Ordinance 099-14RECORD OF ORDINANCES
Dayton Leal Blank, I nc.
-- .._- _— 99 -14
Ordinance No.
Passed _
F.— N
20
REZONING APPROXIMATELY 120 ACRES LOCATED ON
THE WEST SIDE OF AVERY ROAD, SOUTH OF THE
INTERSECTION WITH RINGS ROAD AT THE
SOUTHERN CITY LIMITS FROM R, RURAL DISTRICT
TO PUD, PLANNED UNIT DEVELOPMENT DISTRICT
(AVONDALE WOODS PLAN) TO FACILITATE THE
FUTURE DEVELOPMENT OF UP TO 360 SINGLE AND
MULTI FAMILY HOUSING UNITS AND 37 ACRES OF
OPEN SPACE. (CASE 12- 084Z /PDP /PP)
NOIRV, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin,
_1 42 of its elected members concurring, that:
Section 1. The following described real estate, (see attached legal
description), situated in the City of Dublin, State of Ohio, is hereby rezoned
PUD, Planned Unit Development District, and shall be subject to regulations
and procedures contained in Ordinance No. 21 -70 (Chapter 153 of the
Codified Ordinances), the City of Dublin Zoning Code and amendments
thereto.
Section 2 . The application, including the list of contiguous and affected
property owners, and the recommendations of the Planning and Zoning
Commission, are all incorporated into and made an official part of this
Ordinance and said real estate shall be developed and used in accordance
there within.
Section 3. This Ordinance shall take effect and be in force from and after the
earliest period allowed by law. I
Passed this day of _0 46 ttk� 2014.
yor - Presiding Officer
ATTEST:
Clerk of Council
OfFce of the City Manager
City of Dublin 5200 Emerald Parkway • Dublin, OH 43017 -1090
Phone: 614 - 410 -4400 • Fax: 614 -410 -4490 Memo
To:
Members of Dublin City Council
From:
Marsha I. Grigsby, City Manager'C��
Date:
October 9, 2014
Initiated
Steve Langworthy, Director of Land Use & Long -Range Planning
By:
Claudia D. Husak, AICP, Planner II
Re:
Ord. 99 -14 - Rezoning approximately 120 acres located on the west side of
Avery Road, south of the intersection with Rings Road at the southern City
limits from R, Rural District to PUD, Planned Unit Development District
(Avondale Woods plan) to facilitate the future development of up to 360 single
and multi - family housing units and 37 acres of open space. (Case 12-
084Z/PDP/PP)
Summary
Ordinance 99 -14 is a request for review and approval of a rezoning from R, Rural District to
PUD, Planned Unit Development District, for a 120 -acre site on the west side of Avery Road,
south of the intersection with Rings Road at the southern city limit. This project was first
introduced at the September 22, 2014 City Council meeting. The proposal includes a preliminary
plat with 77 single - family residential lots, ten open space reserves, and rights -of -way for
Avondale Woods Boulevard, Scarlett Lane, Tanseyclose Lane and Langley Drive.
Council members had concerns regarding the proposal for private drives for the multiple family
portions of the development (Subareas A, B, and D). As illustrated in the drawing attached to
this memo, the private drives (shown in green) within the Avondale Woods development all
serve multiple family areas with maintenance responsibility by either the homeowners
association or the apartment developer /owner.
Also attached to this memo is a previous memo from Engineering providing Council with a
detailed report on public streets, private streets and private drives. As stated in the memo,
developers and applicants are required to demonstrate that paved areas within multiple family
areas are designed and constructed to withstand the traffic loadings required by trash
hauling equipment, delivery trucks, and fire apparatus. Additionally, a minimum pavement
depth for private streets (drives and access ways), alleys, and parking lots is specified in
Engineering's Standard Drawing No. RD -04. This has resulted in more durable private drives,
which require much less long -term maintenance.
Recommendation of the Planning and Zoning Commission
The Planning and Zoning Commission recommended approval of the Rezoning /Preliminary
Development Plan and Preliminary Plat to City Council on August 7, 2014 with the conditions
listed below. Conditions 1 through 4, 6 through 9, and 11 through 13 of the Preliminary
Memo re. Ord. 100 -14 Avondale Woods — Rezoning/ Preliminary Development Plan /Preliminary Plat
October 9, 2014
Page 2 of 4
Development Plan and the single condition of the Preliminary Plat have been addressed. The
other conditions (5, 10, 12) will have either been partially addressed and will be further
addressed at the final development plan stage or with Council approval of the Infrastructure
Agreement.
Rezoning /Preliminary Development Plan Conditions
1) That the development text be revised to eliminate a fence as an option to indicate
demarcations between open spaces and rear lot lines and require their approval at the
final development plan stage;
2) That the development text be revised to address unit separation and require a minimum
distance between units of at least 12 feet required for all multiple - family subareas;
3) That the front setbacks for Lots 37 through 40 to be separately addressed in the
development text;
4) That the development text be revised to require front - loaded garages to be located
behind the front fagade of the home;
5) That the applicant continue working with Engineering on the roundabout design details
in Subarea D prior to submitting for a final development plan;
6) That the applicant work with Staff to further review the proposed street names for the
development;
7) That Lot 58 be eliminated from the proposal;
8) That the development text be revised to eliminate vinyl as a permitted primary building
material;
9) That the roundabout center and splitter islands be included as HOA maintained reserves
on the plat;
10) That the applicant enter into an Infrastructure Agreement with the City, prior to
submitting the first final development plan, for development thresholds and public
project contributions, and that the Infrastructure Agreement details be referenced in the
development text;
11)That the development text be revised to require simulated divided lights for all windows
on all 4 sides of the buildings in all Subareas;
12) That the development text be revised to limit the height of a fence if used as part of a
landscape buffer to 6 feet;
13)That the western landscape buffer along Subarea A not be permitted to include a fence;
14) That all details for an outdoor amenities including decks, patios and /or fences for the
multiple family units be included for approval at the final development plan stage and
that the development text be revised to reflect this requirement; and
15) That all entry feature details be submitted for approval at the final development plan
stage for each Section and that the development text be revised to reflect this
requirement.
Preliminary Plat Condition
1) That the plat be revised to include the roundabout center and splitter islands as reserves
and a table listing each reserve size and intended maintenance responsibility.
Potential Additional Council Condition
1) That the development text be modified to include maintenance requirements and
responsibilities for all private drives within the development, specifically stating that the
property owner (including any potential future new developer or condominium owner) is
Memo re. Ord. 100 -14 Avondale Woods — Rezoning/ Preliminary Development Plan /Preliminary Plat
October 9, 2014
Page 3 of 4
responsible for maintenance of all private drives and specify that the City of Dublin shall
not be responsible for the maintenance of any of these street improvements.
Recommendation
Staff recommends City Council approval of Ordinance 99 -14 at the second reading /public
hearing on October 13, 2014.
Memo re. Ord. 100 -14 Avondale Woods — Rezoning/ Preliminary Development Plan /Preliminary Plat
October 9, 2014
Page 4 of 4
�COWNMTOM Sm"DCS*NAt%Mi
AVONDALE WOODS '�"�"° D H 4"'
a"
City of Dublin . fkonkiln County. Ohio
PRELIMINARY DEVELOPMENT PLAN
® G
Office of the City Manager
5200 Emerald Prkway* city of Dublin Phone: 614 -410-4 00 Fax: 4490
To: Members of Dublin City Council
From: Marsha I. Grigsby, City Manager `U
Date: September 20, 2012
Initiated By: Paul A. Hammersmith, PE, Director of Engineering /City Engineer
Re: Information on "Private Streets"
Background
Memo
At their December 11, 2011 meeting, Council directed staff to review the issues and regulations
regarding private streets and provide a recommendation to Council "regarding how to address the
issue of the existing private streets and how to handle future requests for private streets." Council
expressed concerns that developers have not been required to create "sinking funds" that
ultimately would defray the cost to maintain the private streets. The future maintenance becomes
the responsibility of the homeowners on those specific (private) streets. In most cases, a small
number of people (homeowners) then have a large assessment to pay for this maintenance.
Typically, there are not sufficient funds within private developments /neighborhoods to fund the
maintenance of their private streets. Additionally, Council expressed concerns regarding the
maintenance in commercial developments of paved areas that resemble public streets.
Summary
Engineering and Land Use and Long Range Planning collaborated to develop an inventory of
private streets within Dublin. While researching for this information, several different types of
privately paved areas were identified: private streets (as defined by the Dublin Codified
Ordinances), private commercial drives, and private residential drives.
The Dublin Codified Ordinances, Subdivision Regulations §152.002, provide the following definition
for a private street:
(7) PRII/ATESTREET. A strip ofpnvately owned land providing access to abutting
properties. Private streets shall be so indicated on the plat Improvements of private
streets shall conform to the minimum street standards and street sections as contained
herein. In PUD zoned areas, private driveways and parking areas within commercial,
industrial and mufti- family areas shall not be construed to mean private streets.
As Council is aware, current Code requirements established in the early 1990's specify that private
streets must be constructed to public street standards. This requirement was adopted as a
legislative means to be certain private streets were well constructed and durable, and would not
be an immediate maintenance concern to those residents responsible for them.
In accordance with the definition above, there are four private streets within Dublin, which
include: Muirfield Court, Dunsinane Drive, High School Drive, and Caplestone Lane. These are
defined on the recorded final plats and are maintained by the adjacent property owners. In order
for the City to take over the maintenance of these streets, the requirements of §97.03 (Ordinance
Information on "Private Streets"
September 20, 2012
Page 2 of 4
65 -90, passed August 20, 1990), titled, "Conversion of Private Street to Public Street" of the Dublin
Codified Ordinances (a copy of this section is attached for reference) are to be satisfied.
Within Dublin, there are numerous drives and parking lot access driveways that are colloquially
called "private streets." These truly function as cross access, or driveways, to the adjacent
properties and therefore, per the above code definition, are not private streets. These include
Mercedes Drives, the drive near McDonald's on Perimeter Loop Road, Atrium Parkway, Gentry
Lane, and Summer Drive (between Sawmill Road and Emerald Parkway). These drives provide
either direct access or cross access to the multiple parking lots adjacent to them and typically are
located within recorded cross access easements, which include details on how the adjacent
property owners will maintain these paved areas.
Beginning several years ago, developers and applicants are required to demonstrate that paved
areas within commercial (such as for office, retail and industrial uses) and multi - family areas are
designed and constructed to withstand the traffic loadings routinely induced by trash hauling
equipment, delivery trucks, and fire apparatus. Additionally, a minimum pavement depth for
private streets (drives and access ways), alleys, and parking lots is specified in Engineering's
Standard Drawing No. RD -04 (as attached). This has resulted in more durable private drives and
access ways which have required much less long -term maintenance. However, as with public
streets, all privately - maintained streets, drives, access ways and parking areas are going to
eventually require maintenance.
Traditionally, private streets within a Planned Unit Development (PUD) District do afford a
developer an opportunity to create uniqueness and character within a site. This is particularly true
for those sites that are heavily treed and with more distinctive topography, where the inclusion of
public streets, and the associated public right -of -way, could significantly impact the environmental
aspects of the proposed development. The private streets can allow greater flexibility with the site
and lot configuration, building setbacks, parking area locations and open space designations. And
since the private streets within these developments must be constructed to a public street
standard, their construction does not represent a cost savings to the developer.
History
In 1994, the residents within the Woods of Dublinshire adjacent to Caplestone Lane petitioned the
City to convert Caplestone Lane from a private to a public street and, as a result, the City would
then be responsible for the maintenance of their street. After nearly two years of resident
discussions and staff evaluation, the City assumed responsibility of the entry portion of the
roadway (intersection), which exists between Dublinshire Drive and Caplestone Lane. On May 20,
1996, in a unanimous vote by City Council, the City agreed to would improve the intersection at an
estimated cost of $50,952. Legislation was to be adopted by Council acquiring the right -of -way
surrounding the intersection; however the Caplestone Lane area where the residences are located
was to remain private.
Since 1996, requests have been received from time -to -time regarding the conversion of private
drives, access roadways and parking areas to public streets. In responding to these requests, staff
directs those making the inquiry to §97.03 of the Dublin Codified Ordinances and explains that
driveways and parking areas are not by code definition considered private streets. Once the code
Information on "Private Streets"
September 20, 2012
Page 3 of 4
§97.03 is reviewed and the definition of a private street is understood, those inquiring do not
pursue their request any further.
In February and March of 2011, City Council reviewed the rezoning request for Wasatch Estates,
consisting of approximately 51 acres located on the northeast comer of the intersection of Dublin
Road and Memorial Drive. In the request, the applicant proposed three subareas designated A, B,
and C. Subareas A and B contained nine estate lots utilizing the same material, private street
design and layout as is existing, while Subarea C contains cluster lots for proposed future
development utilizing new private streets. By the definition of a private street, Subarea C actual
has private drives. The applicant's representative stated to City Council that all the private streets
(and drives) "are completely built to the City's (Dublin's) standards" except in Subareas A and B,
where the width is narrower and the surfaces will receive a gravel overlay to provide a more
natural appearance. Additionally, gates will extend across the streets to restrict access to the
areas. The maintenance for the northern streets in Subareas A and B will be a shared
responsibility among the nine lots, while a forced /funded homeowners association will provide for
the drive maintenance in Subarea C. These stipulations appeared to have addressed Council's
concerns relative to the private streets and drives associated with this proposed development and
Ordinance No. 11 -11 rezoning the 51 acres to Planned Unit Development District was unanimously
adopted.
As part of the City Council discussion related to Wasatch Estates, concerns were expressed
regarding the condition of recently constructed "private streets" within Tartan West Subarea "G,"
also known as "Tartan West Savona." Once again, by definition, these would not be considered
private streets. Within a few years after being constructed, several of the streets in this
development experienced severe settlement and deflection. While working with the president of
the homeowners association, staff evaluated the condition of the streets and was able to
determine the degradation of the streets was not a result of poor street construction, but an effect
on the streets resulting from settlement of the trench backfill over the private sanitary sewers.
The backfill material had not been properly compacted and had settled several inches within a few
years after construction. In locations where the private sanitary sewer was located beneath the
streets, the streets settled as the trenches settled. The streets themselves had been properly
constructed.
