 13 amended conditions,
Mr, Rubey stated that Amberleigh is a proposal for 82 single-family lots with 5.68 acres of
parkland, and a gross density of 1.82 units per acre, The site has about 770 feet of frontage
along Dublin Road and extends east approximately 1,970 feet to the floodplain of the Scioto
River. It contains heavily wooded areas surrounding the ravines on the steeper slopes closer to
the river, The Community Plan identifies Dublin Road as a scenic collector with an 80-foot
right-of-way. A 36-inch sanitary sewer line and l2-inch water line cross the site from the north
to south, Staff recommended re-configuring the lots most heavily affected by these easements
or adopting special standards relating to the characteristics unique to these lots, Staff has been
convinced that reconfiguration will not be necessary, and a restrictive easement included on the
plat will be substituted, The City Engineer recommends that the entrance align with Ashford
Drive. This location will require that Dublin Road be lowered approximately three feet at the
AmberIeigh Way intersection for adequate sight distance, An existing dry-laid stone wall on the
west side of Dublin Road should be protected during the lowering and new road construction,
AmberIeigh Way has a proposed right-of-way of 66 feet and has a 12-foot landscape median at
the entrance. A new left turn lane for Dublin Road is needed. There are two proposed areas
of parkland proposed which total of 5.69 acres--2.32 acres of parkland along Dublin Road and
3,36 acres of wooded ravine located at the southeast corner and provides access to the river,
Staff believes that the park area needs to be staked and field inspected by the Staff and the
developer. Staff is recommending approval of this rezoning application and preliminary plat
with the following thirteen amended conditions:
_._~~-~....._.-
Dublin Planning and Zoning Commission
Meeting Minutes - August 5, 1993
Page 22
1) That pavements, rights-of-way, utilities, storm sewer outlets, cul-de-sacs, vertical
alignments and street geometries be designed to the satisfaction of the City Engineer;
2) That the developer dedicate to the City, right-of-way 40 feet wide measured from the
centerline of Dublin-Bellepoint Road;
3) That full cross sections be submitted subject to the Engineer's approval prior to
consideration by City Council.
4) That the rear yard setbacks of the lots along Dublin-Bellepoint Road and the development
standards be altered for consistency; be identical with those backing up to Dublin-
Bellepoint Road in Donegal Cliffs;
5) That the 8 lots running parallel to the Scioto River, approximately 400 feet west of the
east border of the proposed subdivision, either be reconfigured to assure developability
and to protect existing utility easements from undue encroachment, or have special
standards for their development (on Lots #13, 14,20,21,28,29,30, and 31), [The
developer agreed to add notes to the plat that will clearly state to restrict the development
along these easements.];
6) That the entrance intersection onto Dublin-Bellepoint Road be located opposite Ashford
Road;
7) That the existing dry-laid stone walls along the west side of Dublin Road, and the dry-
laid stone wall along the east boarder of the proposed subdivision be protected during all
phases of construction and road improvements to the satisfaction of staff;
8) That a left turn lane be provided by the developer for southbound movements from
Amberleigh Way onto Dublin-Bellepoint Road;
9) That a preliminary tree preservation plan be submitted prior to Council and a detailed
preservation plan be submitted with the Final Development Plan for each phase of the
subdivision;
10) That park areas are acceptable to the Parks Director and the Parks and Recreation
Committee, and that the park along Dublin Road be permanently maintained by the
developer or the homeowners association;
11) That the side lot lines of the lots backing up to Dublin Road, designated as lots 65
through 69 in the Preliminary Development Plan, be extended to the west border of the
proposed subdivision, and Reserve "B" designated as a no build zone;
12) That the street names, including "Amberleigh Way" be examined for appropriateness by
the engineering and public safety staff; and
13) That the developer lower Dublin Road to the satisfaction of the City Engineer,
Mr. Sutphen asked if the cul-de-sacs met the new design standards, Mr, Randy Bowman said
they would. Sidewalks were indicated on the plan.
Terry Foegler stressed that the issue to be resolved with City Council was to what extent the
City might contribute to the needed Dublin Road lowering,
Mr, Sutphen asked about the sanitary lift station and if the wooded site could be walked to make
sure there are no trees in front of the lift station or where the lines go,
Charles Driscoll, Multicon Builders, Inc., said this was very close to the Concept Plan approved
by the Planning Commission and Council. Three lots were dropped and a number of lots were
."_=~_~~.c______.._ _.~-
- Dublin Planning and Zoning Commission
Meeting Minutes - August 5, 1993
Page 23
made wider, most now being 100 feet wide. He said the only item he wanted to discuss was
listed twice on the conditions, Staff would like to eliminate Reserve "B" which is the open
space along Dublin Road. He feels this is an important buffer area for the whole neighborhood
and they are going to do extensive landscaping. As a compromise, the homeowners association
could own Reserve "B" and maintain it, rather than having it be part of individual lots,
Ms, Clarke said that the Parks Department did not want Reserve "B" in part because the buffer
does not further the City's open space goals, The buffer functioned more to market the
adjoining lots from Dublin Road than any public purpose.
Mr, Driscoll disagreed, The public benefits by having a nice landscaped area to look at rather
than the backs of houses, He agreed that he benefitted, but stated it is also good for the City
as long it was maintained,
Ms, Clarke said Reserve "B" was currently being used to meet the minimum park requirement,
and the developer disagreed as to whether it was appropriate to meet that open space
requirement. The parkland dedication ordinance does not specifically say that every acre has
to be recreational in nature, and there is discretion, Staff strongly prefers additional river
acreage,
Mr, Driscoll felt this had already been agreed upon in the Concept Plans,
Mr, Rubey reiterated that Staff would like to have the park and access staked so that it can be
field checked,
Mr, Driscoll said it would be accessible, There is a one-sided street to the woods, and there are
hundreds of feet of accessibility right to the road for the neighborhood to get to the wooded area
and down to the ravine near the river, He said there is a benefit to the City to have a nice
landscaped buffer along Dublin Road, also.
Janet Jordan pointed out that in Donegal Cliffs, just to the south, the bikepath area along Dublin
Road was not part of their public open space dedication, Their entire open space requirement
was met with the quarry site. As far as the staking, the wooded area along the river for the
parkland was approved by the Parks and Recreation Committee. The concern about accessibility
was that the ravines cut very deep, and assuring easy access to all portions on the river is
necessary, They want to make sure that all parks along the river can be gotten to easily,
Mr. Driscoll said he would be glad to walk the area with Staff,
Mr, Sutphen preferred a treed area along Dublin Road and not to see the backs of houses,
Mr. Driscoll said that he could build a fence to provide separation, but prefers the buffer,
Judi Stillwell liked the look with the reserve and trees (Donegal Cliffs). She asked if Staff was
looking for more parkland and not to count this,
~-
Dublin Planning and Zoning Commission
Meeting Minutes - August 5, 1993
Page 24
Ms, Jordan said when parkland is along the street, it is part of a larger open space system, like
the North Fork of Indian Run which parallels Brand Road as a natural greenbelt. Along
Muirfield Boulevard, in the Dublinshire rezonings, rather than taking a strip of parkland along
Muirfield Boulevard, the lots were extended with a landscape easement to achieve the landscaped
buffer desired.
Mr. Rauh suggested a reserve that would be landscaped by the developer in some fashion,
Mr. Mitch Banchefsky reminded the Commission that the Concept Plan is a non-binding
approval, Staff is requesting that it be done slightly different than set forth in the Concept Plan,
Mr. Peplow asked if part of Reserve "B" could be kept and increase Reserve "C" increased in
some way.
Ms, Jordan said whatever is resolved in this area along Dublin Road, assure that the City will
not be responsible for maintaining the landscaping,
Janet Jordan said the City was working on the Dublin Road bikepath to the county line, There
is adequate right-of-way on the Muirfield Village (west) side of Dublin, and which side will have
the path is still being worked out with the Engineering department. The City is working with
a federal grant on the bikepath with the Department of Federal Transportation,
Mr, Sutphen asked if the bikepath would go into Reserve "B" at this point. Ms. Jordan said it
may, Mr, Sutphen said the bikepath should be put in now, before the houses are built.
Mr. Foegler said that a federal grant is necessary to build this bikepath properly because it is
extremely expensive, The small pieces from developments may fit in or not, given the extensive
engineering, This project will go through the same level review as the SR 161 widening in
terms of ODOT and the federal reviews for this, It is programmed, it is on the MORPC TIP,
with funds reserved for it, and the City is going through the process now getting it moved
through the federal funding process so that we can proceed, It is going to be an extremely
expensive, very involved process.
Mr, Sutphen said federal support would be great, but it might take 10 years. Dublin should take
this path while it can get it. It is going to be used.
Mr. Foegler said that Staff did not disagree with that position, The policy is that it may well
be an interim bikepath that serves in the interim,
Mr, Jim Bozzacco, President of River Forest Civic Association, said having one uniform
landscaped area maintained by one landscape company is preferable, Individual maintenance by
homeowners never ends up looking uniform, They would like to see the area as wide as
possible,
.T'~-'"<
- Dublin Planning and Zoning Commission
. Meeting Minutes - August 5, 1993
Page 25
Mr. Tim Solack, who lives at the corner of Ashford and Dublin Roads, read a letter from his
neighbors, Lucia and Stephen Cosslett, 8055 Dublin Road, They were concerned about the
entrance to the development being directly opposite Ashford Road because of traffic/pedestrian
hazards, Many children and adults cross Dublin Road at Ashford. There is already a problem
with heavy, fast moving traffic along Dublin Road. Traffic turning left from AmberIeigh Way
onto Dublin Road will make it worse, even with the lowering of Dublin Road, The traffic study
presented to the City Engineer in connection with the development is based on the plan for a
total of about 335 homes with one proposed entrance at Ashford Road and the other at Memorial
Drive, He thought most people would be heading south and will use the Ashford Road entrance.
There are also several driveways onto Dublin Road close to the intersection, According to the
traffic study, there will eventually be four access roads to adjoining developments on the east
side of Dublin Road, the two new roads plus Donegal Cliffs Drive and Dunleary Drive, Two
of those four access roads will be only 500 feet apart. A solution would be a temporary
construction entrance from Dublin Road to keep construction traffic from going through Donegal
Cliffs, They also agreed that the stone dry laid wall should be protected, The wall is only
about 10 1/2 feet from the pavement and it will be difficult to lower the roadway three feet to
provide road drainage without undermining the wall,
Mr, Solack was concerned about the knoll in Dublin Road, heavy traffic and the line of sight.
The report said the line of sight was about 450 feet. At 450 feet you can see only the top of a
truck, He asked why it was suggested to lower it just three feet rather than five feet or six feet.
ODOT specifications are for adults, Children crossing the road need to be considered,
Mr, David Somar, 5175 River Forest Drive, said that his 60-foot driveway backed into Dublin
Road, He asked how the road could be lowered three feet, and how it would affect drainage,
Mr, Randy Bowman said that the maximum lowering is three feet at the highest point of the hill,
then it will taper down, It will not be consistently lowered three feet all the way. The three feet
of lowering, however, was determined by following the ODOT design requirements for sight
distance on the hills. The design speed used is for 55 MPH design speed. Obviously the higher
the design speed, the more stringent the requirement for lowering of the road, The City has
certain requirements for recoverable berm slopes and they certainly will be considered in the
design process.
Mr, Somar said the bikepath was a good idea, but there is an historical wall on that side and
not enough room, Extending the bikepath into a buffer would be an easier way to get it built.
There are also beautiful trees on the other side of the street. He appreciated the "no-blasting"
requirement.
Warren Fishman asked if the wall could be taken down and then put back after the road
construction. Ms. Clarke said that it had been done in other places, Mr. Fishman said that at
Hayden Run the wall looked better than before the bridge was built.
Mr, Balbir Kindra said there are several options including the removal of the stone wall and
building it back, When details are developed, a determination will be made on what is the most
.........
. Dublin Planning and Zoning Commission
Meeting Minutes - August 5, 1993
Page 26
appropriate and safe way to do it.
Mr. Randy Bowman said Staff wanted to be very clear it was the developer's responsibility to
lower Dublin Road at the entrance of the site, He proposed that a thirteenth condition be added:
"That the developer will lower the elevation of Dublin Road at the entrance to the development
to the satisfaction of the City Engineer."
Mr. Charles Driscoll agreed to do the lowering of the road but felt that there still should be
some City participation, It is an existing problem, they are not causing it.
Ms, Jordan suggested including the language "That the area along Dublin Road be landscaped
by the developer with the approval of Staff" in the conditions.
Mr, Sutphen added a fourteenth condition "That a bikepath would be constructed across Reserves
"A" and "B",
Mr. Driscoll asked about Conditions #4 and 11, whieh he did not like, Ms, Clarke said there
was a consensus earlier that these could be worked out between the Staff and the developer, If
no agreement is reached, it would be brought back to the Commission,
Mr, Driscoll did not want to dedicate two more acres of parkland.
Ms, Clarke said the issues to be resolved were what is open space, what is parkland, what is a
landscaping program, who maintains, how do we do this, and where is the bikepath.