Inspection
On several occasions, the question of "inspection" responsibility for private streets and drives has
been presented to staff. As with any private development, whether it is residential or commercial,
the inspection of private infrastructure consists of a "compliance" inspection. This is performed to
be certain the development conforms to the requirements and conditions of approval of the
Planning and Zoning Commission and /or City Council, or as contained in the approved Record of
Action and /or Building Permit. The inspection is not one for "quality assurance," which is
performed on infrastructure that will ultimately be accepted as a "public improvement" to be
maintained by the City thereafter. The responsibility of "quality assurance" is placed with either
the applicant proposing a private development or the `owner" of the development at the time it is
constructed. Presently, the application and permit fees being levied on private developments
would not be sufficient to recover the cost that would be incurred by the City to perform this level
of inspection. The fees do provide for the "compliance" inspection performed by City staff which
occurs through several visits to a development as it is constructed and completed.
Information on "Private Streets"
September 20, 2012
Page 4 of 4
Maintenance
Regarding the continued maintenance of private drives, Planning has from time -to -time initiated
code enforcement actions on these through §153.205 of the Zoning Code which requires:
(B) All off - street parking and loading areas, including spaces, driveways, aisles and circulation
drives shall be graded and maintained so that water does not unreasonably accumulate on
such areas or flow or drain onto adjacent public or private property. All such surfaced
areas shall be maintained free of chuck holes, litter, glass, nails or other dangerous
materials.
Regular inspections are made of private drives and access ways that generally experience the
greatest volume of traffic. Other areas may be inspected as a result of complaints.
In the event the City was to consider maintaining some or all private drives, access ways, and
parking areas located within the City, the overall cost to the City would need to be determined.
This would require an assessment of the current conditions of these private facilities and the
development of estimated costs for their repair and maintenance. An assessment would be
beyond the current capacity of staff and would require consultant assistance to be performed in a
timely and comprehensive manner. Without soliciting proposals, the cost of such an assessment is
estimated to be in the vicinity of $75,000 to $100,000.
Conclusion
The four private streets within Dublin as depicted on the attached exhibits are in good condition
and have been well maintained. Staff agrees there have been instances of poorly constructed
private drives and access ways within Dublin that have resulted in maintenance issues in
developments where they exist. Typically, these were constructed many years ago when the
standards and review procedures were not as sophisticated as they are presently.
Even with improved standards by the City and better "quality assurance" inspections by the owner,
all privately maintained streets, drives, access ways and parking areas are going to eventually
require maintenance. It is the responsibility of the owner to be certain routine maintenance is
performed on these areas so they remain in good condition. And in the event they are not, it is
the responsibility of the City to perform the necessary code enforcement to ensure they are
properly maintained.
Recommendation
The code modifications, Engineering standards, and plan review practices implemented over the
past several years have been beneficial in addressing Council's concerns with private streets,
private drives and private access ways. Although this will not correct situations that existed prior
to their implementation, they have resulted in improved paved areas within commercial and multi-
family areas. Staff does not recommend any further code modifications or revisions to the
established standards at this time. However, staff does recommend that code enforcement of
those privately maintained areas becomes more aggressive to be certain they are properly
maintained and do not fall further into disrepair. The performance of routine maintenance
prevents more extensive maintenance, which is typically much more costly to the owner.
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�k PRIVATE STREET OR ALLEY (MINIMUM PAVEMENT DEPTH)
Option 1
10 ASPHALT CONCRETE SURFACE COURSE TYPE 1 PG. 64 -22 MEDIUM TRAFFIC ITEM 448 --- - - - - -1 1/4"
02 ASPHALT CONCRETE INTERMEDIATE COURSE TYPE 2 PG. 64 -22 MEDIUM TRAFFIC ITEM 448 --- - - - - -1 3/4"
O BITUMINOUS AGGREGATE BASE ITEM 301 - -- 3"
® AGGREGATE BASE ITEM 304 -------- - - - -6"
Q5 SUBGRADE COMPACTION ITEM 204
Option 2
Q
ASPHALT CONCRETE ITEM 404 --- - - - - -1
1/4"
(�2
ASPHALT CONCRETE ITEM 402 --- - - - - -1
3/4"
0
BITUMINOUS AGGREGATE BASE ITEM 301 - --
3"
®
AGGREGATE BASE ITEM 304 -------- - - - -6"
0
SUBGRADE COMPACTION ITEM 204
PARKING LOT (MINIMUM PAVEMENT DEPTH)
Option 1
1� ASPHALT CONCRETE SURFACE COURSE TYPE 1 PG. 64 -22 MEDIUM TRAFFIC ITEM 448 --- - - - - -1 1/4"
�2 ASPHALT CONCRETE INTERMEDIATE COURSE TYPE 2 PG. 64 -22 MEDIUM TRAFFIC ITEM 448 --- - - - - -1 3/4"
® AGGREGATE BASE ITEM 304 -------- - - - -6"
Q5 SUBGRADE COMPACTION ITEM 204
Option 2
10 ASPHALT CONCRETE ITEM 404 --- - - - - -1 1/4"
02 ASPHALT CONCRETE ITEM 402 --- - - - - -1 3/4"
® AGGREGATE BASE ITEM 304 -------- - - - -6"
SUBGRADE COMPACTION ITEM 204
ROADWAYS IN INDUSTRIAL AND COMMERCIAL AREAS MAY BE REQUIRED TO HAVE DEPTHS DESIGNED FOR
PROJECTED TRAFFIC LOADINGS USING AASHTO METHODS AS DIRECTED BY THE CITY ENGINEER.
* NOTE: MINIMUM PAVEMENT WIDTH FOR PRIVATE STREETS SHALL BE 22'.
I Date: 09/18/2006
STANDARD DRAWING
CITY OF DUBLINTM. TYPICAL PAVEMENT SEC
ENGINEERING PRIVATE STREET
SHEET 1 OF 1 1 DWG. NO. RD -04
§ 97.03 CONVERSION OF PRIVATE STREET TO PUBLIC STREET.
(A) Criteria for acceptance. Criteria for the acceptance of private streets as public streets
shall be divided into three categories as follows:
(1) Platted but unbuilt private street. For acceptance as a public street, the private
street must meet all of the Dublin zoning, subdivision and engineering standards which are in effect at
the time of the request. The standards include but are not limited to the following:
(a) Right -of -way width.
(b) Street width.
(c) Curb and gutter.
(d) Roadway typical section.
(e) Pavement thickness and strength.
(f) Building setback.
(g) Sidewalk installation and placement.
(2) Street built but not (or minimum) development abutting land parcels. For
acceptance as a public street, the private street generally must meet those standards noted above. It
will be recognized, however, that through the area(s) where development has already occurred, certain
of these standards cannot realistically be met. As a minimum the following standards must be met
through those areas in which development already exists.
(a) Street width.
(b) Curb and gutter.
(c) Pavement thickness and strength.
(d) Sidewalk installation.
(3) Street built and all (or nearly all) abutting parcels developed. For acceptance as
a public street, it is required that the private street generally meet these standards for an unbuilt street
which are noted above. It is recognized, however, that certain of these standards cannot realistically be
met. As a minimum for acceptance as a public street, the following standards must be met:
(a) Street width.
(b) Curb and gutter.
(c) Pavement thickness and strength.
(d) Sidewalk installation.
(B) Procedure.
(1) An applicant seeking conversion of a private street to a public street shall first
consult with the City Planning and Engineering staff.
(2) The applicant shall then submit a written application upon a form acceptable to
the City Planning and Engineering staff for staffs review and recommendation to the Planning and Zoning
Commission.
(3) Upon approval of the Planning and Zoning Commission, the Commission shall
certify one copy of the approved application and meeting minutes to Council for approval or disapproval.
(4) In the event of a disapproval recommendation by the Planning and Zoning
Commission, the applicant may submit this matter for review by City Council. However, a two- thirds vote
of Council shall be necessary to override the recommendation of the Planning and Zoning Commission.
(5) The decision of Council as to approval or disapproval of the request for private to
public street conversion shall be final.
('80 Code, §§ 913.03, 913.04) (Ord. 65 -90, passed 8- 20 -90)
I cityof Dublin
Office of the City Manager
5200 Emerald Parkway • Dublin, OH 43017 -1090
Phone: 614 - 410 -4400 • Fax: 614 - 410 -4490
Memo
To: Members of Dublin City Council
From: Marsha I. Grigsby, City Manager' rN -
Date: September 18, 2014
Initiated Steve Langworthy, Planning Director
By: Claudia D. Husak, AICP, Planner II
Re: Ordinance 99 -14 - Rezoning Approximately 120 Acres located on
the West Side of Avery Road, South of the Intersection with Rings
Road at the Southern City Limits from R, Rural District to PUD,
Planned Unit Development District (Avondale Woods plan) to
Facilitate the Future Development of up to 360 Single and Multi-
family Housing Units and 37 Acres of Open Space. (Case 12-
084Z/PDP/PP)
Summary
Ordinance 99 -14 is a request for review and approval of a rezoning from R, Rural District to
PUD, Planned Unit Development District, for a 120 -acre site on the west side of Avery Road,
south of the intersection with Rings Road at the southern city limit. The proposal includes a
preliminary plat that will create 77 single - family residential lots, ten reserves of open space, and
the rights -of -way for Avondale Woods Boulevard, Scarlett Lane, Tanseyclose Lane and Langley
Drive.
Background
The Planning and Zoning Commission reviewed this application for a rezoning from R, Rural
District to PUD, Planned Unit Development, on August 7, 2014, and have made a
recommendation of approval to City Council.
Over the last 10+ years, various applications for rezoning of this property have been reviewed,
none of which were approved. The Planning and Zoning Commissions has reviewed concept
plans and the rezoning application that led to the approval recommendation since 2009.
Descriptions
Site
The site is 120 acres and has 130 feet of frontage on Avery Road and will have 1,000 feet of
frontage on the future Avondale Woods Boulevard. The site is primarily flat, sloping toward the
east, just north of the NCR development. There are several large stands of mature trees on the
site, including the Avondale Woods, a 29 -acre woodlot in the northwest corner; Triangle Woods,
an approximately 4.8 -acre woodlot in the west; and a smaller stand in the southeast. 70 -foot
wide storm and sanitary sewer easement that crosses the site east -west approximately 100 feet
south of Avondale Woods. A 30 -foot wide communications easement crosses the site north -
south along the west boundary of the National Church Residences site and 40 -foot wide water
easement that runs along the south property line.
The proposed Hayden Run Boulevard extension overpass over the railroad lines will be located
immediately to the south and the CSX railroad tracks run along the west site boundary.
Memo re. Ord. 99 -14 Avondale Woods — Rezoning /Final Development Plan /Preliminary Plat
September 18, 2014
Page 2 of 8
Surrounding Sites
Land to the north is zoned R, Rural District and includes large -lot single - family residences in
Dublin and Washington Township, the Ponderosa Estates manufactured home park and
undeveloped agricultural land designated as Mixed Residential in the Community Plan. The
Dublin City limit runs along south property line and other land includes single - family residences
in Washington Township. These parcels are included in the City of Columbus' Draft Hayden Run
Corridor Plan which designates this land as Transit - Oriented Development due to proximity to
the CSX railroad tracks. To the east, across Avery Road is undeveloped land in the City of
Columbus, designated as Neighborhood Center or Office in the Hayden Run Corridor Plan.
Land in the City of Columbus immediately adjacent to the west of the site includes a woodlot
and single - family and multiple family residential neighborhoods in the City of Columbus across
the CSX railroad tracks.
Preliminary Plat
The proposed preliminary plat subdivides 120 acres of land into 78 single - family lots and 10
reserves of open space. The plat also provides rights -of -way for Avondale Woods Boulevard,
Scarlett Lane, Tanseyclose Lane and Langley Drive.
The Subdivision Regulations require the dedication of 22.2 acres of open space based on the
size of the site and the maximum number of units proposed. The plat includes reserves labelled
A through I The roundabout center and splitter island should also be included as a reserve.
Preliminary Development Plan
This is a proposal for a residential development consisting of a maximum of 360 dwelling units
on a 120 -acre site with a mixture of single family and multiple - family housing. The applicant
has indicated that their intent is to provide a single, unified neighborhood connected by
consistent architectural themes, walkable streets, bikepaths, and an open space network. The
site is planned to provide a mix of housing types arranged in varying densities and lot sizes
throughout the site. According to the applicant, the
proposal is intended is to provide a development that is
conducive to multi - generational living, including the
National Church Residences project.
The proposal includes approximately 37 acres of park
space including preserved tree stands and a recreation
center intended for use by the entire development.
The proposal includes a mix of multiple family and single -
family subareas and open spaces. Main access is from
Avery Road on Avondale Woods Boulevard, which has
partially been constructed for the National Church
Residences. The boulevard terminates at a 2 -acre central
open space around which single - family lots and multiple -
family apartment units front. Single- family residences (78
lots) also are proposed adjacent to the large Avondale
Memo re. Ord. 99 -14 Avondale Woods — Rezoning /Final Development Plan /Preliminary Plat
September 18, 2014
Page 3 of 8
Woods tree stand in the north of the site and the smaller Triangle Woods tree stand to the
west.
A large section of multiple family units (maximum of 132 units in 2 -, 3- and 4 -unit buildings) is
proposed in the southwest portion of the site, west of National Church Residences, the Hayden
Run Boulevard extension (planned) to the south and the CSX railroad line to the west. The plan
shows 48 attached residential units in 2 -unit buildings north of Avondale Woods Boulevard in
the center of the site and a third multiple family area in the northeast portion of the site (19
buildings with a mix of units for a total of 102). All multiple family units are served by private
interior streets.
Community Plan
Future Land Use
The Community Plan classifies this site as Mixed Residential Low Density, which is intended to
provide a mix of housing options and transition from existing single - family neighborhood. The
integration of a broad range of housing within neighborhood in intended to allow for greater
housing choices, particularly for younger and older age groups. Public services are necessary,
and larger projects may include a mix of densities that together do not exceed the average
density.
Density
The Future Land Use Plan calls for a range in density of 2 -5 dwelling units per acre, with the
typical density being 3.0 dwelling units per acre. The proposal meets the typical density at 360
dwelling units for the 120 -acre site.