Mr, Driscoll agreed to the conditions, with conditions 4, 5, 10 and 11 to be resolved with the
Staff,
Ms, Stillwell moved that this rezoning application be approved with the following fourteen
conditions:
,^ 1) That pavement, rights-of-way, utilities, storm sewer outlets, cul-de-sacs, vertical
alignments and street geometries be designed to the satisfaction of the City Engineer;
2) That the developer dedicate to the City, right-of-way 40 feet wide measured from the
centerline of Dublin-Bellepoint Road;
3) That full cross sections be submitted subject to the Engineer's approval prior to
consideration by City Council;
4) That the rear yard setbacks of the lots along Dublin-Bellepoint Road and the development
standards be altered for consistency (similar to those in Donegal Cliffs) to be resolved
between the developer and Staff;
5) That appropriate notes be included on the preliminary and final plats to restrict
development on the utility easements, and/or that special standards be submitted prior to
City Council consideration regarding the developability of the lots, and/or that the lots
be reconfigured in the eastern area of the site, to be resolved between the developer and
Staff (shown as lots numbered 13, 14, 20, 21, 28, 29, 30, and 31 on the Preliminary
Development Plan);
6) That the entrance intersection onto Dublin-Bellepoint Road be located opposite Ashford
~ ~ .-. _._""._...._.~_.~~,~-~-..~., _.--
Dublin Planning and Zoning Commission
Meeting Minutes - August 5, 1993
Page 26
Mr. Balbir Kindra said there are several options including the removal of the stone wall and
building it back, When details are developed, a determination will be made on what is the most
appropriate and safe way to do it.
Mr. Randy Bowman said Staff wanted to be very clear it was the developer's responsibility to
lower Dublin Road at the entrance of the site, He proposed that a thirteenth condition be added:
"That the developer will lower the elevation of Dublin Road at the entrance to the development
to the satisfaction of the City Engineer."
Mr, Charles Driscoll agreed to do the lowering of the road but felt that there still should be
some City participation, It is an existing problem, they are not causing it.
Ms, Jordan suggested including the language "That the area along Dublin Road be landscaped
by the developer with the approval of Staff" in the conditions,
Mr, Sutphen added a fourteenth condition "That a bikepath would be constructed across Reserves
"A" and "B",
Mr, Driscoll asked about Conditions #4 and 11, which he did not like, Ms. Clarke said there
was a consensus earlier that these could be worked out between the Staff and the developer, If
no agreement is reached, it would be brought back to the Commission,
Mr, Driscoll did not want to dedicate two more acres of parkland,
Ms, Clarke said the issues to be resolved were what is open space, what is parkland, what is a
landscaping program, who maintains, how do we do this, and where is the bikepath,
Mr, Driscoll agreed to the conditions, with conditions 4, 5, 10 and 11 to be resolved with the
Staff,
Ms, Stillwell moved that this rezoning application be approved with the following fourteen
conditions:
1) That pavement, rights-of-way, utilities, storm sewer outlets, cul-de-sacs, vertical
alignments and street geometries be designed to the satisfaction of the City Engineer;
2) That the developer dedicate to the City, right-of-way 40 feet wide measured from the
centerline of Dublin-Bellepoint Road;
3) That full cross sections be submitted subject to the Engineer's approval prior to
consideration by City Council;
4) That the rear yard setbacks of the lots along Dublin- BelIepoint Road and the development
standards be altered for consistency (similar to those in Donegal Cliffs) to be resolved
between the developer and Staff;
5) That appropriate notes be included on the preliminary and final plats to restrict
development on the utility easements, and/or that special standards be submitted prior to
City Council consideration regarding the developability of the lots, and/or that the lots
"
Dublin Planning and Zoning Commission
Meeting Minutes - August 5, 1993
Page 27
be reconfigured in the eastern area of the site, to be resolved between the developer and
Staff (shown as lots numbered 13, 14,20,21,28,29,30, and 31 on the Preliminary
Development Plan);
6) That the entrance intersection onto Dublin-Bellepoint Road be located opposite Ashford
Road;
7) That the existing dry-laid stone walls along the west side of Dublin Road, and the dry-
laid stone wall along the east boarder of the proposed subdivision be protected during all
phases of construction, and road improvements to the satisfaction of staff;
8) That a left turn lane be provided by the developer for southbound movements from
Amberleigh Way onto Dublin-Bellepoint Road;
9) That a preliminary tree preservation plan be submitted prior to Council and a detailed
preservation plan be submitted with the Final Development Plan for each phase of the
subdivision;
10) That areas to be dedicated as park and their maintenance be resolved between the
developer and Staff, with a view towards having the area along Dublin Road as a
permanently landscaped area to be maintained by entities other than the City;
11) That the side lot lines of the lots backing up to Dublin Road, designated as lots 65
through 69 in the Preliminary Development Plan, be extended to the west border of the
proposed subdivision, and Reserve "B" designated as a no build zone, or be otherwise
resolved to the satisfaction of the Staff;
12) That the street names, including "Amberleigh Way" be examined for appropriateness by
the engineering and public safety staff;
13) That the developer lower the elevation of Dublin Road at the development's entrance to
the satisfaction of the City Engineer; and
14) That a bikepath be installed across the frontage of Dublin Road.
Mr, Sutphen seconded the motion, The vote was as follows: Mr, Fishman, yes; Mr, Manus,
yes; Mr, Peplow, yes, Ms, Stillwell, yes; Mr, Rauh, yes; and Mr, Sutphen, yes. (Approved
6-0.)
Mr, Bowman asked that a motion be made to approve a waiver of Section 1107,04 for the right-
of-way intersections,
Ms. Stillwell moved that a waiver to Section 1107.04 be made to permit reconfiguration of the
right-of-way at intersections. Mr, Rauh seconded the motion, The vote was as follows: Mr.
Peplow, yes; Ms, Stillwell, yes; Mr. Sutphen, yes; Mr. Manus, yes, Mr, Fishman, and Mr,
Rauh, yes. (Approved 6-0,)
12. dgewood Hills
This case was no ISCUSSed at this meeting, A Sp~ting of the Plann~ZOning
Commission s scheduled for Tuesday, August 31 93 at 6:30 p.m, to disc it.
Respectively submitted,
~~ Yr>>iUj-
Libby arley 0
Planning Division Secretary
~~~'~--'-'~..- ~ __^'w
,
--
AMBER-LEIGH
"
Development Plan Text
Multicon Builders, Inc.
45.18 Acres E. of DUblin-Bellepoint Road and N. of
Donegal Cliffs Subdivision
Planned unit Development (PUD)/Dublin Code 1181.07
July 2, 1993
A. Proposed location and size of residential units
Attached to this text is a site layout which constitutes
the 9raphic portion of the development plan. The site
consl.sts of I approximately 80% open farm field with a
wooded area along the Scioto River. The site larout
shows the location of roads, parks and the configuratl.on,
to scale, of the actual residential lots. Each lot is to
be used for one single family home and there are 82 lots
in total. The smallest lots contain 90 foot fronts and
about 11,250 square feet of area. A majority of the lots
are larger than 90 foot fronts, with a substantial
percentage being 100 feet.
The site constitutes only one residential area. The PUD
density calculation is 1.82 homes per acre, which is less
than the 1.97 density permitted in the adjacent Donegal
Cliffs neighborhood.
Homes in the development will be of a variety of types
and will be constructed by applicant's company, as well
as other builders acceptable to applicant. The projected
home price of $250,000 to $700,000 will be equal to or
higher than the surrounding neighborhoods. We expect a
population of 2.2 people per home, or a total population
of 180 people.
B. Proposed size, location and use of non-residential
port'-ons of the site
The only non-residential portions of the site are the two
park areas as designated on the attached site layout.
The first is a 2.32 acre open area situated along Dublin
Road, in which a substantial tree planting is planned.
This will preserve the natural rural feel of this portion
of Dublin Road. The second park is a 3.36 acre parcel
which has been set aside for a park area in the woods,
with a beautiful overlook to the Scioto River. Because
of the rugged terrain, this should be a passive park area
for the enjo\'lnent of the nei9hborhood. This area
includes a raVl.ne with 25 foot cll.ff walls on both sides.
~r-aJ:rff:\l
n ~.,. ,- ,
I! ,!
IIi JUL - ,
J "~.;. 6 lCY.:~' ,
i. "
f ~ .'
f '-..~...
. e t -'-~
! "{ f V f' ~- "';:.
'oj'" '...., __.....<.__ oM ~ ~ .:; /.'" i :
...._, _~>___'_'''''"'~''-',<,'_'L__'---_____~_'_~'~~~''_ ~ .~_. 1'illiibiiilIW "'f
AMBERLEIGH
Page 2
We will be able to preserve approximately 80 percent of
the mature trees on the site through the park dedication
and lot configuration.
c. The proposed provision of water, sanitary sewer and
surface drainage
All utilities are available to the site.
A 36" sanitary sewer line crosses through the site from
north to south, approximately 350' off the east property
line, and continues up to Dublin Road along the north
boundary. Due to the existing contours of the site, some
of the river lots will be lower than the sanitary line
and therefore, will need to pump their waste up to the
sewer line.
A 12" water line crosses through the site from north to
south, approximately 375' off the east property line, and
continues up to DUblin Road along the north boundary.
Surface drainage will be directed to the Scioto River and
will conform to code requirements. Surface runoff during
construction will be managed to prevent or minimize to
the degree possible, silt and debris entering the river.
There will be only minor surface drainage onto any of the
adjoining lots in the Donegal Cliffs Subdivision. we
will be requesting a waiver of storm water detention
because the site is adjacent to the Scioto River.
The eastern edge of the property is adjacent to the
Scioto River and is within the 100 year flood plain. No
fill and no structures will be placed within this area.
D. Proposed traffic circulation patterns
The main entrance to the development will be directly off
Dublin-Bellepoint Road. It is anticipated that the bulk
of the automobile traffic generated by the development
will utilize this access to the city's thoroughfare
system. From DUblin-Bellepoint Road, traffic can utilize
either Glick Road or Dublin-Granville Road to reach
shopping, business destinations or major artery and
freeway access.
Additionally, a connection to Innistork Drive in
adjoining Donegal Cliffs will be provided. This
connection will provide a secondary access and also
facilitate access for fire and emergency service.
,
,..
-,.."",,, ~
AMBERLEIGH
Page 3
Interior roads are designed to meet code requirements for
developments of this nature. Rights of way will be
dedicated' as 50 feet in width with 26 foot pavement,
curbed and guttered, except for the entry road which will
be 66 foot width right of way with two 16 foot lanes of
pavement, curbed and guttered, divided by a 12 foot
landscaped boulevard, up to the intersection of Carrigan
Ridge. After this intersection, Amberleigh Way will have
36 foot pavement on a 60 foot right of way.
Any sidewalk requirements of the code will be applicable.
The existing bikeway along Dublin Road will be extended
from Donegal/Cliffs to the north property line of this
site.
E. Proposed schedule of site development
The development of the site will be phased and will begin
at the entrance area at DUblin-Bellepoint Road. Each
phase will be planned and developed as dictated by market
and demand conditions. The park area will be dedicated
as part of the second phase.
Initiation of development is planned for the spring of
1994, with models in place by the fall of 1994.
Thereafter, construction of homes will occur as scheduled
by individual builders.
There are no common architectural themes or materials.
It is anticipated that materials and quality will be
equal or superior to development in the adjoining Donegal
Cliffs Subdivision.
The primary existing topographical feature of the site is
along the Scioto River. The balance of the site is
unremarkable in terms of topographical features,
containing only a mild slope.
The tree line along the southern boundary of the site
will be preserved. It is also the applicant's intention
to preserve, as much as possible, the interior trees at
the eastern portion of the site.
Model homes will be constructed and used as sales
locations, but these will be typical of residential
architecture planned for the area and will ultimately be
sold as residences.
,
,.
-.. ._~-<"~~
AMBERLEIGH
Page 4
Landscaping by applicant in the park area will be the
subject of a separate plan developed by applicant with
the approval of the Parks Department. Landscaping of
indiv1dual homes is regulated by code provisions.
F. Relationship of site to existing and planned land use
The site area is bounded to the north by undeveloped farm
land. To the west and south are River Forest and Donegal
Cliffs, respectively. The east is bordered by the Scioto
River. Generally this development represents a
continuation of the single family development that is
located in the area.
The site is convenient to thoroughfare access as covered
above. Schools (including the high school) are nearby.
The municipal swimming pool and a number of parks,
including the Columbus Zoo, are located nearby. A fire
station is located on Brand Road to the west. Shopping
and businesses are available on Route 161.
G. Control of the site
Applicant is in contract to purchase the site and as such
is fully able to implement the proposed development.
H. Addi tional points not addressed in text above. and listed
as factors under Dublin Code 1181.07
Building height shall be the same as R-1 of Dublin
Planning and zoning Code.
,; Side yards shall be a minimum of 15 feet total, with a
one s1de minimum of 7 feet.
Front yard setback shall be 25 feet, with the exception
of Avondale Ridge Court, which shall have a 20 foot front
yard setback.
Rear yard setback shall be 25 feet.
The existing stone wall along the river and a portion of
the boundary with Donegal Cliffs will be preserved
through the deed restrictions.
Off street parking and loading to be to Dublin Code. All
homes will have garages.
I
.--
- -- ~---~-,~~~ _x...~ ,. --,-~-~. _...~-,
.
AMBERLEIGH
Page 5 I
Applicant will provide signage at the entrance to Donegal
Cliffs at the point where Inistork Drive enters the site.
This signage will indicate the transition from Amberleigh
to Donegal Cliffs.
."'- Driveway curb cut width maximum to be 30 feet.
~fO~&
, Charles P. Driscoll
Vice President
Multicon Builders, Inc.
....I
.
,
,
!
,
=------..___Mo'~"~_,~,~<"~_,_~,_,~_~'~",_,~'~~_,'_'"'~,~~'.= -,~. .. 0" ___"~' _~,~,_",,_,~~,,___ .._..~-~" -"~,-"""",,---~~,---,~,,~'-'~ ,-'".--
Dpblin Planning and Zoning Commission
Staff Report - August 5, 1993
Page 26
CASE 11: Rezoning Application Z93-010 - AmberJeigh
APPLICANT: Multicon Builders, Inc., c/o Charles Driscoll, 500 S, Front Street, Columbus,
OH 43215,
REQUEST: To rezone 45.18 acres located on the east side of Dublin-Bellepoint Road
immediately north of the Donegal Cliffs subdivision and approximately opposite
the River Forest subdivision from R-1, Restricted Suburban Residential District,
to PUD, Planned Unit Development District for a single-family subdivision of 82
lots with 5.68 acres of parkland, The request is to review and approve the
Preliminary Development Plan for the property under the provisions of Section
1181.07 of the Planning and Zoning Code,
UPDA TE:
The PUD Preliminary Development Plan also serves as the Preliminary Plat. The issues on this
site are complicated and staff will meet with the developer in an attempt to resolve them prior
to the meeting. If they cannot be successfully resolved, staff will recommend tabling,
BACKGROU1\~:
This parcel of land was part of a 1,679 acre annexation to the City of Dublin in 1973 and has
been zoned R-1, Restricted Suburban Residential District, since that time. The Concept Plan
for this rezoning application was heard and approved by the Planning and Zoning Commission
on April 8, 1993 with eight conditions, and by City Council on June 21, This plan proposed
the construction of 85 single-family lots, Since that time the applicant has reduced the number
of units to a total of 82 single-family lots, and changed the open space/parkland provided for the
site, The total acreage of the site remains the same, 45.18 acres.
This Preliminary Development Plan, which also serves as a Preliminary Plat, sets forth the
general layout, lot size, access, park area, utility service, standards for development. The first
reading is scheduled for City Council on August 2, 1993, After a recommendation by the
Planning and Zoning Commission, this application will be referred back to City Council where
it will be scheduled for a public hearing (2nd reading) and later for a final vote (3rd reading),
A two-thirds vote by City Council will be required to override the recommendation made here.
Ifapproved, the proposal will be reviewed under Final Development Plan provisions of the PUD
Chapter prior to construction,
CONSIDERA TIONS:
0 The site is currently zoned R-l, Restricted Suburban Residential District, which allows
single-family residences on lots 40,000 square feet in size or larger, as well as schools,
parks, and places of worship,
0 The site has approximately 770 feet of frontage along Dublin-Bellepoint Road, and
extends east approximately 1,970 feet to the 100-year floodplain of the Scioto River.
,
';r;-:
-~~
Dublin Planning and Zoning Commission
Staff Report - August 5, 1993
Page 27
The majority of the acreage is rolling open farmland with several wooded ravines and
cascading terraces of prehistoric floodplains. There are areas of woods surrounding the
ravines and on the steeper slopes closer to the river, The slopes close to the river are
quite severe, Several agricultural buildings are located near Dublin-Bellepoint Road,
0 There are several outstanding mature trees with very broad spreading canopies on the
older floodplain terraces,
0 This proposal is for 82 single-family lots on 45.18 acres, with 5.68 acres of open
space/parkland, This represents a gross density of 1.82 dwelling units per acre.
0 Immediately to the south of the proposed Amberleigh subdivision is Donegal Cliffs which
is zoned PUD, Planned Unit Development, for a total of 251 single family lots, with a
gross density of 1.97 units per acre, Directly west of the subject site, across Dublin-
Bellepoint Road, is the River Forest Subdivision which is zoned R-1, Restricted Suburban
Residential District. To the north of the subject site is undeveloped agricultural land also
zoned R-1, and to the east is the Scioto River,
0 The Dublin Community Plan identifies this area for single-family development. The
Scioto River Corridor has been designated for low density residential use.
0 The Community Plan identifies Dublin Road as a scenic collector and requires the
dedication of 40 feet from centerline,
0 All utilities are in place and available to the site. A 36 inch sanitary sewer line crosses
through the site from north to south, approximately 330 feet west of the Scioto River,
A 12 inch water line crosses through the site from north to south approximately 375 feet
west of the Scioto River,
0 The Preliminary Development Plan indicates eight lots with existing utility easements
running through them. These lots run parallel to the Scioto River, approximately 400
feet west of the east boundary line of proposed subdivision, On the Preliminary
Development Plan, they are lot #13, 14, 20, 21, 28, 29, 30, and 31. Such an
arrangement is not desirable and could have negative impacts on the developability of
these lots,
0 Because of the vertical alignment of Dublin Road, safe sight distance is a problem, After
,~- review of the developer's proposals, the City Engineer recommends that the location of
the entrance be located opposite Ashford Road. This location will require that Dublin
Road be lowered approximately 3 feet, at the intersection of Dublin Road and
Amberleigh Way, to accommodate adequate sight distance,
0 Because of the direct alignment of existing Ashford Road with Amberleigh Way, staff
would like the name of the main entrance road into the subdivision subject to approval
by the City Engineer, Police and Fire Departments;
0 The developer has requested that the City contribute to the construction costs for
lowering Dublin Road. Any cost sharing agreements will require approval by City
Council. These are discussed at the conclusion of this report,
0 There is a dry-laid stone wall along the west side of Dublin Road, in the area where
lowering the road would occur, The wall is of historical significance and should be
protected during all construction operations on Dublin Road,
.
r: .:._
.,~,,~.
Dublin Planning and Zoning Commission
Staff Report - August 5, 1993
Page 28
0 Amberleigh Way, the proposed entrance into the subdivision from Dublin Road, has a
right-of-way of 66 feet, and is divided by a 12-foot landscaped boulevard, This road
contains a left turn lane for cars leaving the subdivision, Additional access improvements
include a left turn lane for southbound traffic on Dublin-BelIepoint Road, turning into the
subdivision. At the intersection of Amberleigh Way and Carrigan Ridge, the landscaped
boulevard ends and the street right-of-way is decreased from 66 feet to 60 feet. From
this intersection, Amberleigh Way continues in a northeasterly direction approximately
575 feet, where it terminates at the north boundary of the subdivision,
0 The proposed street layout of this subdivision includes a continuation of Inistork Drive,
which currently terminates along the north boundary of Donegal Cliffs. Inistork Drive
is to continue in a northerly direction for approximately 750 feet, it then turns sharply
to the west, a distance of approximately 350 feet, forming Inistork Court,
0 The Preliminary Development Plan shows some streets with 26 feet of pavement, and
rights-of-way of 50 feet. City Code requires 32 feet of pavement, with 60 feet rights-of-
way for local streets, Under the PUD, streets must have a minimum right-of-way of 50
feet. Historically, developments zoned PUD in Dublin have been approved with rights-
of-way of 50 feet. The reduction to 50 feet requires justification by the developer and
will restrict parking to one side of the street in the subdivision, This will be indicated
on the Final Plat. Due to the somewhat severe slopes on the eastern portion of this site,
there is concern about maintaining safe grades on streets, sidewalks, and bikeways.
Design of all streets must meet the design standards of the City including, but not limited
to, maximum street grade, maximum grades of sidewalks, bikeways and driveways, and
maximum slopes of tree lawns,
0 As has been recommended by the City Engineer on recent developments, the right-of-
way at all street intersections should be connected with straight lines instead of radii.
0 Cul-de-sacs should be designed for emergency vehicle access.
0 The average lot size in the proposed subdivision is 100 feet wide by 140 feet deep. The
development standards submitted include a minimum side yards of 7 feet, 15 feet total.
Front rear setback is 25 feet, with the exception of Avondale Ridge Court, which is to
maintain a 20-foot front yard setback. The required rear yard is 25 feet. Staff believes
that the rear yard setback requirement should be augmented to include 20 percent of the
lot depth but not less than 25 feet.
0 The proposed parkland dedication for this subdivision is a total of 5.68 acres. 2,32 acres
of the dedicated parkland is located along the west boarder of the subdivision, directly
adjacent to Dublin-BelIepoint Road. This portion of the dedicated parkland is bisected
by the entrance drive into the subdivision, Amberleigh Way, leaving 1,75 acres to the
north in Reserve liB", and .57 acres to the south in Reserve "A". The remaining 3,36
acres of dedicated parkland, Reserve "C", is located in the southeastern portion of the
proposed subdivision, north of Carrigan Ridge Court, This reserve begins at a distance
93 feet east of Inistork Drive and extends east to provide access to the Scioto River,
0 The applicant has requested a detention waiver for the subject site. The City Engineer
believes that due to the proximity of the project to the Scioto River, a detention waiver
,
~.:
~"""___,.___.._~_~_.__'."~~" _~~.o.__".~"_~.,"..,.~_'_~_ - .~~. '-~---_._._--_.--- . "",,"",,~~;.>~.,-,,,,.-....-.~_----....~.
Dublin Planning and Zoning Commission
Staff Report - August 5, 1993
Page 29
is appropriate. The applicant must be aware that granting a detention waiver will not
alleviate the responsibility of providing adequate outlet erosion control.
0 Due to the close proximity of existing homes and utility lines, blasting for street, utility,
or home construction will not be permitted,
STAFF RECO:MM:ENDATION:
Staff will meet with the developer in order to resolve a number of these issues, In the event
they remain unresolved, Staff will request that this item be tabled. Staff can recommend
approval of this Preliminary Development Plan under the PUD, Planned Unit Development
regulations of Section 1181.07 with the following conditions, but due to the complex nature of
the PUD requirements several issues should reach closure prior to Planning Commission
recommendation:
Conditions:
1) That pavement, rights-of-way, utilities, storm sewer outlets, cul-de-sacs, vertical
alignments and street geometries be designed to the satisfaction of the City
Engineer;
2) That the developer dedicate to the City, right-of-way 40 feet wide measured from
the centerline of Dublin-Bellepoint Road;
3) That full cross sections be submitted subject to the Engineer's approval prior to
consideration by City Council.
4) That the rear yard setbacks of the lots along Dublin-Bellepoint Road and the
development standards be altered for consistency; be identical with those backing
up to Dublin- Bellepoint Road in Donegal Cliffs;
5) That the 8 lots running parallel to the Scioto River, approximately 400 feet west
of the east boarder of the proposed subdivision, be configured to assure
developability and to protect existing utility easements from undue encroachment.
These lots need to be redesigned to a special standard that relates to these unusual
characteristics, This plan must be submitted prior to City Council consideration,
On the Preliminary Development Plan for the proposed subdivision, the lots in
question are #13, 14,20,21,28,29,30, and 31;
6) That the entrance intersection onto Dublin-Bellepoint Road be located opposite
Ashford Road;
7) That the existing dry-laid stone walls along the west side of Dublin Road, and the
dry-laid stone wall along the east boarder of the proposed subdivision be
protected during all phases of construction, and road improvements to the
satisfaction of staff;
8) That a left turn lane be provided by the developer for southbound movements
from Amberleigh Way onto Dublin-Bellepoint Road;
9) That a preliminary tree preservation plan be submitted prior to Council and a
detailed preservation plan be submitted with the Final Development Plan for each
phase of the subdivision;
10) That park areas are acceptable to the Parks Director and the Parks and Recreation
.
'"~ -=--
~,-"._,~~.,._~-~--<.~"......--=..~~~,~~ ~..,~-""'~ ~ -^._----_...._~.. _..,=~,~,~,,~--;~;- ... . -.. .---..'~~._...._-
Dublin Planning and Zoning Commission
Staff Report - August 5, 1993
Page 30
Committee, and that the park along Dublin Road be permanently maintained by
the developer or the homeowners association;
11) That the side lot lines of the lots backing up to Dublin Road, designated as lots
65 through 69 in the Preliminary Development Plan, be extended to the west
border of the proposed subdivision, and Reserve liB" designated as a no build
zone; and
12) That the street names, including "Amberleigh Way" be examined for
appropriateness by the engineering and public safety staff,
Additional Information:
1) Staff feels that there will be some public benefit from changes to Dublin Road,
There is an existing vertical sight distance problem at the intersection of Dublin
Road and Ashford Road. Any cost-sharing agreements with the City must be
approved by Council, and Staff could recommend possible City participation in
the construction costs for Dublin Road in the range of 15 to 25 percent. This
formula should be resolved prior to consideration of the rezoning by Council.