Southwest Area Plan
The Southwest Area comprises nearly 1,500 acres of mostly undeveloped land stretching from
Emerald Parkway to Houchard Road and bordering the City of Columbus to the south. The
future extension of Tuttle Crossing Boulevard to the west will open much of this area to
development, although some development may occur in advance of the Tuttle Crossing
Boulevard extension where access from existing roadways and utilities is already available. This
site is included in the area plan as part of the Avery Road to Railroad Focus Area.
The Plan states new housing in this area should be designed to blend sensitively with the scale
and architecture of the National Church Residences and to create an integrated neighborhood
with residents in various stages of life. According to the area plan, transportation and
development pressure define this portion of the Southwest Area. To the south lies rapidly
developing land within the City of Columbus annexation corridor that will result in higher
densities and significant impacts to the road network. Future modeling indicates substantial
traffic levels at I -270 and on Tuttle Crossing Boulevard to Avery Road. Proposed office and
retail development along Avery Road in the City of Columbus will create additional traffic issues
and access challenges. The City of Dublin is continuing to cooperate with Columbus, Hilliard,
and Franklin County to ensure the impacts of new development on the regional transportation
network are effectively managed.
Memo re. Ord. 99 -14 Avondale Woods — Rezoning /Final Development Plan /Preliminary Plat
September 18, 2014
Page 4 of 8
Thoroughfare Plan
The Thoroughfare Plan includes an extension of Tuttle Crossing Boulevard from Avery Road to
Cosgray Road. Design and acquisition for the extension of Tuttle Crossing Boulevard from
Wilcox Road to Avery Road are programmed in the City's Five -Year Capital Improvements
Program in year 2014 and 2015. No construction for the extension is currently programmed.
The segment of Tuttle Crossing Boulevard west of Avery Road, north of this site is planned as a
four -lane divided roadway with a 100 -foot right -of -way. The precise alignment of this roadway
has not been determined. The conceptual alignment in the Community Plan shows the potential
for placing open space between the roadway and this development; however, as this is only a
conceptual alignment, buffering will be needed along the northern boundary of the
development to provide an adequate transition for the proposed homes.
Development Text
Use
The development text is divided to provide standards, requirements and restrictions for each
Subarea. The overall permitted number of units is 360, 77 of which are single - family lots.
Subareas
Subarea A will include approximately 8 acres north of Avondale Woods Boulevard and permits a
total of 48 units, which may either be attached or detached. The proposal shows 24 buildings
with two units each, serviced by a private street off Avondale Woods Boulevard.
Subarea B will include approximately 19 acres in the southwest portion of the site and permits a
total of 132 units, which may either be attached or detached. The proposal shows 40 buildings.
The applicant has worked with Planning on the layout of Subarea B, particularly in terms of
providing an appropriate mix of two -, three -, and four -unit buildings. Sidewalks are indicated
along one side of the streets serving this portion of the site.
The applicant has increased the setbacks along the CSX line from previous submittals from 50
to 100 feet. There have also been changes incorporated to pull as many units as possible away
from this boundary. The plans show and the text requires a minimum 6 -foot tall mound with a
6 -foot fence along the railroad setback. The mound will be planted with evergreen and
deciduous trees and shrubs. A bikepath is also proposed within this setback. The text also
requires that existing healthy trees remain in this area if feasible.
CSX has contacted Planning and requested a 100 -foot setback with fencing along the common
property line (see attached correspondence). The letter reiterates information researched by
staff indicating that the line is quite active with a minimum of 16 trains in a 24 -hour period, five
of which run during the evening. Planning continues to be concerned about this area of the
proposal and prefers that no units directly front or back up to the railroad line. Planning had
suggested to the applicant that a single - loaded street or alley along this site boundary would
further increase the setback of the units. The proposal includes four buildings directly backing
up to the railroad boundary, but adhering to the 100 -foot setback requested.
Planning is also concerned that the proposed 100 -foot setback along the southern property line
is insufficient. Due to the planned improvements, the Hayden Run Boulevard connector will be
Memo re. Ord. 99 -14 Avondale Woods — Rezoning /Final Development Plan /Preliminary Plat
September 18, 2014
Page 5of8
located above the proposed buildings and the views from the apartments will be of a concrete
wall. The applicant has included buffering details for this area.
Subarea C is approximately 31 acres and borders the Avondale Woods tree stand to the north,
Triangle Woods to the west, the apartment units to the south along Avondale Woods Boulevard,
and the multiple family units in Subarea A to the east. The site plan shows 77 single - family lots
in the center of the site with lot sizes that vary from 90 feet around to the central open space,
65 to 70 feet toward the northern woods, to 55 feet adjacent to Triangle Woods.
Subarea D is approximately 15 acres in the northeast portion of the site. The text would permit
a maximum of 103 units in this subarea. This Subarea includes two large open spaces. A central
open space is intended to serve as an amenity for the residents of this Subarea, and the other
open space to the south may be required for stormwater management. The plan has been
revised to propose one access point off Scarlett Lane, the main north -south connector road.
The access point is connected through interior private roads, which incorporate on- street
parallel parking. Buildings front onto Scarlett Lane and each unit has a walk that extends to the
sidewalk, which is provided on both sides of the street. The units have garages that are
accessed through an alley -like system in the rear.
The applicant has indicated that the layout of this Subarea may change significantly at the final
development plan stage, depending on market conditions and final product section.
All other Subareas meet open space requirements, including details for the clubhouse proposed
in Subarea E.
Trafc and Access
This proposal includes one main access point from Avery Road. Avondale Woods Boulevard
provides access to Subareas A, B and C and surrounds the central green and extends north
near the western boundary of the site. A planned access to the future extension of Tuttle
Crossing Boulevard west of Avery Road is proposed in the north portion of the site. A street
stub (Scarlett Lane) is provided in the western portion of the site to allow future connection to
Rings Road in accordance with the concept depicted in the Southwest Area Plan.
As determined by the submitted traffic study, the applicant is responsible for installing a traffic
signal at the intersection of Avery Road and Avondale Woods Boulevard, which is within the City
of Columbus right -of -way. The City Engineer recommends the installation when a plat is
recorded for any development beyond the first 56 units.
However, Columbus may not allow a traffic signal installation until signal warrants are met,
which could take several years. The City Engineer will continue to work with Columbus
regarding the timing of traffic signal installation. During this period, left turns from Avondale
Woods Boulevard onto Avery Road will be difficult, particularly during peak hours. This will be
an inconvenience and a safety concern. If accommodations cannot be made to install a traffic
signal prior to meeting warrants, a second access point must be established from the north end
of the site to the extension of Tuttle Crossing Boulevard. This connection would be required
with the construction of Phase 3 (the second portion of single family homes) or after 72 units
have been constructed.
Memo re. Ord. 99 -14 Avondale Woods — Rezoning /Final Development Plan /Preliminary Plat
September 18, 2014
Page 6 of 8
The second access point from the site to the future extension of Tuttle Crossing Boulevard to
the north is required upon completion of 126 units (Phase 5), as documented in the traffic
study. This access is required regardless of the number of lanes on Avery Road and the
intersection control at Avery Road and Avondale Woods Boulevard.
Although the Washington Township Fire Marshal will permit a single access point for at least a
portion of the development, only 126 dwelling units can be served before a second access point
will be required. Although the applicant is providing for an emergency access through the 13-
acre site to the northeast within the City of Columbus, it will not fulfill the Engineering
requirements as stated above. The City will work in cooperation with the applicant to build
Tuttle Crossing Boulevard between the site and Avery Road.
The applicant has agreed to make a financial contribution to other required offsite
improvements: widening Avery Road within the City of Dublin, extending Tuttle Crossing
Boulevard from Wilcox Road to Avery Road, and roundabouts at the Avery Road intersections
with Tuttle Crossing Boulevard and with Rings Road /Cara Road. Funding splits for both Tuttle
Crossing Boulevard projects will be finalized in an infrastructure agreement. This agreement will
be scheduled for Council consideration at the October 13, 2014 meeting.
Architecture
The applicant has provided architectural detailing and character examples for the multiple
family units. Each final elevation will need to be reviewed and approved at the final
development plan for the multiple family units. According to the text, each of the buildings has
the option of being front- or rear - accessed, depending on its location.
The primary material is siding with a secondary use of stone on portions of the front elevations.
The plans do not indicate what type of siding is proposed at this point; the text has been
revised to limit vinyl as a secondary accent material. Some of the roof gables are clad in shake
and roof brackets provide additional architectural interest. Shutters are shown on some of the
windows. A majority of the units include a porch, and each multiple - family unit includes a patio.
No architectural concepts have been provided for the single - family portion of the development.
However, quality is essential for this portion of the development as much as for the multiple -
family areas. The applicant has included quality requirements in the development text. The text
also requires that the single - family units meet the Residential Appearance Code. The Zoning
Code requires two- and three -units buildings also meet the Appearance Code.
Building Materials
Permitted materials include brick, stone, stucco, wood and cementitious siding. The text also
permits other products as exterior building materials but requires their approval with the final
development plan with examples of successful, high quality installations used with appropriate
architectural detailing. Vinyl has been eliminated as a material that can be approved at the final
development plan stage. High - quality materials are critical to the creation of distinctive,
enduring neighborhoods. Permitted trim materials include gypsum reinforced fiber cement,
vinyl, and decorative synthetic millwork exterior applications.
Memo re. Ord. 99 -14 Avondale Woods — Rezoning /Final Development Plan /Preliminary Plat
September 18, 2014
Page 7 of 8
Permitted roofing materials include 30 -year or better dimensional asphalt composite shingles,
wood shingles and shakes, metal tiles, standing seam, slate and ceramic tiles. The text also
permits engineered wood or slate roofing materials, if approved as part of the final
development plan.
Open Space and Landscaping
The text included details for all open space reserves as well as the proposed clubhouse.
Buffering requirements and details are included in each subarea.
Utilities and Storm water Management
Utilities serving the proposed development are adequate. This site will be served by connecting
the proposed sanitary sewer mains and services into the existing 36 -inch sanitary sewer main
that crosses the site west to east. New public water main and fire hydrants are proposed to be
installed to serve a majority of this development. This public water system will connect to an
existing 12 -inch water main located along the southern edge of Avondale Woods Boulevard.
The portions of the project that are attached residential (multi - family) will be served by master
metered private water mains and hydrants.
Stormwater management is provided by the expansion of an existing retention basin located in
the eastern portion of site. These ponds also provide the stormwater management for National
Church Residences. In addition to the proposed ponds, public storm sewer is proposed along
with storm structures placed at adequate intervals. Appropriate easements will be obtained to
encompass these future improvements.
Recommendation of the Planning and Zoning Commission
The Planning and Zoning Commission recommended approval of the Rezoning /Preliminary
Development Plan and Preliminary Plat to City Council on August 7, 2014 with the conditions
listed below.
Rezoning /Preliminary Development Plan Conditions
1) That the development text be revised to eliminate a fence as an option to indicate
demarcations between open spaces and rear lot lines and require their approval at the
final development plan stage;
2) That the development text be revised to address unit separation and require a minimum
distance between units of at least 12 feet required for all multiple - family subareas;
3) That the front setbacks for Lots 37 through 40 to be separately addressed in the
development text
4) That the development text be revised to require front - loaded garages to be located
behind the front fagade of the home;
5) That the applicant continue working with Engineering on the roundabout design details
in Subarea D prior to submitting for a final development plan;
6) That the applicant work with staff to further review the proposed street names for the
development;
7) That Lot 58 be eliminated from the proposal;
8) That the development text be revised to eliminate vinyl as a permitted primary material;
Memo re. Ord. 99 -14 Avondale Woods — Rezoning /Final Development Plan /Preliminary Plat
September 18, 2014
Page 8 of 8
9) That the roundabout center and splitter islands be included as HOA maintained reserves
on the plat;
10) That the applicant enter into an infrastructure agreement with the City, prior to
submitting the first final development plan, for development thresholds and public
project contributions and that the infrastructure agreement details be referenced in the
development text;
11)That the development text be revised to require simulated divided lights for all windows
on all 4 sides of the buildings in all Subareas;
12) That the development text be revised to limit the height of a fence if used as part of a
landscape buffer to 6 feet;
13) That the western landscape buffer along Subarea A not be permitted to include a fence;
14) That all details for an outdoor amenities including decks, patios and /or fences for the
multiple family units be included for approval at the final development plan stage and
that the development text be revised to reflect this requirement; and
15) That all entry feature details be submitted for approval at the final development plan
stage for each Section and that the development text be revised to reflect this
requirement.
Preliminary Plat Condition
1) That the plat be revised to include the roundabout center and splitter islands as reserves
and a table listing each reserve size and intended maintenance responsibility.
Conditions 1 through 4, 6 through 9, and 11 through 13 of the Preliminary Development Plan
and the single condition of the Preliminary Plat have been addressed. The other conditions will
have either been partially addressed and will be further addressed at the final development plan
stage and with the approval of the Infrastructure Agreement.
Recommendation
Planning recommends City Council approval of Ordinance 99 -14 at the second reading /public
hearing on October 13, 2014.
12- 084Z/PDP /PP
Rezoning /Preliminary Development Plan/ 0 250 500
Preliminary Plat
City of Dublin Avondale Woods Feet
Avery Road
WA"INGTON TWP
COLUMBUS
12- 084Z /PDP /PP
Rezoning /Preliminary Development Plan/ 0 250 500
Preliminary Plat
Icityof Dublin Avondale Woods Feet
Avery Road
February 2009
PLANNING AND ZONING COMMISSION APPLICATION
(Code Section 153.232)
land Use and
l«w H 4 s
SB0099WAirgsRood
DubOr4 Cho 4W 6•' 236
Phoro! TDD: 614.4, 0.4600
Faa 61" 04747
Web We www dub6n ah us
I. PLEASE CHECK THE TYPE OF APPLICATION:
❑ Informal Review ❑ Final Plat
(Section 152.085)
❑ Concept Plan ❑ Conditional Use
(Section 153.056(A)(1)) (Section 153236)
Preliminary Development Plan / Rezoning ❑ Corridor Development District (COD)
(Section 153.053) (Section 163.115)
❑ Final Development Plan
(Section 153.053(E))
❑ Amended Final Development Plan
(Section 153.053(E))
❑ Standard District Rezoning
(Section 153.018)
Preliminary Plat
(Section 152.016)
❑ Corridor Development District (CDD) Sign
(Section 153.115)
❑ Minor Subdivision
❑ Right -of -Way Encroachment
❑ Other (Please Specify):
Please utilize the applicable Supplemental Application Requirements sheet for
additional submittal requirements that will need to accompany this application form.