2) Prior to acceptance of the final development plan, any cost-sharing agreements
between the City and the developer must be accepted and properly executed,
"-
,
r:
-_.~~,-.^
.
, f
RECORD OF ACTION
DlJ"'BLIN PLA1'\1\'TJNG AND Z01\WG CO~IMJSSION
CITY OF DU3U\ APRIL 8, 1993
:he Planning and Zoning Commission took no action in the application below at its regular meeting:
2. Concept Plan - Amberleigh
Location: 45.18 acres located on the east side of Dublin Road approximately opposite River Forest
subdivision,
Existing Zoning: R-l, Restricted Suburban Residential District.
Request: Approval of the Concept Plan under the PUD, Planned Unit Development regulations of
Section 1181.07,
Proposed Use: 85 single-family lots,
Applicant: Multicon Builders, Inc., c/o Charles Driscoll, 500 S. Front Street, Columbus,
OH 43215.
~10TION: To approve this Concept Plan with the following eight conditions:
1) That subdivision entry points, sight distances, street design and grading are revised to meet
the City of Dublin standards and to be approved by the City Engineer;
2) That the street and lot layout are modified to preserve the mature trees on the eastern portion
of the site and that a tree preservation plan is submitted;
3) That public access is provided to the Scioto River and that park areas are acceptable to the
Parks Director and the Parks and Recrea~on Committee;
4) That storrnwater management plan is submitted for review by the City Engineer including
justification for storrnwater detention waiver requests, if requested;
5) That all potential conflicts with lot layout and sanitary sewer easements be resolved to the
satisfaction of the City Engineer;
6) That the Dublin Road bikepath to be extended to north property line of the development;
7) That the old dry laid stone fence is preserved and protected by development text; and
8) That the environmental impact potential of sanitary sewer lift stations is demonstrated to be
minimized to the satisfaction of the City,
VOTE: 6-0
RESIJLT: This Concept Plan was approved.
STAFF CERTIDCATION:
M~t~v~~
De\'eJopment Re\'lew Specialist
, IA~berleigh I
"
U'Il"If"w*'-.:'
.~.--_..
)
. .
MLJIt:::iC::CJn
BUILDERS. INC,
June 10, 1993
Mr. Balbir S. Kindra
city Engineer
city of Dublin
5131 Post Road
Dublin, OH 43017
Dear Balbir:
Enclosed are two alternative entrance designs for our proposed
Amberleigh subdivision, located north of Donegal Cliffs. The
attached traffic study from Traffic Engineering Services, Inc.
indicates that either entrance will work from a traffic standpoint.
However, aligning the entrance with the existing Ashford Road will
require the removal of a hill in Dublin Road to provide adequate
sight distance.
Our preference is to use the entrance 250 feet north of Ashford
Road, because it does not require reconstruction of Dublin Road.
If the city prefers the Ashford Road entrance, we feel it should
pay for the cost to fix the existing problem on Dublin Road. We
will agree to provide turn lanes on Dublin Road from either
entrance location.
Our engineers, M. E. Engineering, Inc., have studied the possible
reconstruction of Dublin Road. We have enclosed three copies of
their proposed solution to the existing sight distance problem,
along with 23 copies of the two site concept plans.
We would like to have these concept plans considered by city
council on June 21, 1993. Please let us know if you would like any
additional information prior to this meeting.
Sincerely,
MULTICON BUILDERS, INC.
~/?J~
Charles P. Driscoll
vice President
CPD/rr ..-"
cc: Terry Foegler r~) ~ @ ~ 0 w rn f~,;
I \ .- --'I. .
,/ Mark Jones ! L: 1
\ \ n 1 \ JUN I 0 \C.'On :.::: , ~
\1". '.......
'~...", ;
.]
I .
t~. _.... ... .F." ".F ........-..... . -.,' "..
j r. ~:; ..' ~.,-~ ,~ :: . ~ .
t..... . .... l.__!..._..._.:..--=:_....__:...-.- .....;,'
,
500 SOUTH FRONT STREET .\UITE 770 · COLUMBUS, OHIO 43215 · (614) 241,2070. FAX A~berleigh
Ul<:fnrv
. '"
.
RECORD OF PROCEEDINGS
Minutes of Dublin CilY Council Mttling P~.g&! 12 Meeting
19
.. . .. . - . ,- . ... . -....- -.... ... ... .. _._._. ~__.... _.0_' ._ _'
'ng commented u follows:
e believes in building whXllh&! city c~n ~fford, lInd can <fford 10 oper<l&! wilh the suppo
of e community.
2. She s <Iwa)'s envisioned lh~t the Cenler .....ould include a pool, a senior .rea .nd
nmn~ . m f~cilities. B~sics 10 be included in the firSl ph~se ue a pool and a g)'m, ut if
one or Ih olher must be chOsen, it mllst be what is affordable ~ntl .....hat .....ill be s I poned
by the com unity.
3. ]f Ihe schools' re 10 he a m~.jn CllSlomer of Ihe pool Ihat is .buill, lhen their ommitment
musl be secure dore the ddsion is mllde to build a competilive pool. J he support is
not Ihere for the: c .t of operllting th&! competitive pool, perhaps the su .ort is there for
I opcr<ling lhe leisure ' ,II; either w~.y, more: informxtion is needed hef .e a determination
is mllde.
Mr. Sutphen suggestc:d contllcting II ' schools 10 see if they arc interes tI in using a competitive
poo],
the community that it affects the
2. m number of people. He believes a
needed by the community and should be -
I
3.
Olral Ohio have an indoor competitive
Mr. Cllmphell summllri2ellth:tt Coun~jJ cells lU know whllt tli numbers :Ire:, the revenues from
vllrious sources, hefore they elm m:lk a decision on the compo. nts. He believes Council .....iII
support .....hlllever there will be mon lU pil)' fur, He retlueslc:llthOl his be on the agenda for July
19,
Discussion foJlowc:d IIhout t effecl on the Cenler's timeline h)' the vote lay until July 19.
Mr. Kranstuber sugI:esle spechll Council meeting prior to the July 19 me 'ng sO thllt the public
could have lin OppUM\1 ' Y 10 spellk lit II meeling d~ic:llled evening to the Com unily Center.
Mr, Campbell res onded that a Parks and Recreation meeting with staff present
specifically for' put by the puhlic IInd no one an ended but the press,
Funher di llssion followed about the possibility of I special meeting,
addition' informlllion on revenues lInd site.
.'
Mr Insley contirmc:d thllt iflhe infurm:uion be~umes IIv~i1l1bJe soun, Ihe Mayor and City Mllna:
I decide whelher to clllIll special meeling of Council prior to July 19,
~ .-..-" . _. .- -.--
Concent Plan. Amherleieh
Ms. Clarke slaled thlltthis WllS reviewed by Planning Commission in April anti was llpproved .....ith
I number of condilions. A concept pllln is I non-binding VOle by bOlh Ihe PIllnning Commission and
Council, and is inlended 10 letlhe develuper knuw if the I:lnd uses aTe generlllly appropriate for the
area. The concept with this pllln is 10 lIevelop a piece of propeny llcross Dublin Roxd from River
Forest wilh single-family homes. There are ~S acreS IInd ES 10ls with a density of I.E8 units per
acre, slightly 1m Ihan the Donegal Cliffs suhclivision. Donegal Cliffs subdh'ision abuls this propeny
on its south side and there would he II street tie-in bel.....een Ihe suhdivisions, There are 1.....0 plans
that were: diSlribllled: Ph," A llnd PllIn B. The onl)' difference is involved wilh the point of entry
to Dublin RUllI! for Ihis /lreH. The p.,rkh'"t1 meelS Ihe: dly's re'luirements. The cundilions imposed
by Plllnning Commission lire: lIS follows:
I. Thllt subdivisiun enlry puints, siJ:ht disl:lnces, Slreet desiJ:n ~nd grllding :Ire revised 10 meet
the City of Dublin standllflls llnllto be llpproved by the City Engineer;
2. Thallhe street and lot IX)'Ollt are modified 10 presen'e: the mlllure trees on the caSlern ponion
of the sile llnd lhllta tree presef\'1I1ion phm is suhmilled;
3. That puhlic access is provided 10 the: Sciolo River lInd Ihllt pllrl: llrellS life acceptable 10 the AmberIeigh
Parks Director 2nd the P:ITh lInd Recrealion Commillee;
4. Thllt SlormWlller m/lnxl:(mt~l pl:lIl is suhmillell for review by Ihe City Engineer including Concept Plan
justification for slormw:,tcr l!cl(~:ion "';Iiver rCI]utSIS, if rt1lueSled; Public Hearing 1/')
I.-:
", I
. -~~.~ "..-.- ..
RECORD OF PROCEEDINGS
Minutes of Dublin City Coundl Meeling P~&e 13 Meetin
=r"~~~-'~." II
I l.?~!~....__ :,u~: 21,_~~~? __, ." _. ,., , 19_
~ - -- - , ..
I 5. Th~t ~II pOlenli:l! conflicts wilh )ot I~)'oul ;:nll s~nililry Sewa eilsements be resolve.rlto the
I 6. sillisfil,liun uf the City Engineer;
Thatlhe Duhlin RClild bikep:llh he extended 10 the nonh propeny line of the del'elopment: I
7. Th~tthe old dry hlid stOne fence is preserved ilnd protected by development text; lond
8. Th~tlhe environmenllll impiI,t pOlenti~1 of S:lOit"ry sewer lift st~tions is demonstrale.rllo be
minimized 10 the s:uisfil,:ion of the City.
Chilrles Driscoll develona, st:tled thiltlhe)' h?\'e no objection 10 any conditions listed on the staff
repon. He described the sile l\nd mltd th~t the only unusu~1 fe~ture is a 20-foot drop bet.....een
streets F 2nd G with a natterr~ce hoth ~bo\'e and below the drop. They envision a Coventry Woods
type product with prices ranging from 52~O,OOO 10 5700,000 for homes on the river. They have
now lowered the 101 numher to 82 and the density is 1.82 per acre. They divided the park and open
space inlo twO different llreitS. There is a sin:.:le-Io:,ded streel lolong the p~rk for neighborhood
accessibility. He ~ddtd thllt Ihere is ~ fairly spectllcular rock OUlcropping down near the river in a
30 foot sheer diff ritvine which will he inclulled in lhe p;:rk area. The slone wa1l1l10ng the river
2nd IIlong the Donel,:ill Cliffs line will he preserl'ed. The second piln of the open splice is lllong
Dublin ROlld where Ihey will presefl'e Ihe rLlrlll fed in:.:, The Dunegal Cliffs hihpath will be I
extended and mllny trees will he pl:tnleJ helween lhe hikeplllhs lInJ the homes. Three issues need
to be decided:
l. Where lhe enmlnce 1'0:1(1 will he. The d~vcloper prefe;s Ihe entrllnce 250 feet nonh of
Ashford Ro~d heclIuse of the sile dimnce ~vllil:lble ~t the top of the hill. Pllln 13 lines up -
the ,enlrllnce with Ashford Ro~d, requiring m~jor reworking of Dublin Ro~d to gellldequate !
site dislance. If the cit), prd~rs the Ashford Road enlrance loc~tion, the developer will work
.....ith s:aff to come up with Ol cCSI.sh~ring formulllto handle Ihe correction of the current sitc
distance problem.
2, They will be requesting stOrmwlller detention similar to Doneg~1 Cliffs,
3, They will need to pump the sewage on lhe eight lots ~Ion~ the rivcr because of the sewer
line location.
Mrs. King llsked how the hlt si:tes cllmp~re with Ihose in Phase One of Doneg~1 Cliffs.
He respondellthlltthe squllre fllll\llge is similllr, hUlthe hilS in the Amberleigh pllln lire a liule .....ider
at 100 feel. She ~Isu re1luesled Ih:!1 Stilll' or the llevelllPllr pTllville Cuuncil .....ith phutos of the rock
outcropping f~~lure priur 10 the nellt present:l1ion of this pllln :It Council,
Mr, Driscoll ~ddelllhat Cuundl memhers /Ire welcume to visit the site 10 view Ihe feature,
Mayor RO:tllnski pr/lised the devdClper for Jocilling Ihe pllrkhmd in an area lIccessible to other
residents of Dublin.
Mrs. King :asked the: developer 10 m..ke II commitment th:1l he will identify any lP.r~e, historic trees
on the site.
Mr, Driscoll responded th:ttthe trees of 24 inches or larger are identified on the concept plan,
Mr, Amorose moved 10 appro"e Ihe l'lInrep! pl:1O with the conditions stated,
Mr. Sutphen st'C'undl."d the muliCln.
VUIe: on Ihe motiun . Mr. ClImphell, )'es; Mrs. King, )'es; Mr. J{r;lOstuher. )'es; Mllyor R0211nski.
llbstain; Mr. Sutphen, yes: Mr. Amorose, )'es.
A this poinl, Mr. Amorose \\';IS excused from the meeting (] I :55 p.m.)
, I
Reports oundl Commilll'CS
There were no repa
Commenls from Shlfr
Mr. Hllnsley remind~ Councillhllllli /In Economic Developm
Chamher of Commerce tomllrrllw. Mr. .. ~r
development pllln lire twOur Ihe fe:\tured spellkers.