II. PROPERTY INFORMATION This section must be completed.
Property Address(es): Avery Road
Tax ID/Parcel Number(s):
274 -000137
Parcel Sizes) (Acres):
120.253 ac.
Existing Land Use/Development: agriculture, woods, undeveloped.
J IF APPLICABLE, PLEASE COMPLETE THE FOLLOWING:
Proposed Land usemovelopment: Residential development, parks & open space
Total acres affected by application: 120.253
111. CURRENT PROPERTY OWNERISI Plasma anneh addmnnal ahaata H nandad_
Name (Individual or Organization): Homewood Corporation LLC, do Jim Lipnos, President
2700 Dublin Granville Rd.
Maiilng Address: Columbus, Ohio 43231
(Street, City, State, Zip Code)
Daytime Telephone: 614 - 898 -7200
Fax: 614 -898 -7210
Email or Alternate Contact Information: jfipnos@homewoodcoM.com RECEIVED
Page lof3
Al
NOV 'V 201
�� x OF
�� � BLIP
PLANNING
IV. APPLICANT(S): This Is the persons) who Is submitting the application if different than the property owner(s) listed In part III.
Please complete If applicable.
Nama: Jim Upnos
Applicant is also property owner. yes El no ❑
Organization (Owner, Developer, Contractor, ate.). Homewood Corporation, LI-C
Mailing Address: 2700 Dublin Granville Rd. Columbus, OH 43231
(Street, City, State, Zip Code)
Daytime Telephone: 614 - 898-7200
Fax: 614 - 898 -7210
Email orAlternats Contact Information: J100s@110MOMOCICOrp.COm
V. REPRESENTATIVE(S) OF APPLICANT / PROPERTY OWNER This is the person(s) who is submitting the application
on behalf of the applicant listed in part IV or property owner listed In part III. Please complete If applicable.
Name: Chris Cline
Organization ( Owner, Developer, Contractor, etc.): Blaugrund, Herbert and Martin
Mailing Address: 300 W Wilson Bridge Rd. Ste. 100 Worthington, OH 43085
(Street, City, State, 21p Code)
Daytime Telephone: 614-923-3132
Fax: 614- 764-0774
Email or Alternate Contact Information: Ctc@bhmlaw.Com
VI. AUTHORIZATION FOR OWNER'S APPLICANT or REPRESENTATIVE(S) If the applicant is not the property owner,
this section must be completed and notarized.
1 :b , Z • �,re g - - the owner, hereby authorize
�N21,;)L /NE to act as my applicant or
representatives) In all matters pertaining to the processing and approval of this application, Including modifying the project. I agree
to be bound by all representations and agreements made by the designated representative.
Signature of Current Properly Owner Date:
, � ■ .a■umw�p
❑ Check this box it the AulharbationW Owner's Applicant or Representative(s) Is at TRACY *VEY
Subscribed and swom before no this 30 day of —20 ■ it * Fft fteCf ft
State of �l
County of I Notary Public
VII. AUTHORIZATION TO VISIT THE PROPERTY: Site vlelts to tvproperty by City rep s are essential to process this
application. The OwnsdApplicard, as noted below, hereby authorizes City representatives to visit, photograph and post a notice on the
property described in this application.
I J�C q6i L. tx �V s . the owner or authorized representative, hereby
authorize City represen�tl a to visit, photograph and post a notice on the property described in this application.
Signature of applicant or authorized representative:
Date:
Page
VIII. UTILITY DISCLAIMER The OwnedApplicent acknowledges the approval of this request for review by the Dublin Planning and
Zoning Commission and/or Dublin City Council does not constitute a guarantee or binding commitment that the City of Dublin will be able
to provide essential services such as water and sewer facilities when needed by said OwnedApplleant.
1 .IA= L . L paaj ' the owner or authorized representative,
acknowledge that approval of this request does not constitute a guarantee or binding commlbn®nt that the City of Dublin will be able to
provide essential services such as water and sewer facilities when needed by sold OwnsdAppllcard.
Signature of applicant or authorized representative:
Date: /0/-10//Z-
IX
APPLICANT'S AFFIDAVIT This section must be completed and notarized.
I j AgL3 L • W the owner or authorized representative, have
read and understand the c ntents of this application. The Information contained in this application, attached exhibits and other
Information submitted Is complete and in all respects true and correct, to the best of my knowledge and belief.
Signature of applicant or authorized representative: Date:
Subscribed ant& sworn to before me this day of
i
State of TWY M y r * swolow
County of Notary Public MY C I > 111 1 1 t Egft
lA.
074407
FOR OFFICE USE ONLY
Amounj Received:
Application No: 'Z d
P&Z Date(e):
P&Z Action: Amr ove d
Receipt No:
Map Zone:
Date Received: 6
Received By:
City Council (First Reading): a . 22. _ ' y
City Council (Seco nd Reading):
10 _ ` - 6 , I
City Council Action:
Ordinance Number. Q di
Type of Request: 1 +�
T'
f R4T
N, S. E, Circle) Side of
AMY
9
N, &, W (Circle) Side of Nearest Intereection: +
Distance from Nearest Intersection: , t
Existing Zoning District:
Requested Zoning District:
Page 3 of 3
• Homewood Corp. • Linda Menery
12- 084Z/PDP/PP — National Church c/o James L. Lipnos, President c/o EMH &T
Residences at Avondale Woods 2700 E. Dublin Granville Rd 500 New Albany
Dublin, OH 43231 Worthington, OH 43054
Patch Family LP David W. Patch, Jr. Dennis Richards
PO Box 156 PO Box 156 National Church Residences
Amlin, OH 43002 Amlin, OH 43002 2335 North Bank Drive
Columbus, OH 43220
James A. Dvorak, et. Al Angelo J. Dallas, TR Paul and Celeste Fender
2315 Edington Road 3297 McKinley Avenue 6555 Rings Road
Columbus, OH 43221 Columbus, OH 43204 Dublin, OH 43016
David S. Weatherby Barbara L. LeMaster Joseph & Angelo Dallas, TR
5255 Avery Road 5251 Avery Road 3297 McKinley Avenue
Dublin, OH 43016 Dublin, OH 43016 Columbus, OH 43204
Hadjarpour Saeed
Hasjarpour Screed Elizabeth Baltes -Spring Matthew & Lorraine Rich
5243 Avery Road 3600 Sterling Park Circle, Apt. B 5247 Avery Road
Dublin, OH 43016 Grove City, OH 43123 Dublin, OH 43016
Gregory and Cheryl Jordan Morman and Mary Mullins Daniel and Susan Myher
5231 Avery Road 5227 Avery Road 5235 Avery Road
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
K & P Partnership White Family Farm, Ltd. Geoffrey Hetler and
1311 Autumn Hill Drive 5730 Hayden Run Road Deborah Muntzing 5223 Avery Road
Columbus, OH 43235 Hilliard, OH 43026 Dublin, OH Road
Matthew Reed Tarek M. Moussa W. Heath & Stacy E. Elliott
5219 Avery Road 5055 Avery Road 5067 Avery Road
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Jim and Janet Sylvester New York Central Lines Deminien Hemes, hne.
5163 Avery Oak Drive 500 Water St. (C910) -5-0-0-0 GE:essing 13I
Dublin, OH 43016 Jacksonville, FL 32202 Dublin, GH 43016
Correna Cox M/I Homes of Central Ohio LLC White Family Farm Ltd.
6250 Cartwright Lane North 3 Easton Oval, Suite 500 5730 Hayden Run
Dublin, Ohio 43016 Columbus, OH 43219 Hilliard, OH 43026
Angelo Dallas Current Resident Current Resident
6333 Rings Rd. 6288 Cartwright Ln 5482 Cartwright Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
John Joh Damico
John Smiley Rd Current Resident Current Resident
Hilliard, OH Rd 6280 Cartwright Ln 5478 Cartwright Ln
Dublin, OH 43016 Dublin, OH 43016
Current Resident cuffent Resi Current Resident
6348 Cartwright Ln 5476 Cartwright Ln
Dublin, OH 43016 Dublin, 014 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
6340 Cartwright Ln 6266 Cartwright Ln 5472 Cartwright Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Guffeat Resi Current Resident
6334 Cartwright Ln 6258 GffW. La 5466 Cartwright Ln
Dublin, OH 43016 Dublin, 014 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
6326 Cartwright Ln 6250 Cartwright Ln 5464 Cartwright Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
6320 Cartwright Ln 6244 Cartwright Ln 5460 Cartwright Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
6306 Cartwright Ln 5490 Cartwright Ln 5458 Cartwright Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
6300 Cartwright Ln 5488 Cartwright Ln 5491 Cartwright Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
6294 Cartwright Ln 5486 Cartwright Ln 5489 Cartwright Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
5485 Cartwright Ln 6228 Virginia City Ln 6247 Virginia City Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
5481 Cartwright Ln 6236 Virginia City Ln 6241 Virginia City Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Guffent Reside
5477 Cartwright Ln 6244 Virginia City Ln 6233 Vkgiaia City
Dublin, OH 43016 Dublin, OH 43016 Dtiblin, 014 4 3 016
Current Resident Current Resident
5475 Cartwright Ln 6250 Virginia City Ln 6277 VifgiHia City T --
Dublin, OH 43016 Dublin, OH 43016 Dublin, 014 43016
Current Resident Current Resident Current Resident
5469 Cartwright Ln 6258 Virginia City Ln 6221 Virginia City Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident
5465 Cartwright Ln 6266 Virginia City Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, 014 43016
Current Resident Current Resident Current Resident
5463 Cartwright Ln 6270 Virginia City Ln 6252 Hoss Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
5459 Cartwright Ln 6271 Virginia City Ln 6246 Hoss Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident
5459Vir-ginia City 6263 Virginia City Ln 6240 Hoss Ln
Dublin, nu 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
5455 Virginia City Ln 6255 Virginia City Ln 6232 Hoss Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
6226 Hoss Ln 5444 Desert Ln 5492 Desert Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
6220 Hoss Ln 5448 Desert Ln 5483 Bonanza Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident
5452 Desert Ln 5479 Bonanza Ln
Dublin, 014 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
6208 Hoss Ln 5456 Desert Ln 5475 Bonanza Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
6202 Hoss Ln 5460 Desert Ln 5471 Bonanza Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident cuffem Resi Current Resident
5493 Desert Ln 5464PeseA Le 5469 Bonanza Ln
Dublin, OH 43016 Dublin, 014 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
5489 Desert Ln 5472 Desert Ln 5465 Bonanza Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident
5485 Desert Ln 5480 Desert Ln 5461 Bonanza
Dublin, OH 43016 Dublin, OH 43016 Dublin, 014 43016
Current Resident Current Resident Current Resident
5481 Desert Ln 5484 Desert Ln 5457 Bonanza Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident Current Resident
5477 Desert Ln 5488 Desert Ln 5453 Bonanza Ln
Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident
5449 Bonanza Ln 5454 Carson City Ln
Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident
5447 Bonanza Ln 5450 Carson City Ln
Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident
5445 Bonanza Ln 5446 Carson City Ln
Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident
5480 Carson City Ln 5444 Carson City Ln
Dublin, OH 43016 Dublin, OH 43016
Current Resident Current Resident
5478 Carson City Ln 5440 Carson City Ln
Dublin, OH 43016 Dublin, OH 43016
Current Resident George Kontogiannis
5474 Carson City Ln 400 S. 5' St. Ste 400
Dublin, OH 43016 Columbus, OH 43215
Current Resident
Hayden Run One LLC
5468 Carson City Ln
23775 Commerce Park Ste 7
Dublin, OH 43016
Beachwood OH 44122
Current Resident Paddock Owner LTD
5464 Carson City Ln 230 West St Ste 200
Dublin, OH 43016 Columbus, OH 43215
Current Resident
5462 Carson City Ln
Dublin, OH 43016
Current Resident
5458 Carson City Ln
Dublin, OH 43016
AVONDALE WOODS Legal Description
119.335 ACRES
Situated in the State of Ohio, County of Franklin, City or Dublin, located in Virginia Military Survey
Numbers 3453 and 3012, being all of the remainder of that 137.274 acre tract conveyed as Parcel
Number 1 and all of the remainder of that 2.6 acre tract conveyed as Parcel Number 2 to Homewood
Corporation by deed of record in Official Record 23250A17 (all references refer to the records of the
Recorder's Office, Franklin County, Ohio), being more particularly bounded and described as follows:
BEGINNING at a northeasterly corner of the remainder of said 2.6 acre tract, a northwesterly
corner of that plat entitled "Avondale Senior Village Amended" of record in Plat Book 114, Page 41, the
westerly right -of -way line of Avery Road of record in Plat Book 114, Page 41;
thence with the perimeter of said "Avondale Senior Village Amended ", the following courses and
distances:
South 10 ° 44'43" West, a distance of 120.81 feet to a point;
South 55 0 47'16" West, a distance of 35.38 feet to a point;
North 79 ° 1010" West, a distance of 313.92 feet to a point of curvature;
with the arc of a curve to the right, having a central angle of 11 ° 25'51 ", a radius of 456.00 feet,
an arc length of 90.98 feet, and a chord that bears North 73 ° 27'15" West, a chord distance of 90.82
feet to a point of reverse curvature;
with the arc of a curve to the left having, a central angle of 24 0 33'25 ", a radius of 516.00 feet,
an arc length of 221.16 feet, and a chord that bears North 80 ° 01'02" West, a chord distance of 219.47
feet to a point;
South 87 ° 42'16" West, a distance of 333.40 feet to a point; and
South 06 ° 09'16" East, a distance of 1032.59 feet to a point in the southerly line of said 137.274
acre tract;
thence with the perimeter of said 137.274 acre tract, the following courses and distances:
South 83 0 28'01"
West, a distance of 583.81 feet to a point;
North 39 0 15'59"
West, a distance of 1857.05 feet to a point;
North 83 ° 02'04"
East, a distance of 492.25 feet to a point;
North 06 ° 22'31 "
West, a distance of 1549.32 feet to a point;
North 84 15'41 "
East, a distance of 1947.00 feet to a point; and
South 05 ° 46'37" East, a distance of 2128.26 feet to a point at the northwesterly corner of said
2.6 acre tract;
thence North 87 0 27'47" East, the northerly line of said 2.6 acre tract, a distance of 173.28 feet to
the POINT OF BEGINNING and containing 119.335 acres of land, more or less.