He 11lso commented th:lt Mr. FoegJer met with lh 10 " , . recentl)' in reJ:~rd to the annulll
request for deferral uf the detentiun b:lsin lleferrlll WIIS grant
be coming within II few dll)'s.
Ms Grir~hy st~t lit hills were t~ken Illst Wednescl:ty on Ihe nuleS ;:ulhori:ed by ncil ~t the Amberleigh
l~st meeli e effective interest r:,le \I'ilS 2.538 ~,nd Nillionlll City \\'IIS the low hidder Concept Plan 2/2
s 11 cd. ' r. "-.
" Public Hearine:
.' .^<,.~-,~----~_... .- -- v<<._ -~",-_.,__.-_"____~_.~. IT) "
l.../
RECORD OF ACTION
DUBLIN PLAl\"1\1JNG A!\'T]) Z01\1JNG CO:Ml\lISSION
CITY (IF Ut'BLI\ APRIL 8, 1993
The Planning and Zoning Commission took no action in the application below at its regular meeting:
2. Concept Plan - Amberleigh
Location: 45,18 acres located on the east side of Dublin Road approximately opposite River Forest
subdivision,
Existing Zoning: R-1, Restricted Suburban Residential District,
Request: Approval of the Concept Plan under the PUD, Planned Unit Development regulations of
Section 1181.07,
Proposed Use: 85 single-family lots,
Applicant: Multicon Builders, Inc., c/o Charles Driscoll, 500 S. Front Street, Columbus,
OR 43215,
l\10TION: To approve this Concept Plan with the following eight conditions:
1) That subdivision entry points, sight distances, street design and grading are revised to meet
the City of Dublin standards and to be approved by the City Engineer;
2) That the street and lot layout are modified to preserve the mature trees on the eastern portion
of the site and that a tree preservation plan is submitted;
3) That public access is provided to the Scioto River and that park areas are acceptable to the
Parks Director and the Parks and Recrea~on Committee;
4) That stonnwater management plan is submitted for review by the City Engineer including
justification for stormwater detention waiver requests, if requested;
5) That all potential conflicts with lot layout and sanitary sewer easements be resolved to the
satisfaction of the City Engineer;
6) That the Dublin Road bikepath to be extended to north property line of the development;
7) That the old dry laid stone fence is preserved and protected by development text; and
8) That the environmental impact potential of sanitary sewer lift stations is demonstrated to be
minimized to the satisfaction of the City,
VOTE: 6-0
RESULT: This Concept Plan was approved,
STAFF CERTIFICATION:
~11J8IIlmm1OCOUNCIL M~r~~
. 11 q FOR MEE11NGONW
Development ReView Specialist
.
Planning and Zoning Commission
Meeting Minutes - April 8, 1993
Page 6
2. Concept Plan - Amberleigh (previously called Donegal North)
Mark Jones presented several slides of the site and the Staff Report, This Concept Plan under
the PUD regulations for 85 single-family lots on 45,18 acres located on the east side of Dublin-
Bellepoint Road immediately north of Donegal Cliffs subdivision, The property extends
approximately 2100 feet east to lOO-year floodplain along the Scioto River. There is fairly level
rolling farmland nearer to Dublin Road, and then it starts to drop off towards the river.
The Concept Plan is the first stage of the review process and is a non-binding review by the
Planning Commission and later by City Council. It is intended to indicate proposed land uses,
open space, and road systems in very general terms, The review is done prior to conducting
more detailed engineering and site analyses. The objective of the Concept Plan is to give
general feedback on land use, Concept approval authorizes the applicant to file a formal
rezoning application (preliminary development plan) and proceed with a detailed site engineering
and other studies,
This site is currently zoned R-l, Restricted Suburban Residential District. The majority of the
acreage is rolling, open farm land with several wooded ravines and cascading terraces on the
prehistoric floodplains, The slopes close to the river are quite severe, Several agricultural
buildings are located near the road, There are several outstanding mature trees with very broad
spreading canopies on the older floodplain terraces that should be preserved, This proposal is
for 85 single-family lots with 5,62 acres of parkland, having a gross density of 1.88 units per
acre. The site abuts the north edge of Donegal Cliffs subdivision which is zoned PUD, and is
developed at 1. 97 units per acre, The River Forest subdivision is to the west across Dublin
Road and is zoned R-1. The Dublin Community Plan identifies this area for single-family
development. The Scioto River Corridor has been designated for low-density residential use.
Due to the vertical alignment of Dublin-Bellepoint Road and the topography, safe sight distances
for any new street intersections are of serious concern, The proposed entrance road may be
located too close to Donegal Cliffs Drive to be safe, Due to the importance of Dublin-Bellepoint
Road in the street network, access points should be highly coordinated and properly spaced,
Further study will be required on the placement of the entrance road, Additionally, the Dublin
Road entry should be studied regarding the need for turn lanes, The Dublin Road right-of-way
should conform with the Community Plan (80 feet), The applicant's engineer has done some
further study to establish the sight distances from several locations along Dublin Road, and the
Engineering Staff is still reviewing this data,
The subdivision street layout will be studied further to assure proper connections between this
development, Donegal Cliffs, and future development to the north, The need for a stronger
connection, or even a north/south collector street, will be further examined, The stormwater
management plan, including possible detention areas, needs to be submitted, Although Donegal
Cliffs has received past storm water detention waivers, this applicant will need to show proper
justification if a similar waiver is desired. Due to the somewhat severe slopes on the eastern
portion of the site, maintaining safe grades for streets, bikeways, and sidewalks is a concern,
All public street designs need to comply with Dublin standards and be satisfactory to the City
.
,
--',y.
~........."",","" It
I>Ianning and Zoning Commission
Meeting Minutes - April 8, 1993
Page 7
I
Engineer, The major sanitary and water lines that run through this site currently present
problems for the layout of several lots, Blasting is a concern both for basements and the
installation of utilities. Other techniques should be considered.
The parkland dedication requirement for this development is 5,58 acres, The applicant is
proposing two park areas, a 2.52 acre linear buffer along Dublin-Bellepoint Road and a 3,1 acre
park on a wooded ravine at the southeast corner of the site, This totals 5.62 acres. River access
is encouraged along with preservation of as many healthy mature trees as possible, A bikepath
along Dublin Road bikepath extends across Donegal Cliffs frontage and ends at this site, It will
be continued to the north property line, The old dry laid stone fence along the eastern extent
of the property should be protected as one element of the development text. Several lots near
the river are very low and may need to pump uphill to reach the sanitary line in place, The
developer needs to address this issue,
The proposed development is consistent with the Dublin Community Plan and will be compatible
with adjacent properties and expand Dublin's high quality housing. Staff is recommending
approval of this Concept Plan with the following eight conditions:
1) That the subdivision entry points, site distance, street design, and grading are revised to
meet the City of Dublin standards and to be approved by the City Engineer;
2) That the street and lot layout are modified to preserve the mature trees on the eastern
portion of the site and a tree preservation plan be submitted;
3) That public access is provided to the Seioto River and that park areas are acceptable to
the Parks Director and Parks and Recreation Committee;
4) That a storm water management plan be submitted for review to the City Engineer
including justification for stormwater detention waiver requests, if desired;
5) That all potential conflict with lot layout and sanitary sewer easements be resolved to the
satisfaction of the City Engineer;
6) That the Dublin Road bikepath be extended to the north property line of this
development;
7) That the old dry laid stone fence be preserved and protected by development text; and
8) That the environmental impact potential of the individual sanitary lift stations needed for
several lots be demonstrated to minimize the impact to the satisfaction of the City
Engineer.
Mr, Sutphen requested that there be no blasting, because people to the west still have wells.
Charles Driscoll, representing the Multicon Builders, Inc., 500 S. Front Street, Columbus, OH
43215, distributed a letter to the Commission from the Donegal Cliffs neighbors,
Mr, Driscoll stated that Multicon Builders, Inc, agreed with the eight conditions, He announced
that the project will be named Amberleigh, instead of Donegal North, The site is flat with an
unusual terrace near the river, where there is a 20-foot drop and then a plateau, He envisions
a Coventry Woods type product, ranging from about $240,000 to $700,000 near the river, Most
of the lots are 100 feet with a 1.88 units per acre density, The park is divided into two areas.
Access to the river is provided for the neighborhood, Near the river there is a spectacular rock
outcropping and a 30-foot ravine which is included in the park, A single loaded street along the
,
,
"~~--~~........_........,~,~-'--~,"",.-"<".,.,,,."~.~~ - I". --:j-iii: 1-'<
Planning and Zoning Commission
Meeting Minutes - April 8, 1993
Page 8
park gives an open view of the woods to the neighborhood. The second part of open space is
along Dublin Road where they will plant trees to continue its rural feel.
Mr, Driscoll stated the greatest challenge of developing this open site is to add charm to the
property, The developer will install a landscaped boulevard entry and a landscaped rotary to
break up the openness, Two tiers of homes backing up to the river is a unique way to handle
the shape of the land. The upper lots will look over the lower lots, with two rows of homes
backing up rather than the homes facing each other. Due to grade changes, lots will not have
access from the lower street, only the higher one, Mr, Driscoll also gave the Commission a
second concept for handling the two courts along the river, which attempts to preserve two large
trees down by the hill. They may shorten the courts and lengthen the driveways to a couple of
the houses, This has been discussed with the fire department, but the Staff has not had a chance
to review this plan,
He said that the neighbors many small children on Inistork Drive which is the street which is
proposed to connect into Amberleigh subdivision, He would prefer that Inistork not connect,
but if it must connect, construction traffic should not come through their neighborhood,
Three other issues are still open, The sewage needs to be pumped up from the eight lots along
the river to the sewer line half-way up the hill. A storm water detention waiver will be
requested, The most important issue is the location of the entrance on Dublin Road. They have
checked the sight distance at several points, At Ashford Road in River Forest, the shortest sight
distance is 450 feet. If moved over to the middle of the site, there is a hump in the road, and
the site distance is 1000 feet from that point. Their engineers say that 450 feet is adequate based
on ODOT Standards, It would be acceptable to the developer at either location,
Mr. Jones added that a letter from Washington Township Fire Department raising concern about
the design of the cuI de sacs had been given to the Commission, The applicant and City
Engineer are working on this issue. A letter was distributed from a resident regarding the
extension at Inistork Drive and the construction traffic through the neighborhood,
Barbara Northrup, 7996 Inistork Drive, President of the Donegal Cliffs Homeowners'
Association, said that they are pleased with the development planned, However, they are
distressed with Inistork Drive being extended, In the area of Dunkerrin and Inistork there is a
speed problem now, Road connections will bring more traffic and a safety problem, Children
ride bikes in the area, They asked to have a sign posted to ban construction traffic from their
entrance, If the street has to connect, it was requested that speed bumps or a stop sign be placed
at Dunkerrin and Inistork Drives,
Tim Solack, 8025 Dublin Road, a civil engineer who does site engineering, disagreed with the
intersection totally, In thirteen years as a resident, five vehicle accidents have landed in his
front yard, Most accidents happened when cars went over the knoll and lost control. Three to
four additional accidents have happened in the area in the same 13 years, The intersection is
not safe with the development in the area, It is impossible to turn left and go south on Dublin
Road from his driveway, which is 20 yards from Ashford. The speed limit of 45 mph is
exceeded, Fifty to seventy-five people a day cross the road at the bikepath. The road was not
designed to handle that type of heavy traffic, In the morning from 6:30 - 8:00 a,m, and at
nighttime around 4:30 p.m, to 6:30 p,m, the traffic is very heavy, He believes this should not
be considered unless a road is opened up through Memorial Drive,
.
,
~,
~._ ~______..',__.~"".'._n,__'_ ....~_,._<"~~<.~~~~"",=~~,"'=<.=~----'_."_., .<""."-~~-=- "1- t
Planning and Zoning Commission
Meeting Minutes - April 8, 1993
Page 9
I
Mr. Solack said to the sight distance to the south was not bad because you can see beyond
Donegal Cliffs, Turning north off Ashford Drive the sight is good, but you still have to look
north and the knoll prevents a clear view. He said 450 feet is not enough, The road in this
area is five to six feet higher than the lawns, He said when the sewer line was installed, the
shock wave from the blasting rolled through the limestone layer and shook his house, His main
concern is the traffic and congestion at that intersection,
Ms, Lucia Cosslett, 8055 Dublin Road, pointed out that the proposed density was twice that of
River Forest. They felt it was not in keeping with that section of Dublin Road, Dublin Road
has been designated as a State Scenic Route, because there are sections that still have the country
character and feel. The original farmhouse is still there on the National Historic Register across
from the site, They are concerned that the character of the area will be destroyed, If the
development does go through they hope that a large undeveloped section be placed between the
road and the new houses, Secondly, the traffic problem is very dangerous, There have been
many accidents in front of her house in addition to the ones Mr, Solack reported. That is a
major crossing area for all the pedestrian traffic and bike traffic going between Donegal Cliffs
and River Forest. River Forest has had an enormous increase in the number of children in the
last five years, It is between 100 and 200 in the neighborhood, The children use the bikepath
in front of Donegal Cliffs and use this point to cross, There is no other place in River Forest
to cross, Joggers also use it. She estimated that close to 100 pedestrians or bikers cross daily
at the comer, Traffic moves very fast, and it is very dangerous, There are four houses with
driveways that open up right into Dublin Road, which add to the traffic problems, As an owner
of the old laid stone wall on the west side, she stated that the wall is under the protection of the
National Historic Registry and there are restrictions as to what can be done with the wall.
Pam Boyd, 5175 River Forest, has a driveway onto Dublin Road and believes the biggest
concern is the traffic problem, Her driveway is in the dip between the two knolls, They have
had several accidents and several near accidents (almost rear-ended), There was a fatal accident
previously there and are worried,
Dan Sutphen asked if the developer would be flexible on locating the entrance. Charles Driscoll
said yes, He said if it is at the high spot in the road, then it does not align across Dublin Road.
Mr, Sutphen said there was a brief passing zone in the area of Donegal Cliffs on Dublin Road,
and he felt it should be addressed, He almost had a head-on accident where someone was
passing someone in the dip, He said that a better line of sight than 450 feet needed to be
established, He also mentioned the concern about blasting,
Judi Stillwell felt conceptually this should become single-family residential and felt the direction
was correct. She was pleased that the developer was concerned about the preservation of the
trees as much as possible, She also liked the access to the river to the public, Ms. Stillwell felt
the street layout needed to be rearranged,
Ron Geese said that wherever the intersection is placed, he would like to know the approximate
cost to remove the knoll. He also has seen a bad accident in that area. The taper of the ditch
on the east side should be similar to Donegal Cliffs so that it is not so drastic a drop, He also
would like a streetlight at the intersections along Dublin Road.
,
... ~'~-~-~""~~""'~_._"~~"~-=~-."'~'~'_""_''''''''''''-''''~~'~'-'--'-~_.- - _.~-_.~-'.
Planning and Zoning Commission
Meeting Minutes - April 8, 1993
Page 10
,
Warren Fishman was concerned about the density being too high,
I
George Peplow wished that the natural characteristics of the area be kept in mind.
Jim Manus commended Mr, Driscoll for working with the residents of Donegal Cliffs because
it is and important part of the process, He felt the Concept Plan matched the intent of the
Community Plan very well.
Mr, Geese made a motion to approve the Concept Plan with consideration comments made in
the discussion tonight as well as the eight conditions in the Staff Report.
1) That subdivision entry points, sight distances, street design and grading are revised to
meet the City of Dublin standards and to be approved by the City Engineer;
2) That the street and lot layout are modified to preserve the mature trees on the eastern
portion of the site and that a tree preservation plan is submitted;
3) That public access is provided to the Scioto River and that park areas are acceptable to
the Parks Director and the Parks and Recreation Committee;
4) That storm water management plan is submitted for review by the City Engineer including
justification for storm water detention waiver requests, if requested;
5) That a:ifpotential conflicts with lot layout and sanitary sewer easements be resolved to
the satisfaction of the City Engineer;
6) That the Dublin Road bikepath to be extended to north property line of the development;
7) That the old dry laid stone fence is preserved and protected by development text; and
8) That t~~ environmental impact potential of sanitary sewer lift stations is demonstrated to
be miriimized to the satisfaction of the City,
Janet Jordan stated that the Columbus Division of Water says that the strip of land between the
wall and the river is not owned by them. The county surveyors reported that the property line
is at the high water line of the Scioto River,
Ms, Stillwell seconded the motion. The vote was as follows: Mr. Fishman, yes; Mr, Geese,
yes, Mr, Manus, yes; Mr, Peplow, yes; Mrs, Stillwell, yes; Mr, Sutphen, yes, (Approved 6-0,)
-
3. Concept Plan - Erwin West
Mary Newcomb presented the Staff Report and slides of the area. This is a Concept Plan under
the PUD regulations for 92 single-family lots, 72 multi-family units and an I8-hole, par-3 golf
course, and clubhouse, It will be located on 99,6 acres that wraps around the north the
northwest corner of Brand and A very Roads.
The site is bisected by the Franklin County/Union County line. Out of the 99,6 acres, +20
acres is located in Union County and has not yet been annexed to Dublin, This will cause some
amount of confusion and administrative difficulty in the long run, and specific coordination
between the jurisdictions is needed, The entire site can be serviced by Dublin water and sanitary
facilities,
.
,.
_._.~_.._.~.._.~>.. ,,'.- t''Lll "
August 5 , 1993
Comments by Stephen and Lucia Cosslett (8055 Dublin,Roadl
about the proposed Amberleigh development
Because we couldn't be present at the meeting, we have asked
Hr, Tim Solack to read these comments on our behalf,
First, we want to express our concern at having the entrance
to the new development directly opposite Ashford Road, He feel
that this could be a serious hazard.
. Over 100 people a day cross Dublin Road at Ashford --
either on foot, bicycle, or skates, About three-fourths of
them are children from the River Forest and Donegal Cliffs
neighborhoods, Residents of the River Forest neighborhood
cross Dublin Road at this point to reach the bicycle path on
the east side of Dublin Road,
. There is already a problem with heavy, fast-moving traffic
along Dublin Road, If people crossing Dublin Road at this
point also have to contend \dth traffic turning left from
Amberleigh Way onto Dublin Road, it will become considerably
more dangerous than it is now. This will be a problem even
after the proposed lowering of Dublin Road to improve the
sight distance at the intersection,
. The traffic flow on Amberleigh Way will be much greater
when the entire site is developed, The first phase, being
considered now, is for about 82 homes, A traffic study
presented to the City Engineer, in connection with this
development, is based on a plan for a total of about about 335
homes, with one proposed entrance at Ashford Road and the
other at Memorial Drive,
The assumption in the study that half the traffic would use
each entrance seems unrealistic. Most people will be heading
south to work or shopping, and are more likely to use the
Ashford Road entrance,
. The traffic problems are made worse by the fact that there
is another intersection within 500 feet, There are also
several driveways onto Dublin Road close to the intersection,
. ,
-,I ;. 1 ..
~ I,
(> " J" . ~j
. ,
!, . / ."! .t, i. ~
, "
- ~ .---'.... - .'
,. . ~ l
! ./ .,1. . ( ... -- .'"...
, ....~
1
./ ",to'
, .. ') ,... .-
~~~~-~~"'-'~-""=~~-_.~~~~~~' I't ,
We are also concerned abour the overall planning'of the street
system, Good planning should have a long-term view,' and take into
account the overall development of the area.
. According to the traffic study that He just mentioneds
there will eventually be.four access roads to adjoining
developments on the east side of Dublin Road -- the two ne,.,
roads, plus Donegal Cliffs Drive and Dunleary Drive, This
covers a total distance of nearly a mile along Dublin Road,
But two of those four access roads will be only 500 feet
apart. which doesn't seem to be good planning,
. We know that there are probably good economic reasons and
other reasons for developing the southern tract first, But
that should not be the only factor in deciding on the best
overall access point from Dublin Road,
If it was determined that the best entranc~ po int \\'as not in
t.he first phase of development, one solution would be a
temporary construction entrance from Dublin Road to keep
construction traffic from going through Donegal Cliffs,
tk
J,~iori0 We also _want to comment on 4 recommendation, in the staff
r<.:::port, that t~dry-laid stone wall along the \\'est side of Dublin
Road should be protected during the lowering of Dublin Road, Of
couse we support t.hat recommendation, But ,,,e are concerned about
how it will be done, The wall is only about ten and a half feet
from the pavement, It will be difficult to lower the roadway three
feet, and provide road drainage, without undermining the wall,
Stephen R, Cosslett
Lucia Dunn Cosslett
,
".. .-'- ,.-. ,..... ~~--~~~"'-.. '" ......".--..<<""...
Dublin Planning and Zoning Commission
Staff Report - April 8, 1993
Page 4 I
CASE 2: Concept Plan - Amberleigh
APPLICANT: Multicon Builders, Inc" c/o Charles Driscoll, 500 S. Front Street, Columbus,
OR 43215.
. '"" REQUEST: Concept Plan review by the Planning and Zoning Commission under the
PUD, Planned Unit Development regulations of Section 1181.07 of proposed 85
single-family lot subdivision on 45,18 acres located on the east side of Dublin-
Bellepoint Road, immediately north of Donegal Cliffs subdivision,
BACKGROUND:
The Concept Plan is a non-binding review to be conducted by the Planning Commission and later
by City Council. The procedure and requirements are outlined in Section 1181.07, The
Concept Plan is the first stage of the review process, It is intended to indicate proposed land
use(s), open space and road system in very general terms. This review is done prior to
conducting more detailed engineering and site analysis, The objective of the Concept Plan is
to inform the applicant as to whether the proposal is generally on the right track, An approval
here authorizes the applicant to proceed with filing a formal rezoning application (preliminary
Development Plan)and proceeding with detailed site engineering, etc, The next step is the
review by City Council of this Concept Plan,
CONSIDERATIONS:
0 The site is currently zoned R-1, Restricted Suburban Residential District, which allows
single-family residences on one acre lots or larger,
0 The site has about 700 feet of frontage along S,R, 745, Dublin-Bellepoint Road and
extends east approximately 2100 feet to the 100-year floodplain of the Scioto River, The
majority of the acreage is rolling open farmland with several wooded ravines and
cascading terraces of prehistoric floodplains, There are areas of woods surrounding the
ravines and on the steeper slopes closer to the river, The slopes close to the river are
quite severe, Several agricultural buildings are located near Dublin-Bellepoint Road,
0 There are several outstanding mature trees with very broad spreading canopies on the
older floodplain terraces,
0 This proposal is for 85 single-family lots on 45,18 acres, with 5,62 acres of open
space/parkland, This would represent a gross density of 1.88 dwelling units per acre.
0 The site abuts the north edge of the Donegal Cliffs single-family subdivision which is
zoned PUD, Planned Unit Development District (1,97 units per acre), The River Forest
subdivision is to the west across Dublin Road, zoned R-1, to the north is undeveloped
agricultural land also zoned R -1, and to the east is the Seioto River,
0 The Dublin Community Plan identifies this area for single-family development. The
Seioto River Corridor has been designated for low density residential use.
0 Due to the vertical alignment of Dublin-Bellepoint Road, safe sight distances for any new
street intersections are of serious concern, The proposed entrance drive may be located
too close to Donegal Cliffs Drive. Due to the important role of Dublin Road in the street
.
,.
-,.."--~~ .
Dublin Planning and Zoning Commission
Staff Report - April 8, 1993
Page 5
,
network, access points should be highly coordinated and properly spayed, Further study
will be required for the appropriate placement and alignment of any new street
intersecting with Dublin-Bellepoint Road, Additionally, Dublin Road and the entry
should be studied to determine whether turn lanes should be installed. The Dublin Road
right-or-way should conform to the Community Plan (40 feet from centerline),
0 The subdivision street layout will need further study and adjustment to assure inter-
connection between this development, Donegal Cliffs to the south, and future residential
r development to the north. The need for a stronger connection or even a north/south
.~ collector street should be examined,
0 A storm water management plan should be submitted, and the areas for possible storm
~ water detention should be identified, Although Donegal Cliffs has received storm water
detention waivers, the applicant will need to show justification for a similar waiver on
this site,
0 Due to the somewhat severe slopes on the eastern portion of this site, there is concern
about maintaining safe grades on streets, sidewalks, and bikeways, Design of all public
streets should comply with City of Dublin standards and as approved by the City
Engineer, This will include traffic circulation in conjunction with the proposed rotary
intersection of Street "A" and Street liE,"
0 The existing sanitary and water line easements are shown through several lots, This may
affect the lot layout or the developability of certain lots as proposed.
0 The City has concern about the utilization of blasting in the vicinity of either buildings .
or existing or proposed utilities, The developer should consider other alternatives for
rock excavation,
0 The parkland/open space requirement for this development is 5,58 acres, The applicant
is proposing to provide 5.62 acres, This includes 2,52 acres open space along Dublin-
Bellepoint Road and 3,10 acres park surrounding the wooded ravine at the eastern end
of the site, The applicant is encouraged to provide access to the river and preserve as
many healthy mature trees as possible,
0 The Dublin Road bikepath extends across the Donegal Cliffs frontage to this site, The
path should be extended to the north property line,
....... 0 The old dry laid stone fence along the eastern extent of the property should be protected
and preserved by the development text to be drafted,
0 Several lots near the river may have sanitary service connections which are lower than
the existing sanitary sewer running through the site. The developer needs to be aware
of and to address the impacts of this issue,
STAFF RECOl\1ME~roATION:
Staff recommends approval of this Concept Plan under the PUD, Planned Unit Development
regulations of Section 1181.07 with the following eight conditions:
Conditions:
1) That subdivision entry points, sight distances, street design and grading are
revised to meet the City of Dublin standards and to be approved by the City
Engineer;
.
'.'
_'i",."
. -,-----=-- ~---~....._~.~~-~~._~ ~-." ~-~--"--"-----"-.........._-'" ~..'--~'"-~ -.. .~.'-~-'--.