EVANS, MECHWART, HAMBLETON & TILTON, INC.
AVONDALE WOODS Subarea Descriptions
SUBAREA "A"
8.038 ACRES
Situated in the State of Ohio, County of Franklin, City or Dublin, located in Virginia Military Survey
Number 3453, being part of the remainder of that 137.274 acre tract conveyed as Parcel Number 1 to
Homewood Corporation by deed of record in Official Record 23250A17 (all references refer to the records
of the Recorder's Office, Franklin County, Ohio), being more particularly bounded and described as follows:
Beginning, for reference, at a northeasterly corner of the remainder of that 2.6 acre tract conveyed
as Parcel Number 2 to Homewood Corporation by deed of record in Official Record 23250A17, a
northwesterly corner of that plat entitled "Avondale Senior Village Amended" of record in Plat Book 114,
Page 41, the westerly right -of -way line of Avery Road of record in Plat Book 114, Page 41;
thence with the perimeter of said "Avondale Senior Village Amended ", the following courses and
distances:
South 10 ° 49'50" West, a distance of 121.15 feet to a point;
South 55 0 49'50" West, a distance of 35.36 feet to a point;
North 79 ° 10'10" West, a distance of 315.05 feet to a point;
with the arc of a curve to the right, having a radius of 907.90 feet, a central angle of 03 ° 01'39"
and a chord that bears North 75 °26'16" West, a chord distance of 47.97 feet (arc length of 47.97 feet) to
the TRUE POINT OF BEGINNING;
thence across said 137.274 acre tract, the following courses and distances:
with the arc of a curve to the right having a radius of 907.90 feet, a central angle of 02 0 42'48"
and a chord that bears North 72 ° 34'02" West, a chord distance of 42.99 feet (arc length of 42.99 feet) to
a point;
with the arc of a curve to the left having a radius of 505.17 feet, a central angle of 25 ° 04'04" and
a chord that bears North 79 ° 45'42" West, a chord distance of 219.26 feet (arc length of 221.02 feet) to a
point;
South 87 ° 42'16" West, a distance of 362.58 feet to a point;
with the arc of a curve to the left having a radius of 1030.00 feet, a central angle of 03 ° 28'53"
and a chord that bears South 85 ° 57'49" West, a chord distance of 62.58 feet (arc length of 62.59 feet) to
a point;
South 84 ° 13'23"
West, a distance of 65.94 feet to a point;
North 05 ° 46'37"
West, a distance of 461.31 feet to a point;
North 84 ° 13'23"
East, a distance of 24.30 feet to a point;
North 05 ° 46'37"
West, a distance of 135.00 feet to a point;
North 84 ° 13'23"
East, a distance of 230.00 feet to a point;
northeastwardly, with the arc of a curve to the left having a radius of 175.00 feet, a central angle
of 59 ° 54'37" and a chord that bears North 54 0 16'04" East, a chord distance of 174.76 feet (arc length of
182.99 feet) to a point;
South 66 ° 29'18" East, a distance of 73.91 feet to a point;
South 05 ° 46'37" East, a distance of 249.44 feet to a point;
South 02 ° 51'31" East, a distance of 10.60 feet to a point;
South 01 ° 45'25" East, a distance of 213.62 feet to a point;
North 87 ° 47'33" East, a distance of 183.28 feet to a point;
southeastwardly, with the arc of a curve to the right having a radius of 150.57 feet, a central angle
of 110'27'05" and a chord that bears South 36 ° 43'38" East, a chord distance of 247.36 feet (arc length of
290.27 feet) to a point;
South 19 ° 05'33" West, a distance of 57.42 feet to the TRUE POINT OF BEGINNING, and containing
8.038 acres of land, more or less.
SUBAREA "B"
19.104 ACRES
Situated in the State of Ohio, County of Franklin, City or Dublin, located in Virginia Military Survey
Number 3453, being the remainder of that 137.274 acre tract conveyed as Parcel Number 1 to Homewood
Corporation by deed of record in Official Record 23250A17 (all references refer to the records of the
Recorder's Office, Franklin County, Ohio), being more particularly bounded and described as follows:
BEGINNING at a southwesterly corner of said 137.274 acre tract, at a northwesterly corner of that
tract conveyed to Heath W. and Stacy E. Elliot by deed of record in Instrument Number
199812290335107;
thence North 39 ° 15'59" West, with the westerly line of said 137.274 acre tract, a distance of
1112.50 feet to a point;
thence across said 137.274 acre tract, the following courses and distances:
North 59 ° 20'27" East, a distance of 145.29 feet to a point;
North 84 ° 13'23" East, a distance of 425.00 feet to a point;
South 50 ° 46'37" East, a distance of 35.36 feet to a point;
South 05 ° 46'37" East, a distance of 22.29 feet to a point;
with the arc of a curve to the left having a radius of 160.70 feet, a central angle of 180 ° 00'00"
and a chord that bears North 84 0 13'23" East, a chord distance of 321.40 feet (arc length of 504.86 feet)
to a point;
North 05 ° 46'37" West, a distance of 17.29 feet to a point;
North 39 0 13'23" East, a distance of 35.36 feet to a point;
North 84 ° 13'23" East, a distance of 170.94 feet to a point;
with the arc of a curve to the right having a radius of 970.00 feet, a central angle of 03 ° 28'53"
and a chord that bears North 85 0 57'49" East, a chord distance of 58.93 feet (arc length of 58.94 feet) to a
point; and
North 87 ° 42'16" East, a distance of 33.22 feet to a point; in the easterly line of the remainder of
said 137.274 acre tract, the westerly line of that subdivision entitled "Avondale Senior Village Amended ",
of record in Plat Book 114, Page 41;
thence South 06 ° 09'16" East, with the westerly line of said "Avondale Senior Village Amended ", a
distance of 972.45 feet to a point in the southerly line of said 137.274 acre tract;
thence South 83 ° 28'01" West, with said southerly line, a distance of 583.81 feet the POINT OF
BEGINNING, and containing 19.104 acres of land, more or less.
SUBAREA "C"
30.550 ACRES
Situated in the State of Ohio, County of Franklin, City or Dublin, located in Virginia Military Survey
Number 3453, being part of the remainder of that 137.274 acre tract conveyed as Parcel Number 1 to
Homewood Corporation by deed of record in Official Record 23250A17 (all references refer to the records
of the Recorder's Office, Franklin County, Ohio), being more particularly bounded and described as follows:
Beginning, for reference, at a northeasterly corner of the remainder of that 2.6 acre tract conveyed
as Parcel Number 2 to Homewood Corporation by deed of record in Official Record 23250A17, a
northwesterly corner of that plat entitled "Avondale Senior Village Amended" of record in Plat Book 114,
Page 41, the westerly right -of -way line of Avery Road of record in Plat Book 114, Page 41;
thence with the perimeter of said "Avondale Senior Village Amended ", the following courses and
distances:
South 10 ° 49'50" West, a distance of 121.15 feet to a point;
South 55 ° 49'50" West, a distance of 35.36 feet to a point;
North 79 ° 10'10" West, a distance of 315.05 feet to a point of curvature;
with the arc of a curve to the right, having a central angle of 05 ° 44'27 ", a radius of 907.90 feet,
an arc length of 90.97 feet, a chord bearing of North 74 ° 04'52" West and chord distance of 90.93 feet to
a point of reverse curvature;
with the arc of a curve to the left, having a central angle of 25 0 04'04 ", a radius of 505.17 feet, an
arc length of 221.02 feet, a chord bearing of North 79 0 45'42" West and chord distance of 219.26 feet to
a point of tangency;
South 87 0 4216" West, a distance of 333.40 feet to the TRUE POINT OF BEGINNING;
thence South 06 ° 09'16" East, with the easterly line of the remainder of said 137.724 acre tract, the
westerly line of said "Avondale Senior Village Amended ", a distance of 60.14 feet to a point;
thence across said 137.274 acre tract, the following courses and distances:
South 87 ° 42'16" West, a distance of 33.22 feet to a point of curvature;
with the arc of a curve to the left, having, a central angle of 03 ° 28'53 ", a radius of 970.00 feet, an
arc length of 58.94 feet, and a chord that bears South 85 ° 57'49" West, a chord distance of 58.93 feet to a
point;
South 84 0 13'23" West, a distance of 170.94 feet to a point;
South 39'1 T23" West, a distance of 35.36 feet to a point;
South 05 ° 46'37" East, a distance of 17.29 feet to a point of curvature;
with the arc of a curve to the right, having a central angle of 179 ° 59'60 ", a radius of 160.70 feet,
an arc length of 504.86 feet, a chord bearing of South 84 0 13'23" West and chord distance of 321.40 feet
to a point of tangency;
North 05 0 46'37"
West, a distance of 22.29 feet to a point;
North 50 0 46'37"
West, a distance of 35.36 feet to a point;
South 84 0 13'23"
West, a distance of 425.00 feet to a point;
North 05 0 46'37"
West, a distance of 515.25 feet to a point;
North 84 ° 13'23"
East, a distance of 135.00 feet to a point;
North 05 0 46'37"
West, a distance of 111.07 feet to a point;
North 50 ° 46'37"
West, a distance of 35.36 feet to a point;
South 84'13'23"
West, a distance of 161.34 feet to a point in the westerly line of said 137.274
acre tract;
North 06 ° 22'31 "
West, with said westerly line, a distance of 50.00 feet to a point;
thence across said 137.274 acre tract, the following courses and distances:
North 83 0 37'29"
East, a distance of 25.00 feet to a point;
North 06 0 22'31 "
West, a distance of 349.57 feet to a point;
North 54 ° 02'45"
East, a distance of 249.05 feet to a point;
North 84 ° 13'23"
East, a distance of 395.92 feet to a point;
South 05 0 46'37"
East, a distance of 155.00 feet to a point;
North 84 ° 13'23" East, a distance of 20.00 feet to a point;
North 05 ° 46'37" West, a distance of 155.00 feet to a point;
North 84 0 13'23" East, a distance of 730.00 feet to a point;
South 05 ° 46'37" East, a distance of 350.00 feet to a point of curvature;
with the arc of a curve to the right, having a central angle of 90 ° 00'00 ", a radius of 175.00 feet,
an arc length of 274.89 feet, a chord bearing of South 39 ° 13'23" West and chord distance of 247.49 feet
to a point of tangency;
South 84 ° 13'23" West, a distance of 230.00 feet to a point;
South 05 ° 46'37" East, a distance of 135.00 feet to a point;
South 84 0 13'23" West, a distance of 24.30 feet to a point;
South 05 ° 46'37" East, a distance of 461.31 feet to a point;
North 84 ° 13'23" East, a distance of 65.94 feet to a point of curvature;
with the arc of a curve to the right, having a central angle of 03 ° 28'53 ", a radius of 1030.00 feet,
an arc length of 62.59 feet, a chord bearing of North 85 0 57'49" East and chord distance of 62.58 feet to a
point of tangency; and
North 87 ° 42'16" East, a distance of 29.18 feet to the TRUE POINT OF BEGINNING and containing 30.550
acres of land, more or less.
SUBAREA "D"
15.358 ACRES
Situated in the State of Ohio, County of Franklin, City or Dublin, located in Virginia Military Survey
Number 3453, being part of the remainder of that 137.274 acre tract conveyed as Parcel Number 1 to
Homewood Corporation by deed of record in Official Record 23250A17 (all references refer to the records
of the Recorder's Office, Franklin County, Ohio), being more particularly bounded and described as follows:
Beginning, for reference, at a northeasterly corner of the remainder of that 2.6 acre tract conveyed
as Parcel Number 2 to Homewood Corporation by deed of record in Official Record 23250A17, a
northwesterly corner of that plat entitled "Avondale Senior Village Amended" of record in Plat Book 114,
Page 41, the westerly right -of -way line of Avery Road of record in Plat Book 114, Page 41;
thence South 87 ° 27'47" West, with the northerly line of said 2.6 acre tract, a distance of 174.62
feet to a point on the easterly line of said 137.274 acre tract;
thence North 05 0 46'37" West, with said easterly line, a distance of 871.30 feet to the TRUE POINT
OF BEGINNING;
thence across said 137.274 acre tract, the following courses and distances:
North 70 ° 28'32" West, a distance of 497.78 feet, to a point;
South 84'13'23" West, a distance of 99.60 feet, to a point;
North 05 ° 46'37" West, a distance of 102.56 feet, to a point;
South 84 13'23" West, a distance of 50.00 feet, to a point; and
North 05 0 46'37" West, a distance of 942.06 feet, to a point in the northerly line of said 137.724
acre tract;
thence North 84 ° 15'41" East, with the said northerly line, a distance of 599.63 feet to a point in the
easterly line of said 137.274 acre tract;
thence South 05 ° 46'37" East, with said easterly line, a distance of 1256.96 feet to the TRUE POINT
OF BEGINNING, and containing 15.358 acres of land, more or less.