Dublin Planning and Zoning Commission
Staff Report - April 8, 1993
Page 6
2) That the street and lot layout are modified to preserve the mature trees on the
eastern portion of the site and that a tree preservation plan is' submitted;
3) That public access is provided to the Scioto River and that park areas are
acceptable to the Parks Director and the Parks and Recreation Committee;
4) That storm water management plan is submitted for review by the City Engineer
including justification for storm water detention waiver requests, if requested;
5) That all potential conflicts with lot layout and sanitary sewer easements be
..~ resolved to the satisfaction of the City Engineer;
6) That the Dublin Road bikepath to be extended to north property line of the
~ development;
7) That the old dry laid stone fence is preserved and protected by development text;
and
8) That the environmental impact potential of sanitary sewer lift stations is
demonstrated to be minimized to the satisfaction of the City,
Bases:
1) The proposed development, as modified above, is consistent with the Dublin.
Community Plan,
2) The proposed development will be compatible with adjacent properties and
expand Dublin's high quality housing,
.
,
i',,,_.--,,,~
-
L \ \ ii, ) :r .' ."
( \ ..... ' .:,: ",,~ ..'
." ....
--:c
..- \\ ) L "./' ,~:...; ;:;,:,-:".'
:'"' ~ 00) I ~ : <,,\t;?~;Ci\t:
~ \\ ,.,,,. ".....
. ..:..~:.:.~'t"";:. :.~.::..: ~~~~'.
~ \ ,......... .,"'.
:."<;;,..& , \ ~~. , '. .<jfr.f~~
. . -' \ . ...
- ,~tr-~\\. ' ,':,
,.~2 ~ !,
~ I , I
... --z ~ I ..' ~ \
~#~. E \ \ { ~ C 0 U N T Y, / ___ ------.,' .
~ -~\..R - -- \ \\' - --' .
, ' t: \ \\ 'i-. -- .
....., - - --- ,... I --.
.....,~~..... .ii~;i ~ ~ 'R,", .J/ '\ LJ
~ ~- '1\~ LJ
~ l xr .1\ ~'~. '\ \~ c- - .- .
~\"r IIIV:} ~ ~\ ~ ~"
1 Site Area ~~ 'j J \\ ~~1,n;"l..,. / r .,~ Ir I 1- .
J r~" ~1 ~ I.
~..... \' -. ...
~'\\ lI1l-'~ Jl/~,_ .~ _' /-"' ~ ,/ . " ,
l-- .R-~ ~-1 . \: ,.:' .~' "._'_ _
\. V '=;1 ,'. ~, - - '..
\ \ " PU 0 -' ' . ,J;
_\ '- - ~ ' "?' - "1 I
- ...." ,~R-1 PU "
~UD . -~ '."\ L' _ -I I j'j I 11 ) ~ / ,.... ,
, \F=?'i" \ - I '- ,....; I I i I I n,T I,
-. . I,- r :
J#"~. \" { .
0,(,. '. \r .
~ '" . - . : ,./ .
I ,r ' ," 1f~~\\ \ i I - ~.). .
" ~, ...1. ~: J
l~ R- ,',: "'nil I' ",11 \\.......1 . C; R-1 , \, ,....' .",
Jl C - rlL-r .'. ~ ': , , {.,. .,;.~ ~
- ...... .... ,. I .:
- Ti rr II 'L-. .
- 1 J 'T I ."'!I:..;, ,'- I 1 a = II 1/ :..-- ' ~ ..,:'::~-f:, ~.:.'.
'--~, r~. . Ii 71 ~~ .-" '.' '" ..
=b-. f I- -{~ . ,~ ~;~' 'L..R. .': ~C \ i == ~.~' - ,....r1 -.: '. ' '. ': <<.':.:: ",:
, ,. or ---JI . ! _ . . .
2 ""- .' , -\\ L. 1 ~,A,:.: . I ..!!,l- Y T T 1 1 U ?~ /'<" . : '. ,
rT f'a. . ~ J.. · ~. f.,I.: .
p..'.... b:: L- .. ..'
~ I- I"'L~ I',' l:: r- R-I . .
IcI..../ I :\ ."-......1 . ,,\;= rv- t:: t:: I R-
l -^- \, ~ ~\ U j t,"',Jl-1-
/" ~ ro R 'I . \\ ~ """'1 lr II. R-I CC b.... .
II~ . I. r= n TIT V' ' -=-- .. .,.:',
J ) PUD = \ t:""':'". - . <?f ---====,', . .,.,. ;'. ,. >::-
~., -,' .....:,':":".~..
'( ~ R .::::--:::. _ \ ~ ;.?' . . '. ':'..-
7 = .- =i:.::.",.. .,'
PUD ................................... D -I 1 .' :~':.: ,:,.;',:.'
'. . -~.... ~. :>: ,,:.:.;
\.. J. . I ~, ..,.. ....'.:.....
'---- 11: " ....:' .. ,
--- Q.!! " ,. - . ~- ,,' 161 <t.,- ::.-:' -:' ;'
I '4,J' =:ii 1 11 I ~ \ L.:-...:. .',: .r, '. ,< . ,::
~UltO:l Ll L!.I 1A;7- - t .."
~ P . t "tl'" ,. "
I. . ~".. Ii'" \1 ..
~ ,~ CB .\ N ~
R-2 . '_ . . i
,I ~ I S~ ~ I Concept Plan
,~ '. ~ A. r<,B ,. - Done(]~1 ~nr+h t I
~"""~..~
~ ~'""'"'......~~~
~
--
_._~~~
Area
. DEL.
L , "" "',' '" ...' ,
""',','. .'
", ". ',', " :' FRA
j.
Dlf
~ ~ ~
:m>K
'. :~.
......
"-".
. . t Plan 1
Concep u__.u..
n_____1
ft~
....%"
-- -
,
I
I
i
!
..
~
I
......
f
.
Concept Pian N
CORF Donegal North 't
- Froodway Map
,
".
-'""
I
-
ZON E C
~~'"
..
.
Concept PJan tV
' Donegal North 't
Fro 0 d:.J IJ ~,u r ~.nce Rate Map
.
":
-
~
r
-
-
-
I -
OVOCi - -
M3V\ l/WWnS - -' ======y -
I DR/Vf: I
_,c~S\D~ ~ 8 I
o~~ . 0
~ _ Q Q 5
o I::> a '
1 !I 0/;)5 '" "- I: r- <t 5 l.J ~ -
_ )i~ IH ~ . Vi !;! i;! I: co '" "- ']';";' , -
~j..,,; ~ Z <t Vi <(l.J W =! II ~' ...
~ <J I ~ ~ -' z !d ~ U 1 Iii ' I -,
lu Q. '" <t W 0 "- <t 1::- I
1'= . r----. 0( l:l ~ ~ ~ ~ Vl :J; e; Z -...3 ' i
Iii' ~ 2 0 l.J 0 ...J
10 ~ Q ~ '" .. 0 w I z ..J 13 z :;: tt ~ u. <( I V> -I
~, Ii <l", '" -Vi Z <t ;j: "- l.J !i 2 Z ,q'
~ 11 "'~'" >- . .,; w U' -' 0 0 l5 ;; i>I !i ~ 6 z >- o...-.J C)O::: W r- ~ U ~
Q '" "", I- U ",,,, _ - ::; > W '" Z ......
~ ~ Qa~ 1 _ <t ~ '" ~..J ..J ' ~ tt I () 0 0::: ,l.J '-.J · I
I ' . z '- II' '" 0 <t <t 0'" 0 I" I:! CJ <( - 0 '" -
DUBLIN ,~ 1 {) ::> ~::> ~ ~ 0 0 ~ II ": :;; ~ ~ 0 ~ I- W W I- 0 I- "' '"
ROAD .... 't S II .. ci <5 0 ~ Vl Vl r- t- " l\ l\ '" '" e! III Z Z ~ Vl t:) W -' 0 Ol
\':', \ ~ .. 5 '" <t '" '" i;! W ~ Vl Vl ~I ~ ~ [ & I::::e ""'" w ~ ---1 D ~ 0 t5 0 Z ~ ~ ~ ~
'" 0 'e,;J 5 _ <Xl" '" U U 5 '" i;! l.J ' .::e a: """""'" 0 en 0:::: " - z 1-'" 1 ...
. 2. D ~ 'i,,!!l ;= ~ _ ~ '" <t <t <t ~ U 5 I I I 1 ~ 5! -I""" "- 0::::1 . '" viO P::OVl Ol 1
<( c..D .,. Q <( U '" 0., <t <t 2' Ul we.. ,.,.. ...W:ON ~Vl O<OOl
<>:0 :to<( ~ Q uC;: _ ",...,,,, ~ ~. i<'- r-wl -1--'"
I.. ~'" ",a ...:1; [;; Vi ~ ... ON'''' 0:;;: ~ I Ill, I ~~ 0:::0 W 0 i'::O::;:;; Ztia>OZI ~
_ _ <( <>: 00 Vl Vl 0 u" '" '" '" ' 0... -.J m U'::> Vl :0 N a 0 ~
~ <>: ,. Vl <( ,,'" 0( "" ., W l...L.J1 ' 0 -' - 0:: ... ~
o :5 d I" 51 ~ " ~ > ""':::::: I i= Vl 8 t:) :::! ... vi ;0 :!
_ ..J I U 0 Vl Vl 1 '" '" W ..:::. W 0 Z ~ ,; ~ ~<O
~ ~ !f i)l >-I i;! i;! I~ Z x 0 8 0 <( p ~ ~ U Vl ::; W ~
_ 0 1-:." U u '" ..... 0 . ~::J ,.
~ z Z co "- "" _ <t _ Vl u 0.. w 0 · , r_' 0 · z x
;;! ::> 0 01 Vl w z _ r- 0 '" x - 0 - 0 <l
~~ "I ;;! '" ~ G NI i3 ~ ~: I ::> ~ ~ z <t ,~ Vl x ,I "' 8 I'"
o >.. _ "- 0 ",' . ::>" ~ r- Vl ' ") ::I a...
00 '" '" - 0 r-
j!i 0 "ow~ <Xl.... "'I"; O:~..J 0 ' c I
3 ~ :;!wt-w co '" 0(' -' ' · M J
N U Q: a. III N z I - ..--.
- w .. '" - ~ ~,
Z II ::J ;! 0'" " <Xl <Xl :5 z ' · m I!I:lDI
" ",z W .0.0 ~ - -
. I ... li g: ::: ~ " · '" r- ~...
.-- SC\010 RIvER 6 8 ~ ! ~,o 7 ....
o g ~ II' · ~ L u. -
_...w ,w ~
. : W (/) ,("
009 __>--- ~__- __ to::~'T~~"'------~---- _~--~----'-'~--- ~~~ ~~ Ss. })
_ -s: _,- ' ~,"'."1ol.l- _ _ , /
0, 0> .' ~ ." .. - /
. ~ <O~. ~. .' · · 1
'-..... _ _ ___ ., .~"' ,;~ 7 · ",.' I
_ rr ~ - ~">' Q
- -- - ,.-' ." ~ . -- -
_ ._ _ .i ."< . \ ~ ~ "'!. ~ l"_' - - f ,..d ~
_ . H _ &P \"..(\ N~ui '- \ ~~- ". ~ ~,--:;....-, /
'Il.__ V _ _ -<.. ,0 - ~\'--- 0 ,lOl 1
~ 0 - - .~" .
, ~~"'- __. _ _ ./1 ~ '\ ,'"
~ """" ,'" /' I '\ ~.~ I
lJ..J li7' - =- ." ~" . ..'" I
. = '- ____ '-' . ~.... ,,-" _.~ ol'
I or. I-./""'.. ).J'J;:.~ _ ~ _ _ '\ _.. . ,;; ~ · "," I :;j Vl N
_ ~ !'> 11,/ ,,_~..c-,;.r;,= ~\' .L~~ irv- ~ __/.,o_~~ ~~ 00
ill! _,- :~!i~ ~I/l;? ~f f___J!i}LrIr7IIf7I11II1~~N../~T ----v--..; ~~-- \ -ff -~" ",- -=- - :Ift; gf ~~ ~
'II: II _ _ b-;::l _" ~ 2: ~ ~~ . ill ~~ ~ ~~ ~ _ ~ - \\ \ .,. (;(.7 ~ 1 -'- j..-' -.( ..1. ~ ... ;:::.A-:S':.. '\ /,..-- ~r/.~ _II '-- <3 5 00
,II I _ _ _ _ _ "r .~. ~ liw~.", ~ "-. I~~~ ;, _ ""8.:; 2 \ ~ ~, .. /" " ~g W r-
Q: _ _ _-SA _ _ -'i _'" ~ai"~ ~ N~. ~ ...,;' - f-: llii -~. \..(V ~\\JT' 1,' JI ""....L i~ - 1--5.~
. ~r~<!!! ""7 SA_~O<UJu~- _ _ _ ~ '8 r.' !iNc" 2 ,~ [I I "" >"' 0 ur- -
... '3 1: r \~~~..;...........:",~w",,, A SA ~ _ _ _ _ ""_ - - \: U T 1 2 ,1//11;: · 00 '!o-J - ---
... , . .. . ~ /--.. . _ _ _ SA ,~ -f ' . '<t,,,, . ~ ,
~ l--6 ....".i -' -l' '0, _ /' I:'-::;: - - - ,I - ~. SA- - - ~ I_~ -li~ ',I i ~ .-
r. l--6 3r \~l I ~,,,r=J _ ,;,;,. ~ J" _----s~~~==-==-==- __7~.J- SYr-II-~/7-;~'. \-1<"51<'- - ~
~ "" ~ I I _ I----=Z- ...... 1 >- ~ w I'L ' is \ ,.. ...., - - J,P - - .....