SUBAREA "E"
11.295 ACRES
Situated in the State of Ohio, County of Franklin, City or Dublin, located in Virginia Military Survey
Numbers 3453 and 3012, being part of the remainder of that 137.274 acre tract conveyed as Parcel
Number 1 and all of the remainder of that 2.6 acre tract conveyed as Parcel Number 2 to Homewood
Corporation by deed of record in Official Record 23250A17 (all references refer to the records of the
Recorder's Office, Franklin County, Ohio), being more particularly bounded and described as follows:
BEGINNING at a northeasterly corner of the remainder of said 2.6 acre tract, a northwesterly
corner of that plat entitled "Avondale Senior Village Amended" of record in Plat Book 114, Page 41, the
westerly right -of -way line of Avery Road of record in Plat Book 114, Page 41;
thence with the perimeter of said "Avondale Senior Village Amended ", the following courses and
distances:
South 10 ° 49'50" West, a distance of 121.15 feet, to a point;
South 55 0 49'50" West, a distance of 35.36 feet, to a point;
North 79 ° 10'10" West, a distance of 315.05 feet, to a point of curvature; and
with the arc of a curve to the right, having a central angle of 03 ° 01'39 ", a radius of 907.90 feet,
an arc length of 47.97 feet, a chord bearing of North 75 0 26'16" West and chord distance of 47.97 feet, to
a point of tangency;
thence across said 137.274 acre tract, the following courses and distances:
North 19 ° 05'33" East, a distance of 57.42 feet, to a point of curvature;
with the arc of a curve to the left, having a central angle of 110'27'05", a radius of 150.57 feet,
an arc length of 290.27 feet, a chord bearing of North 36 ° 43'38" West and chord distance of 247.36 feet,
to a point of tangency;
South 87 ° 47'33" West, a distance of 183.28 feet, to a point;
North 01 ° 45'25" West, a distance of 213.62 feet, to a point;
North 02 ° 51'31 " West, a distance of 10.60 feet, to a point;
North 05 ° 46'37" West, a distance of 249.44 feet, to a point;
North 66 West, a distance of 73.91 feet, to a point of curvature;
with the arc of a curve to the left, having a central angle of 30 ° 05'23 ", a radius of 175.00 feet, an
arc length of 91.90 feet, a chord bearing of North 09 ° 16'04" East and chord distance of 90.85 feet, to a
point of tangency;
North 05 ° 46'37" West, a distance of 247.44 feet, to a point;
North 84 ° 13'23" East, a distance of 99.60 feet, to a point; and
South 70 0 28'32" East, a distance of 497.78 feet, to a point in the easterly line of said 137.274
acre tract;
thence South 05 ° 46'37" East, with said easterly line, a distance of 871.30 feet to a point at the
northwesterly corner of said 2.6 acre tract;
thence North 87 ° 27'47" East, with the northerly line of said 2.6 acre tract, a distance of 174.62 feet
to the POINT OF BEGINNING and containing 11.295 acres of land, more or less.
SUBAREA "F"
29.505 ACRES
Situated in the State of Ohio, County of Franklin, City or Dublin, located in Virginia Military Survey
Number 3453, being part of the remainder of that 137.274 acre tract conveyed as Parcel Number 1 to
Homewood Corporation by deed of record in Official Record 23250A17 (all references refer to the records
of the Recorder's Office, Franklin County, Ohio), being more particularly bounded and described as follows:
Beginning, for reference, at a northeasterly corner of the remainder of that 2.6 acre tract conveyed
as Parcel Number 2 to Homewood Corporation by deed of record in Official Record 23250Al7, a
northwesterly corner of that plat entitled "Avondale Senior Village Amended" of record in Plat Book 114,
Page 41, in the westerly right -of -way line of Avery Road of record in Plat Book 114, Page 41;
thence South 87 ° 27'47" West, with the northerly line of said 2.6 acre tract, a distance of 174.62
feet, to a point on the easterly line of said 137.274 acre tract;
thence North 05 ° 46'37" West, with said easterly line, a distance of 2128.26 feet to a point;
thence South 84 ° 15'41" West, a distance of 599.63 feet to the TRUE POINT OF BEGINNING;
thence across said 137.274 acre tract, the following courses and distances:
South 05 0 46'37" East, a distance of 942.06 feet, to a point;
South 84 ° 13'23"
West, a distance of 680.00 feet, to a point;
South 05 ° 46'37"
East, a distance of 155.00 feet, to a point;
South 84 ° 13'23"
West, a distance of 20.00 feet, to a point;
North 05 ° 46'37"
West, a distance of 155.00 feet, to a point;
South 84 ° 13'23"
West, a distance of 395.92 feet, to a point; and
South 54 0 02'45" West, a distance of 277.80 feet, to a point in the westerly line of said 137.274
acre tract;
thence North 06 ° 22'31" West, with said westerly line, a distance of 1082.66 feet to a point at the
northwesterly corner of said 137.274 acre tract;
thence North 84 ° 15'41" East, with the northerly line of said 137.274 acre tract, a distance of
1347.37 feet to the TRUE POINT OF BEGINNING, and containing 29.505 acres of land, more or less.
SUBAREA "G"
5.294 ACRES
Situated in the State of Ohio, County of Franklin, City or Dublin, located in Virginia Military Survey
Number 3453, being part of the remainder of that 137.274 acre tract conveyed as Parcel Number 1 to
Homewood Corporation by deed of record in Official Record 23250Al 7 (all references refer to the records
of the Recorder's Office, Franklin County, Ohio), being more particularly bounded and described as follows:
BEGINNING at a northwesterly corner of said 137.274 acre tract, at a southwesterly corner of that
tract conveyed to PF Farming LLC by deed of record in Instrument Number 201210290145035;
Thence North 83 0 02'04" East, with the northerly line of said 137.274 acre tract, a distance of
492.25 feet to a point;
Thence North 06 ° 22'31" West, with the westerly line of said 137.274 acre tract, a distance of
81.28 feet to a point;
Thence across said 137.274 acre tract, the following courses and distances:
North 84 ° 13'23"
East, a distance of 161.34 feet to a point;
South 50 0 46'37"
East, a distance of 35.36 feet to a point;
South 05 ° 46'37"
East, a distance of 111.07 feet to a point;
South 84 0 13'23"
West, a distance of 135.00 feet to a point;
South 05 ° 46'37"
East, a distance of 515.25 feet to a point; and
South 59 0 20'27"
West, a distance of 145.29 feet to a point in the westerly line of said 137.274
acre tract;
Thence North 39 ° 15'59" West, with the westerly line of said 137.274 acre tract, a distance of
744.56 feet to the POINT OF BEGINNING containing 5.294 acre, more or less.
AVONDALE WOODS Utility Feasibility Memo
Engineers, Surveyors, Planne Scent sts
MEMO
Dote:
October 31, 2012
Ta:
Aaron Stanford, PE, City of Dublin
From:
Orion Quackenbush, PE, EMH &T
Subject:
Avondale Woods Utility Engineering Memo
Copies:
Jim Upnos, Homewood Corporation
Undo Menerey, EMH &T
This memo has been prepared to summarize the availability of necessary utilities at the site of the
future Avondale Woods single and multi - family home development.
Sanitary Sewer Extensions and Tons
Sanitary sewer service will be extended from two locations within the proposed development.
An existing 36" sanitary sewer main runs through the northern portion of the site. This 36" main
extends from Avery Road between parcels 198710190192073 and 199610300219374. Flow
from all of the single family homes as well as the clubhouse and pool will be directed to this
existing main.
An existing 12" sanitary sewer runs south from the abovementioned 36" sanitary sewer main and
services the existing NCR development to the southeast of the proposed Avondale Woods
development. Sanitary flow from the townhome portions of the Avondale Woods development
will be directed to an existing manhole along the 12" main.
orm sewer
The existing stormwater management basin located on the east side of the site is not sufficiently
sized for the future development. Therefore, the pond will be expanded to provide a storage
volume of 40.0 ac -ft. This volume requirement was determined through preliminary stormwater
calculations. Storm pipes and structures will be put in place to convey the runoff from the
development to the proposed retention pond on the east side. The existing pond outlet control
structure will be utilized. Modifications will be made to the structure based on more in -depth
stormwater calculations that will be completed as the project progresses to final engineering.
A *gacy of experience. A reputation for excellence.
AVONDALE WOODS Utility Feasibility Memo
Engineers Surveyors. Planners, Scientists
Water service to the development will be provided by topping the existing 12" water main that
has been extended from Avery Road within the Avondale Woods Blvd right -of -way. A public
water main will be constructed to provide water service and fire protection through fire hydrants
to the proposed single family home sections of the development. The public water main will be
sized to meet jurisdictional requirements.
Water service to the multi - family home / townhome sections of the development will be provided
through private services. Master water meters and backflow preventers will be constructed at
two locations within the development. The first will be tied directly into the existing 12"
watermain mentioned above. A 3" private water service line and an 8" private fire protection
service line will extend from the meter and badcflow preventer through the row of townhomes on
the eastern side of the development and will extend to the clubhouse and pool. The second
master water meter and badcflow preventer will be constructed on the west side of the site and
will tap into the newly proposed public water main that will serve the single family homes. A 3"
private water service line and an 8" private fire protection service line will extend from the meter
and badcflow preventer to the townhomes within the southern half of the development.
A .egacy of experience A reputot:on for excellence.
AVONDALE WOODS Washington Township Email
Menerey, Linda
From:
Perkins, Alan <aperldns @wtwp.com>
Sent:
Wednesday, September 04, 2013 4:27 PM
To:
Menerey, Linda
cc
Jim Lipnos Qlipnos @homewoodcorp.com); Cline, Christopher Thomas; Quackenbush,
Brian; Claudia Husak;jgoodwin@dublin.oh.us
Subject
RE: Avondale Meeting Summary. Alan Perkins/Washington Twp Fire 8 -29 -13
Categories: Filed by Newforma
Linda:
Thanks for arranging the meeting at my office to discuss Washington Township Fire Department concerns
with Avondale Woods. I concur and agree with the fire access issues you have outlined from our meeting. Please accept
this as confirmation from Washington Township Fire Department relating to fire access agreements for the proposed
Avondale Woods development.
Sincerely,
Alan L. Perkins, UPS
Fire Marshal
Washington Township Fire Department
6200 Eiterman Road
PO Box 3248
Dublin, Ohio 43016 -1294
(614) 652 -3930
(614) 766 -2507 (fax)
1perkin5awtwo.com
OR
From: Menerey, Linda [ mailtozknenerey@emht.coml
Sent: Tuesday, September 03, 2013 10:52 AM
To: Perkins, Alan
Cc )im Upnos (ilionos0homewoodcoro.com Cline, Christopher Thomas; Quackenbush, Brian; Menerey, Linda; Claudia
Husak; jgoodmn0dublin.oh.us
Subject Avondale Meeting Summary: Alan Perkins/Washington Twp Fire 8 -29 -13
Alan:
Thank you for meeting with Jim Lipnos, Chris Cline, Brian Quackenbush and me.
Based on our meeting we believe we have come to an understanding regarding the following items as it relates to Fire
Access for Avondale Woods:
• We will provide "auto turn" information for the mutli family areas in Subareas A, 6 and D. These are areas
where you have concerns with the 22' pavement widths.
AVONDALE WOODS Washington Township Email
■ Overall, the vehicular circulation throughout the development is adequate
• You are agreeable to allowing 126 lots /units with appropriate roads to be built before a second access point
would be required. The 126 units are currently planned In Subarea A — (48 single family lots) and Subarea C -(78
single family units.) Further construction beyond the 126 units in Subareas A and C would require a second
access point or agreement by you that additional development is permitted under terms acceptable to the fire
department.
• Second access points discussed may include Avery Road (once improvements occur), temporary access through
the Kontogiannis parcel (to the east in Columbus) or Tuttle Crossing Extended.
• You indicated that access through the Kontogiannis parcel may not meet a "perfect' standard but could be
acceptable once plans are provided to you for review and approval.
Please confirm that this information accurately reflects what we discussed in our meeting on August 29, 2013.
Thank again Alan,
Linda M. Menerey ASLA, PLA
Associate
EMH&T
Engineers, Surveyors, Planners, Scientists
5500 New Albany Road. Columbus, OH 43054
v.614.775.4710 I c 614.578.3727 sTht.cam
Q11Rt,.
Learn about EMH &T's leadership in sustainable design by clicking NEXTGENERAI REENIM
CONFIDENTIALITY NOTICE: This e-mail message is intended only for the person or entity to which it is
addressed and may contain confidential and/or privileged material. Any unauthorized review, use, disclosure or
distribution is prohibited. If you are not the intended recipient, please contact the sender by reply e-mail and
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distribution is prohibited. if you are not the intended recipient, please contact the sender by reply e-mail and
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AVONDALE WOODS AT & T Easement Letter
0 at &t
Pal Bryant, ROW
Rom 162
3450 Riverwood Pkwy SE
Atlanta, GA 30339
Phone: 678-627-5334
E -Fax: 281-664-3265
VIA EMAIL
September 25, 2013
Mr. Jim Lipnos, President
Homewood Corporation
2700 East Dublin - Granville Road
Suite 300
Columbus, Ohio 43231
Re: Avondale Woods Plat
Dear Mr, Lipnos.
After AT &T has investigated your request to reduce a segment of the 30 -foot easement on
the Avondale Woods property, we are in agreement to reduce the 30 -foot to a 10 -foot
easement in the segment indicated on the Plat. If you would like a paper copy of this letter
I can mail one to you on Thursday. Let me know.
If you have any questions regarding the easement and I am not in the office you can reach
me on my cell phone. 404 -735 -2522.
Sincerely.
P-Ptt ee A &"-.t
Pat Bryant
Contracted Right of Way Manager
National Construction and Engineering
Cc: Tony Lyle, HLG
Mike Diederich_ AT &T Engineer
AVONDALE WOODS Columbus Sewer Easement Email
Subject: FW Avondale - Dublin
From: Quackenbush, Brian
Sent: Thursday, September 19, 2013 3:28 PM
To: '11lpnos0homewoodcorp.corrf
Cc: Menerey, Linda
Subject: FW: Avondale- Dublin
Jim,
As requested by Aaron Stanford, I met with Jason Sanson at the City of Columbus Division of Sewers and Drains last
week to discuss the project and its relation to the existirg 36" sanitary sewer. Below is a summary of our meeting, and I
wanted to give you a heads up on these items before I forward along to Aaron.
Let me know if you have any questions or if you are OK with me sending this summary along to Aaron.
Brian
From: Sanson, Jason T. rural :JTSaa2M@. n
Sent: Thursday, September 19, 2013 3:08 PM
To: Quackenbush, Brian
Subject: RE: Avondale - Dublin
Brian,
I agree with the provided summary. The sanitary fee for the individual homes will be the current capacity fee plus the
current front footage fee at the time of construction. Assuming a house built today on a lot 60 feet wide with a 3;"
water service, the sanitary service fees would be ($3,044 + 60'x$45) = $5,744/lot.
JASON T SANSON P F
SECTION MANAGER, PRIVATE DEVELOPMENT
Diroct X014- 645370:
Fax. 614.645 1840
IIO
From: Quackenbush, Brian [ maflto :BDuackenbu<
Sent: Wednesday, September 18, 2013 8:18 AM
To: Sanson, Jason T.