F ....-.0 ~ ~ .. 1 r-J I ..;Jt&IH ~ 1 /' ~ _w: c ~ lJf-"- - - . ~ l(j/~)
u ~ a . .. ., '~''I:''/ .alp;) ,csS'I .......'~ -= - ff' - ~j' I.;:. "'
III _ _ ~ E E ~'1' ~ r< I I ,I \. \i ". _ f = --.: '- 1 ",' -\71 ';rl=l - .-:fl '-- 00 I t-:-
~ 1 E i i ~I~ "U)".o I I ,'I> _ / / ~I -T I 00
~ ~_ ~Jfj i llli ~r-. II I..' Pl~~ K7 T 1 '"'I'. I ~ ~ I~ IA1 · 1,7A
. a ~ .r I "'\ ft I'l . ... . a:: 0'" t -' '<t 0"
0" s II U) I I _ (1';. j; V, I "Ill ' ~ - y... .; , R
~ I ~ ~ ~ d~ i i i :z ~ I II I .", ,I ,,' ,~/... I i I ~I' U ~ .'" B i iJJ -, ~ ., ,~ :0 ~ :g I
! ,. i ~ AI "- ! ! .. I. I I.... '--J If '" qJ III ~ ( 1/ ft.1 ~
_~ :..~ I _ ~. 1~ /1 '1-/, _ _~~ ~ 'II IQ:I' ~.1Ji !:';::i . \ 1-- 1!.lf
--'---"'- '- I I co " .....;~J I ; I . JIll ~ X) ~ " a:
8e6 I I ll* ~ ,;~ - ..,;~, lR~~, t ,0 ~ ( /I / .". 00;;
I ' I ' :> \ .. - ~ 'I., l3' . 0" .
~ I if - - 0( \;, Q) 8 . ' -----!.., ;;; ~ - · "
iI '" ' . . _.. - - - - - 8"
o Vl I 'i <( Y.JlO "" ." \ ---" 'J'{ ~ .. 00
_ I ~ 'I ~ _ 1",1 0 . .i ~ - -:-""- r"" -~ f-- -5~ LAf:?1
1-11 \ I _ vi ~ '" ~ II I I .... ~ if).J - t .r" I-~ -=- ~ Q: .", ",.
Z II I- " 0 <( I I l.h~"""V \. n:: :::== c::-I. '~'~o !!! q 'fd!Ja:: II "
~ 0:: .... ~ U .c., i/?J~ r: /i' - I-,~lts. 1~ >I~~ J~ () os. '"
~ ~ ~ 0 :; I T _'" 'r> J :; I ~ _ ~. - ~ - - . ~. 00 a: -
0(' ~ ~ N ~ II I / 'I Q:, :fl," ;'B" J I" / - '- B ..., ~
Q. " ," I "~,, ;j" ~ ~ -- ...,'" LU
N _ .' I u' Co I, . <<~ ~ rr 0 Go) " U 0
I'l i f-e ~ I I J ' / _ 1/"" I f I - IOj.'1 f ~. "';; -' z
I : ~ ~ 'l> 1 I 'II .or' T~ .,r. . ;te N "'"' i! "..~ . ,<::, .... <3 :::
~ ,~ E E ''J ~ V I;i _ I 6 ~. ~ '" 11/ -- Jj W U
. ,II . . I _ ,2 " ,,~. e. 0 01.. -1/ ~
o 0 t ~ :& ~ I I I I ".1\ _ ~ - ~, 8 ct) ~f1 ~ '"
. . <0 ~ :' . ~ ~ -;.... I ' ... .c" \ ~, 17 - rr'/6 ' ...... 'j - 0
.' ~t-.y . ~ ~ ~ 0 IX) I I '" 1 ,. I~ ~ \7i' ---;(::i ~ I '\. /
~ T-' ~. ... _ N I 2 11? 6, 1\ /, I, ,c" I ~ .0('1
t= Z it- ~ ....-iE _' ' ~ I I . ~ rill \ :! ~. lb' \
U . 0 8 _ I ? - - ,c" 8
. \ ~ 't. z Ol .' - '"
. III 'I \ diLL I ~ ,ll' ~!~ . '" - ':::ic,. IfrV ---9::i ~ ~" Itfl Q)!~ 8 ~ -;, "
~ _ ,S: .. '. 0 I I '" I' t'- ~ If' 1ft-., _.' ---:! . ~ i: '" - 1j. 0..0 r
: ~ i~ ~ ~~ 8e6 ~ I ,ll, . ..\_ '\~ ~ - ~!:; 9 .~' 1!t fI, .. .c,. \ ~- - o~, .'" 6; ro ,...~
~ R I AI ..,. < I II I '\ ! ' ? ,~f IJ b if, I . , \ ~ ~ 't- N
_ _ . ..,. I- '< I , ;! ".I ~ 0'" 11 iX 0 . 15 10/ ---6". "'! ,,'"
~ I ~ ~""'I--- II) Vl ~ iC ." /I r~ ~ ,01. ..., "- ,.~ " c09 ~ 8 6~ ~ jJQ: 'I :1" ~ <0 0
I- --:t .' J N . t ~ II L-+- .Ql_ ~1j~ ~ff~ ~ :! 11 J~ '" j :::>
~. Z <0 " ,0' ' I~ ,_.t ~ '" Q.
_^ >-::i ~~ II~ IV .,,'+.}~ ~I \~/, _r "r. -~ ~ ~ 8
/'{\ ~ ~ @I~ ' ,,8 J L :l: -,/41 / ~ I .c" , cr 1/ /!' R .00 " Z
i Q: Z ,w8 " I I ....~" . ~ /::J, _ I .. :r 108' 0
~ Z ::> < ~g:;: ,,' j I 11O.. E 1~i ... _ fJ~, g~. ~ .. () "X) ~ I N
Vl Q: 2,~ i5 ", :I C. Sf - - .' ~
o LL ITn- "....:::;; "~4' ...
W >- I II ^ I _ } ""II" _ _' ,0 0-'
LL ~.., ..:..' ~ . 0 '" U
I- Q: 0 I I ' 1" / 'fI ' ... II - ..., . · · /. , · -
Z I ...J =' I- I / ~38'" Q) 6.. ~ V" "'s ... z
... ~ Z ~. '~" I _ " 'I :!" '/ 1-- 0
is ::> I ~ 1_ I tf, 7"'-~' __ ..~.,.' , 0 a: '" 0
> <0.1 ~ ~M . fi ~:o <0
0( , "'" _ u WI: ~" " "II. 0
0.. ~ : ~ ~ 'I '" ~~~ ~ .' --1 .." () ;!~ ~ U '"
~ I> ,rB 0 Z 0 I I · ~. J.....~ \ ~~. " ~
N 1 ~ ~ ~Q: 5 ::i ;::; 'I I II /\ l ~, III lOa 8 ,Cb"- ..... N~1.. Ilk ~ . . i ~ - ~
r' m ~ LJ,. \i ~ ....;>.. ...... "", ~ IYi"r Q ...
~ : ~ H ::> v ilof.! I V ---jl' ' I !!" ~ ...... .... v 77/ - Ol
..... i U i 0 " I I l' (: j / 'If ." - ~,,'.Ifi; ", ~
Q: _ I ' 6 Z I ~ II ' '" z J:..
. _ ,8 LL I ,'\ N. _ ... ,oN J:.. <<
~ ~' : '.1 i!! 0 I, ,~ <O~~ JI; ___ ~ ~~ ~> ) ,} \ .,,, - ~::: 1 <<
'1 " 3 3 >- I . i!jf ~.. ~ '. v' / ,,~a: t1l W
_ , ..' 0 I- I I I <o.~. <O;~ ~ ij' ~ ..., It LU
o I' i I I I I <O;~ ~"" ~ \ \ c .. '9> ~ z 'f' t-
. III >~ I l:.! << I I!" ~, [II I "'-, ,!I! /,,~ ~\ ~ ..., ~ := Vl ~ t5
N _ . . ,-,. , ib<-. / / --r-r-t '. _ "" \.. ,,_ '" \: ~ ... 0:: W t-
" . _.. ~ r . _ / f./--I _ /..... _ ~ C~ \. "/0 ~ :0 Z U
~ .; ~: I~ it, I I ~~ . /1' .. ~ ./1 CS'~: \ -:' ,\ -? - 0 ;i 0 I
- - ., ~ ~ I - ... ~ ~ - "'I-
~ .;:.' a I ~ II' . .~ I' / -"" 7 ~ ~ U t--..
... _ I ., I . <O!~.. <D ,. ." \ ~ ~ ' ~ ' 0
.. - I""" /"'" ,.. - \ ~ '"
__ . -:7"" 0
_ _ s ~ I I."J I ' '" " .. IV A-'-' ~ ..-
- - .. . .
_ _ _ _ _~~~ I I Jr' ,_ 01
~ _ _ __ _ ,.,," 0
... __' .v - Vl
M/~ _ _ _ _ I I I / [ ~ - l)~~:C" co ~ W .
_ _ _ . "-.--_ c> . II! (f) -z
_ _ -!: -5A- _ U----: J~ !i i i:Li tli dO
_ _ _ _ _~i---'" 1.1~ ~ ~ leil)"'" 8 -,z
M/ _ _ _I '- --'.0--- ~ __ II. . ... ~ - 00 <(0
~ _ 1_ _ I ~ ' - ~ 1m g 0 "'r-
_ -c -w _ W . _ ~ wU
__-'" .. _ ___ _ zw
_ ( ---;~_ _ 2. ,Z(\~ w _ _ ' 1-- t-~' OVl
\ ( ~~ '")_ '=-~ w ~, ,_ _ o'
I " V _ _ _ T _, / j. " _ . IS
,V) l I 0 ,NIOd31138 =- - _M~~rt; - ,w 't-~~ 16- J -- ~
\ II NI1Sna _ _ I --- III
- ---'~ -
~ ~ \ 1 - __._ - 0- - ~"'-"'- "
I .. II ~ -- r ~ I - - ' - ~ '"
R f 1/ . - - - - - - '---- . - -- - - >- ~
co ~~ /! ~~ l - - - - - - I - M/~ .-:;; -~.. -........... ~
~ I -' wI: I!''' -
" .. _ -l~ - 8 ... w. z .
00 \0 "< U ... i!' " " '
o N en
l' I . I i^-- '<. -I - M/~ ~ ~ i,; ~ ~ v"
a · - N Z ~,,~ U
0:: <. "" li w "z "
o ~ UJ Z
I- W Zw :oj" -
Vl >" " '" ,,~ is
W t- '" " ill " ili" N
0:: Vl W ~wU .. "
o W Vl Z i!5 "" ~ Z .
... 0:: _ W li 1"''' 8 "
o 1 ~ a..~ ~ ~i ~ 0
0:: ... ~ Z
W ~ N . i!' ,,~x -
2: '" 0 "" ~ ~ If ~l\l '\' ~
~ <0 ~ LU W ::> . >-::> ~ ~
00 _ z > 0 _ " ;;! ",0: Z . ..
'" 0 '" '" ... ~ ~i!' w ~ ~
N LU 0 __ 0 ~ 0: ~ w ~
Vl'" Z - ;:: ....,
00 w:r - 1 t-" i!'''1S
'" Vl -' '" ::J li ~ If'" .
_ <( w ",'" o. w~
:0 " '^ ~~ 0 m
o .. w~ '" ...
N w - I:~ "m
_ ...1 ~a "'I!l~"
<( 0 0:: '" ~ ;;1 ,,~
'" " ~ 0 ::>
L .. VlO w::> w t-,,!;l
I "'ow i!' ~ .,~ ~ ~ ~ ~
00 g 5 III " ~~ ~ " 0 ~
3: N ~ "iJiw i!' ~ ~
~ ~ ~ 0 0 ~
w " III IS~ ~ If li "
:r ili ; ,,~," t- " ~
I- ~ ;;c I'" l;< " ::> Z "
__ 6 ili Ill" '" U " "
7 ~ ~ en ~ ~
. Ol "I~ :g 9 0 ~ a.. ~
.. Ill" '" ~z '" U ~
l.IJ z 4( )-0 Q: )- W VI
~_)- f=O-CUJUJ
01 ~ ~ ~ ~ '" ~ ~ 1!
Zlen D\ Q:X ~ ~ x
. ...w ~ ~ ~ ~
.-.~ .... ...--
~""'-
~,---- .........
_1>- .,.:.:.1....1,....-
-.~
~ ,,_ ~ I
.,. ,
. -
- ..
-
-
-~- ~
-~-- -
~~
"-