Subject: Avondale - Dublin
Jason,
Thanks again for meeting with me last week to discuss this new residential project being proposed on the West side of
Avery Road in the City of Dublin. I prepared the following summary of the key points we discussed:
1. Due to the depth of the existing 36" sewer (CC- 13289) and the proximity to the proposed houses adjacent to
this sewer, you asked that we verify that the house basement foundations are outside of the influence line for
an excavation of this sewer. There is an existing 30' easement on this sewer so the buildings had been set at the
AVONDALE WOODS Columbus Sewer Easement Email
edge of this easement or 15' from the center line of the sewer. We studied the influence line for this excavation
and we are going to shift the building setback line to be 20' from the centerline of the sewer to be outside of the
excavation. This generally increases the front setback for these lots from 40' to 45'.
2. Since the sewer was installed by the City of Columbus using Capital Improvement funds, sanitary fees will need
to be paid to the City of Columbus. Can you please verify the amount of these additional fees? Will the fee be
the standard cost for a single family home or an additional frontage fee charge?
3. A mainline sewer will need to be extended to the Northeast comer of the Avondale property to serve the
property to the North. A sewer extension will not be required through the wooded reserve to the serve the
properties to the Northwest of the project.
Please review and let me know if you agree with my interpretation of our meeting. Once 1 receive your concurrence, I
will forward to the summary to Aaron Stanford at the City of Dublin. Thank you.
Brian
Brian Quackenbush, PE, LEED AP
Associate & Senior Prolect Manager
EMH&T
Ertylneem, Surveyor:, Planners, Sclentids
MOO New Albany Road, Columbus, OH 43054
x.614.775.43901 C.614.778A546 bnuackunW968emMs2m
ermr.ccun
learn about EMH&rs leadership In sustainable design by rkking NEXTGFN FRAflt7NGREEN , -
CONFIDENTIALITY NOTICE: This e-mail message is intended only for the person or entity to which it is
addressed and may contain confidential and/or privileged material. Any unauthorized review, use, disclosure or
distribution is prohibited. If you are not the intended recipient, please contact the sender by reply e-mail and
destroy all copies of the original message. If you are the intended recipient but do not wish to receive
communications through this medium. please so advise the sender immediately.
Preliminary Development Plan
AVONDALE WOODS
Dublin, Ohio
LAND PLANNING, LANDSCAPE
ARCHITECTURE & ENGINEERING: OWNER: LEGAL COUNSEL:
EMH &T Homewood Blaugrund & Herbert
2700 East Dublin- Granville Road, Suite 300 300 West Wilson Bridge Road, Suite 100
Columbus, Ohio 43054 New Albany Road Columbus, Ohio 43231 Worthington, Ohio 43085
Colu
Phone: (614) 775 -4710 Phone: (614) 744 -2008 Phone: (614) 764 -0684
Contact: Linda Menerey Contact: Jim Lipnos Contact: Chris Cbne
Blaugrund & Herbert
1 Y f O O P O e A T T O
"Ineem swyag s, Planners so"I } 1S
Submittal — September 8, 2014
Dublin Planning and Zoning Commission
AVONDALE WOODS
T a b le of Contents
SECTION I
Development Overview
I. Introduction Statement
II. Rezoning Statement
A. Relationship to Existing and Future Land Uses
B. Relationship to Existing Land Use Character of Vicinity
C. Relationship to Dublin Community Plan
D. Planned District Code Compliance
SECTION II
Development Standards
I. Overall Development Standards
II. Sub Area Standards
III. Project Phasing
IV. Diversity Matrix
V. Additional Exhibits
■ Exhibit A — Examples of Architectural Design Elements
■ Exhibit B — Multi - Family Character
■ Fire Turning Radius and Footprint Overlay (4)
SECTION III
Exhibits
SECTION IV
Appendix
Regional Context Map
Vicinity Map
Existing Conditions
Site Plan
Subarea Map
Open Space and Connectivity Plan
Landscape Plan
Landscape Details (2)
Landscape Cross Section
Railroad Cross Section
Phasing Plan
Overall Utility Plan
Utility Plan Enlargements (3)
Overall Grading Plan
Grading Plan Enlargements (3)
Overall Preliminary Plat (2)
Preliminary Plat Enlargements (3)
Tree Survey (2)
Application
Adjacent Owners
Legal Description
Subarea Descriptions
Utility Feasibility Memo
Washington Township Email
AT&T Easement Letter
Columbus Sewer Easement Email
SECTION I -
Development Overview
AVONDALE WOODS Development Overview
I. INTRODUCTION TO AVONDALE WOODS
Avondale Woods is a 120 acre residential development located in the southernmost
portion of the City of Dublin. The development's name comes from Avondale, the Irish country
estate of Charles Parnell Roberts, often referred to as the father of Irish democracy.
A striking characteristic of the site is the large wooded area at the north end of the
project, comprising about 29 acres. A wooded area of this size is unique in northwestern Franklin
County, and the development's plans preserve it in its entirety. Two smaller wooded areas are
also preserved, a triangular wooded area along the CSX railroad tracks and a smaller wooded
lot just under I acre in size, north of the NCR project and Avondale Woods Boulevard lot.
The development is unusual in that it is surrounded by the City of Columbus on three sides,
with only the northern boundary adjoining the City of Dublin. However, existing features, such as
the CSX Railroad on the west and Avery Road on the east limit the site's interaction with the
adjoining development. There is only one current access point to the site, Avondale Woods Blvd.
located at Avery Road at the southern end of the property. Eventually, there will be a second
access, at the Dublin border on the north, once Tuttle Boulevard is extended west of Avery Road.
In the interim, emergency access for the northern portion will be available through an adjoining
Columbus multifamily site being developed on Avery Road.
As a result of the physical considerations of the site, Avondale Woods will be a largely
self- contained community, with shopping, recreation, and governmental services near, but not
immediately adjacent to the neighborhood. The Avondale Woods community as a result seeks to
provide a mix of housing opportunities to attract a diverse group of residents of varying ages,
family makeups and economic levels that live together in a single, cohesive, community. There will
be both rental and owner occupied housing, with both single family homes and attached
residential rental homes in two, three and four unit buildings. The attached rental units are
unusual in that the layouts and architectural styles are modeled after single family homes rather
than typical flats or townhouse units. Emphasizing open floor plans, the attached rental homes
begin with the assumption that, in the current housing climate, more families will be living in rental
homes and for longer periods of time. However, this rental market is increasingly demanding of
quality layouts and interior features. The Avondale Woods units measure up to this challenge.
The layout of the development emphasizes a single community composed of both
homeowners and rental residents. There are no barriers between the different housing types and
the recreation paths link all the open space amenities including the community center and
swimming pool which is also a joint resource for all residents. The adjoining 17 acre National
Church Residences housing community at the southeast corner of the site will be linked to the
Avondale Woods Development via pedestrian paths, providing a further mix of ages and
demographics, as well as senior support services. A final point is the two acre central green that
AVONDALE WOODS Development Overview
comprises a focal point for the community and provides a desirable open space area and
gathering place.
The character of the single family and attached residential homes is comprised of
traditional architecture and includes elements that seek to convey a welcoming neighborhood feel
of more simple times. Colors, materials and architectural features will subtly link all of the
Avondale Woods housing types. Common elements include front porches, walkways from the
sidewalk to the front door (except for homes with courtyard garages /drives), and shortened
building setbacks to emphasize a pedestrian scale and walkable environment.
In its modern, suburban, phase, Dublin has developed as an archetypal auto oriented
suburban community. Now, Dublin is reorienting its focus for a new phase that will respond to the
needs of its corporate residents and an aging population. Avondale Woods seeks to be part of
that reorientation by responding to the changing housing needs of the community. For young
Dublin corporate workers who are making the move from apartments to family friendly rental
homes or single family owned units, Avondale Woods provides housing options that will meet their
needs and allow them to stay in Dublin. For older Dublin citizens looking to downsize or to
transition to rental homes, the development also provides options that will have genuine appeal.
For those who want the feel of a neighborhood and a livable interior similar to a single family
home, but, must preserve their mobility in the job market, Avondale Woods again responds with
desirable options. And of course, for any family just looking for a welcoming neighborhood and
either rental or owned housing options, Avondale Woods is on target.
Despite being well sheltered from outside influences, Avondale Woods is accessed by an
expanding network of roadways, giving access to shopping and services in Dublin, Hilliard and
Columbus as well as access to Interstate 270 and the nearby Tuttle Mall. In addition to this
convenient automobile access, mass transit is also currently accessible a short distance to the south
on Avery Road, and, a new walkable transit center is planned nearby just to the north of Hayden
Run Road.
Avondale Woods is well positioned to respond to the housing needs of both Dublin and its
residents in the coming years.
2
AVONDALE WOODS Development Overview
II. REZONING STATEMENT
A. Explain the relationship of the proposed development to existing and future land uses in the
surrounding area, the street system, community facilities, open space system, services, and other public
improvements
Relationship to Land Uses
The Avondale Woods site is a large peninsula protruding into the City of Columbus
representing the southernmost boundary of the City of Dublin. This peninsula is composed of the
previously rezoned National Church Residences Site of 17 acres and the lands encompassed by
this application, about 120 acres.
Northern Border: The peninsula's northern border is in the City of Dublin and abuts tracts
that front on Rings Road. With the exception of a large trailer park (non- conforming use), these
tracts are generally undeveloped and remain in the Rural zoning category. The terrain in this
area is generally open, flat, and unremarkable. Development timing of the land in this adjoining
area will depend on extension of the Cramer South trunk sewer line that currently is east of Avery
Road at Wilcox Road. The westward extension of Tuttle Boulevard, expected to be aligned
along the Avondale Woods northern boundary, will impact development of these lands, generally
expected to be residential in nature. The Avondale Woods site will be significantly insulated
from this future development, regardless of its land use, by the 28 acre wooded area at the
northwest portion of the site, by the wide Tuttle Boulevard, and by additional green space likely
to be added by the future development.
Eastern Border: Along the eastern boundary, the site is bordered at its northeast corner
by a twelve acre site in the City of Columbus. This site was designated as Office in the Columbus
Hayden Run Corridor Plan but has recently been rezoned for multifamily development at 12 units
per acre. Moving south, there are nine single family home sites in Washington Township that front
on Avery Road. Avondale Woods is insulated from these sites by a park area containing a large
storm water management pond. The available depth of these parcels, initially about 500 feet at
the northern end of the lots and diminishing to about 200 feet at the southern end, is also a factor
that acts as a limit on intensity of development and if combined would result in an irregularly
shaped tract. The future of these sites is clouded as they can only be annexed to the City of
Columbus and planned widening of Avery Road will challenge residential viability. Columbus
designates these sites as Office in the Hayden Run Corridor Plan but if the sites should annex to
the City of Columbus and obtain sewer service, land use would be determined by municipal
zoning action which could approve a different land use.
South of the last of these homes the Avondale Woods site has approximately a 150'
border with Avery Road followed by the 70' right -of -way of Avondale Woods Boulevard, the
only current access to the development. Opposite the Avondale Woods Boulevard and NCR
frontage east of Avery Road, the Hayden Run Corridor Plan envisions a Neighborhood Center
providing convenience retail services to the surrounding area.
Hayden Run Boulevard currently terminates west of the CSX railroad tracks. It is planned
to be a major arterial as it extends eastward, via an overpass to Avery Road and further east
3
AVONDALE WOODS Development Overview
past Avery to Wilcox, Riggins and Britton Parkway. This will spur further development along this
corridor providing additional commercial and housing.
Eastern and Southern Border: The 17 acre National Church Residences site comprises part
of both the eastern and southern borders of the site, largely insulating the Avondale Woods
development from the future Neighborhood Center Columbus development east of Avery Road.
The remaining portion of Avondale Woods' southern border adjoins more Washington Township
land currently used as two single family sites reaching from Avery Road to the railroad tracks.
These township lands are also marked for annexation only to the City of Columbus. Moreover,
this is the location for the extension of Hayden Run Boulevard. South of these two sites the City of
Columbus currently begins, forming a corridor connecting the Columbus lands east of Avery Road
to lands west of the railroad tracks out to the Madison County line. The Hayden Run Corridor
Plan recommends that the land to the immediate south of the Hayden Run Boulevard roadway to
the point that Avery Road crosses the railroad tracks be developed as Transit Oriented
Development.
Western Border: To the west of the railroad tracks, which comprise the southwestern
border of the Avondale Woods site, is a large area of land both developed and planned for
additional residential development of various types in the City of Columbus. Densities are much
higher than is typical of Dublin development. The effect of this development is muted by the
intervening railroad tracks. To the northwest, the Avondale Woods site borders an 18 acre site
which is east of the railroad tracks but is in the City of Columbus. This site is essentially an island
that can only be accessed using the Avondale Woods roadway system (a road will be stubbed
from the Avondale Woods system) or by a future roadway from the north in the City of Dublin.
The Columbus Hayden Run Corridor Plan does not indicate a proposed land use for this tract. At
the northeast corner of the Avondale Woods site, the 28 acre wooded portion on the site borders
another large wooded tract in the City of Dublin that will likely also remain in a wooded state.
To summarize, the Avondale Woods site is largely self contained and isolated, both from
interaction and from influence, from the surrounding lands. As a result, Avondale Woods
generally neither influences, nor is influenced by, the land use of these neighboring tracts.
Relationship to the Street System
Avondale Woods will have two access points: To Avery Road via Avondale Woods
Boulevard, which has already been partially constructed along the northern boundary of the
National Church Residences site, and to Tuttle Crossing Boulevard at the northern end of the site.
At the current point in time only the Avery Road access will be available since Tuttle Crossing
Boulevard has not been extended west of Avery Road. In the interim, an emergency access
easement has been negotiated with the 12 acre multifamily site at the northeast border of the
site.
Once the planned roadway network improvements are complete and the second entrance
to Tuttle Crossing Boulevard is available, Avondale Woods will have excellent access to nearby
services, arterial roadway systems connecting to Dublin and Hilliard, and to regional freeway
access points at the Avery Road interchange at SR 161 /US 33 and 1 -270 at Tuttle Crossing
Interchange. In the interim, access via Avery Road provides acceptable and convenient access.
4
AVONDALE WOODS Development Overview
Relationship to Community Facilities. Services and Public Improvements
Because the Avondale Woods site represents the southern boundary of the City of Dublin,
community facilities are within close proximity. The Daree Fields sports park is about two miles to
the northwest. The Ballantrae Community Park, with a municipal swimming pool, is one mile to the
north. Coffman Park, which includes the City of Dublin municipal building and Dublin Recreation
Center, is two and one half miles to the northeast.
Shopping centers are located close to the site with commercial two miles north on Avery
Road. Grocery and community services are located to the west on Hayden Road and Cosgray
Road. Additionally, The Mall at Tuttle Crossing is one and one half miles to the east.
The closest fire station is about one and one half miles to the north on Shier Rings Road.
Various facilities and services are either available, or will become available, in both the City of
Columbus and the City of Hilliard in a sub two mile radius to the south, east and west. Old Dublin,
with shopping and the Dublin Library, is about three miles to the northeast.
Relationship to the Open Space ystem
The primary relationship to the open space system in this quadrant will be enhanced by
the Avondale Woods development. It will preserve approximately 35 acres of woods, and the
largest remaining wood lot in this area. It will also provide 2 large park areas and
interconnected pedestrian trails. The Avondale Woods development is located within 3 miles of
Homestead Park (Washington Township). The Heritage Trail Metro Park is 2 miles southwest and
future bikeway access will provide virtually unlimited access to open space in both the City of
Dublin and regionally such as the northwest Battelle Metro Park and the Heritage Rails to Trails
bikeway system to the south.
The 2 acre plus central green within the Avondale Woods development will serve as a
community gathering place for residents and the Avondale Woods Community Building with its
pool will similarly serve all of the residents of the development.
B. State how the proposed rezoning and development relate to the existing land use character of the
vicinity.
As discussed herein, Avondale Woods is significantly insulated from surrounding land uses,
which currently continue to develop. It is reasonable to say that the site's development is neutral
in any effect on nearby development. Similarly, the apparent trajectory of nearby development
will not negatively impact Avondale Woods, both because the land uses are compatible and also
because of the insulated nature of the site.
C. State how the proposed rezoning and development relate to the Dublin Community Plan. If the
proposal is inconsistent with the Community Plan, then justify the proposed deviation from the
Community Plan.
The proposed development is fully consistent with the 2007 Dublin Community Plan.
5
AVONDALE WOODS Development Overview
The Future Land Use Map shows the site as "Mixed Residential Low Density ", defined as
"a mix of housing options and transition from existing single - family neighborhoods at a maximum
density of 3.0 du /ac." At the time of the National Church Residences rezoning, it was clarified
that the remaining Avondale Woods land would have the 3.0 du /ac density applied without
subtraction for the units included in the National Church Residences portion. The 120 remaining
acres thus yields a potential of 360 residential units as shown in this application.
The Southwest Area plan portion of the 2007 Dublin Community Plan provides for
residential land uses roughly similar to what is proposed in this plan— higher density residential in
the northern and southern sections (Subareas B and D) and single family residential density in the
central section (Subarea C). When overlaid with the overall 3.0 du /ac requirement for the site as
a whole this proposal seems to be solidly on target.
The Southwest Area plan portion of the 2007 Dublin Community Plan also emphasized
that existing wooded areas should be integrated into the design of open spaces and emphasized
connectivity to be provided throughout the area and into adjacent jurisdictions. As noted above,
all possible pedestrian and roadway connections have been made at points where the site allows
contact with adjacent boundaries and all wooded areas are preserved as open space.
D. Explain how the proposed rezoning meets the criteria for Planned Districts [Code Section
153.052(6)]
(1) Consistency with Dublin Zoning Code: The proposed development text addresses the
influences and needs of the site, which are unique in multiple ways, particularly due to the
influence of other jurisdictions on three sides of the site, arterial roadways on two sides of
the site, a railroad along one boundary and the extensive wooded areas.
(2) Conformance with adopted Plans: The site is part of the Southwest Area Plan which calls
for mixed residential uses and densities similar to the types of housing proposed,
preservation of wooded areas, connectivity with adjacent jurisdictions and an overall
density of 3.0 dwelling units per acre. The proposal directly meets all of these
requirements.
(3) Advancement of general welfare & orderly development: The Preliminary Development
Plan creates an integrated residential development that will be largely self sufficient in its
creation of a viable Dublin community surrounded by, and yet separated from (due to
existing and planned transportation barriers) development in Dublin and adjoining
jurisdictions.
(4) Effects on adjacent uses: Adjacent uses are generally of a more intense nature which will
not be impacted by this development, largely due to the transportation barriers which
adjoin the site.
(5) Adequacy of open space for residential development: Overall, approximately 1/3 of the
120 acre site is composed of open space, a higher proportion than is typically found in
Dublin residential development. The open space is comprised of both active and passive
recreation, providing multiple opportunities for the residents in the development.
(6) Protection of natural features and resources The proposal preserves the majority of the
site's natural resources, chiefly in the form of the unique stands of large wooded areas.
6
AVONDALE WOODS Development Overview
(7) Adequate infrastructure: The site meets all engineering requirements for delivery of utility
services and handling of storm water.
(8) Traffic and pedestrian safety: Internal road networks are carefully designed to facilitate
access within the subdivision and to surrounding road networks without encouraging high
speeds or cut through traffic.
(9) Coordination & integration of building &site relationships The proposal brings together
several different housing products that will attract families of different ages, different
sizes, and different economic levels, providing opportunities for both rental and owned
homes. The different housing types and neighborhoods will be visibly unified through the
use of common architectural elements. Shared amenities such as the village green, a single
community center with pool, the unique wooded areas and a multipurpose pathway system
will encourage interaction between the demographically diverse mix of residents.
(10) Development layout and intensity: The building layouts, site layout, roadways and access
encourage an interactive pedestrian oriented environment that brings residents out of their
homes and into the community. Multiple elements such as shorter front yard setbacks, front
porches, walkways from the porch to the street, and other common elements will create the
sense of a single community with an inviting and open environment. Density is well
balanced to provide an appropriate residential mass which is vibrant but manageable.
(11) Stormwater Management: Adequate provision is made for storm water management in
accordance with Dublin Code.
(12) Community Benefit: Standard Dublin Code would not be able to address the unique
characteristics of this site and allow preservation of its unique characteristics. The planned
development process is well suited to exploitation of the potential benefits this site offers.
(13) Design and Appearance: The proposed building design and materials are superior to the
surrounding area and on par with quality residential development in other Dublin
residential areas.
(14) Development Phasing: The site is already well served with infrastructure feasible to serve
the development. The phasing plan allows for a reasonable development progression and
infrastructure extensions.
(15) Adequacy of public services: The site is accessible to Dublin emergency and recreational
services within appropriate distances and reasonable timeframes.
(16) Infrastructure Contributions To be determined
E. H a previous application to rezone the property has been denied by City Council within the last
twelve months, list when and state the basis for reconsideration as noted in Code Section 153.234.
Council.
No previous applications to rezone the property have been submitted or denied by City
7
SECTION 11 -
Development Standards
• Overall Development Standards
• Sub Area Standards
• Project Phasing
• Diversity Matrix
• Additional Exhibits
• Exhibit A — Examples of Architectural Design Elements
• Exhibit B — Multi- Family Character
• Fire Turning Radius and Footprint Overlay (4)
AVONDALE WOODS Development Standards
I. OVERALL DEVELOPMENT STANDARDS
This development shall be in accordance with Dublin Code at the time of development unless
noted otherwise in the overall development standards or subarea standards.
The following standards shall be applicable to subareas as noted.
A. Density: Total site density shall not exceed 3 dwelling units per acre based on 120 acres for a
total of 360 dwelling units.
B. Parking: All parking requirements shall be in accordance with Dublin code at the time of
development except parking for the community center and pool in Subarea E will be approved
as part of the Final Development Plan and will consider pedestrian access from the adjoining
neighborhoods.
C. Model Homes and Sales Offices
1. Model homes and sales offices shall be permitted within Subareas A, B, C, D & E in
accordance with Dublin Code requirements.
D. Residents Association
1. Applicant will establish multiple forced and funded residents' associations through deed
based subdivision covenants and restrictions.
2. An overall Avondale Woods Master Residents Association will be comprised of the
subarea residents' associations' members. This master association will be funded by the
subarea residents' associations and will be responsible for tasks that affect all residents in
the different subareas such as operating and maintaining the community building and pool
and maintaining the stormwater facility area.
3. Each of the individual residential subareas, Subarea A, Subarea B, Subarea C and
Subarea D will have their own residents' association which will address tasks associated
with the respective subareas. If the subarea is owned and operated as a single entity
that entity will operate the residents' association. If the subarea is, or becomes, a
neighborhood of individually owned parcels then the subarea residents' association will
function with the parcel owners as members.
E. Entry Features
1. Entry features are permitted in each Subarea at major entry points with final design,
location and landscape to be submitted for approval at time of Final Development Plan.
2. Entry features may be located within the setbacks in each Subarea but shall not prohibit
clear sight distance or cause safety concerns.
AVONDALE WOODS Development Standards
3. Entry features may include but not be limited to fences, posts, columns, walls, trellises,
gazebos, signs, landscaping, signage, logo etc.
F. Architectural Diversity (Applies to Subarea C Only)
1. A matrix has been provided to promote architectural diversity for the front building
facades for single family homes.
2. Diversity shall be achieved by restricting the same front facades as follows:
• No home 2 lots to the left or right of the subject lot shall have the same front
fagade as the subject lot and
• No home directly across the street and one lot to the left or right of that lot shall
have the same front fa ;ade as the subject lot. However, this requirement may be
adjusted depending on specific site conditions. An example would be a home
across the street facing on a different street.
G. Reserve Ownership and Maintenance
Reserve
Ownership
Maintained B
Reserve "A"
SHOA
SHOA
Reserve "B'
City
Cit
Reserve "C"
City
Cit
Reserve "D"
City
Cit
Reserve "E"
City
MHOA
Reserve "F"
SHOA
SHOA
Reserve "G"
MHOA
MHOA
Reserve "H"
SHOA
MHOA
Reserve "I"
SHOA
SHOA
Reserve "J"
City
MHOA
Reserve "K"
City
Cit
Reserves "L, M, N"
City
MHOA
SHOA = Subarea Homeowner Association /Subarea Resident Association
MHOA = Master Homeowner Association
The applicant agrees the MHOA will maintain the entire Reserve J islands, including the portion of
the island within the public right of way extending east to Channel Lane, outside of the rezoning
boundary.
Reserve Ownership and Maintenance is indicated on multiple drawings within the Preliminary
Development Plan and specifically on the Open Space and Connectivity Plan - Sheet 6/26 and
the Overall Preliminary Plat - Sheet 21/26
H. An infrastructure agreement shall be executed between the City and the Developer prior to
submittal of a Final Development Plan.
2
AVONDALE WOODS - SUBAREA A
II. SUBAREA STANDARDS
Subarea A
Subarea A is comprised of approximately 8 acres of attached residential housing located north
of Avondale Woods Boulevard and the NCR site.
Permitted Uses
Residential housing composed of attached and /or
detached units
Density
Maximum of 48 residential units
Building setbacks
25' south boundary (Avondale Woods Blvd)
20' west boundary
20' north boundary
5' east boundary
A minimum distance of 12' shall be maintained between
buildings
Pavement setbacks
25' south boundary (Avondale Woods Blvd)*
20' west boundary
20' north boundary
0' east boundary
*except entry drives to access the units
Open Space
Open space shall be provided via a central green of
approximately 1 acre in size surrounded by a walking
path connecting to each unit. This area is intended for use
by the residents of this Subarea and shall include
benches and landscaping. Other passive and active
elements may be included and shall be determined at
time of Final Development Plan. A portion of the storm
water management area may extend into this subarea.
This open space shall be owned and maintained by the
Subarea A Resident Association.
Materials
Permitted cladding materials will be brick,
stone /synthetic stone, stucco /synthetic stucco, wood and
fiber cement siding (eg Hardiplank). Other high quality
materials may be approved in the Final Development
Plan with examples of successful, high quality installations
used with appropriate architectural detailing.
Secondary materials for trim and ornamentation include
gypsum reinforced fiber cement trim, wood, vinyl, and
decorative synthetic millwork for exterior applications.
However, in no case may horizontal vinyl lap siding be
3
AVONDALE WOODS - SUBAREA A
Materials, Cont.
used.
Permitted roofing materials include 30 year or better
dimensional asphalt composite shingles, wood shingles
and shakes, metal tiles or standing seam, slate and
ceramic tile. "Engineered" wood or slate, as well as
other high quality roofing materials, may be approved in
the Final Development Plan with examples of successful,
high quality installations.
Architectural Requirements
General:
• Details for outside amenities such as decks,
patios, and /or fences shall be provided at Final
Development Plan.
• The City of Dublin Residential Appearance Code
shall not be applicable to units within this
Subarea. All elevations shall be reviewed and
approved at time of Final Development Plan by
Planning Commission.
• The architectural theme shall have a Craftsman
influence as reflected in the Examples of
Architectural Design Elements: Exhibits A and B.
• In order to carry the neighborhood theme through
all subareas, all units will have porches and a
sidewalk extending from the front door
connecting to the public sidewalk or connecting to
a private walk.
• Privacy between units may be accomplished with
building elements and /or privacy fencing.
Privacy fencing is not intended to entirely enclose
a patio area but is intended for privacy between
unit patios.
• Any fencing used shall be limited to 6' in height
and shall be submitted for approval with the
Final Development Plan.
• Colors will be from a historic palette of a major
paint manufacturer and will be a subset of the
palette permitted for the single family area.
• Main doors and garage door colors will be
varied dark accent colors with a single color per
building.
• Where a unit is" double fronted" - fronting a
public street or green and backing to the front of
A VONDALE WOODS - SUBAREA A
Architectural Requirements, Cont. units on an internal street — the unit face on the
public street or green shall be considered the
dominant elevation and be treated accordingly
from an architectural perspective. The "back of
the unit" shall also be given a similar level of
architectural detail and consideration as the
front.
Garages and Parking:
• Garage doors shall be treated as decorative
elements and shall have various carriage door
styles
• Coach lights shall be required on the garage
• All units will have two car attached garages.
• The driveway shall be a minimum length of 19
feet exclusive of sidewalks.
• Shared driveways shall be utilized where
possible.
• Additional parking spaces for visitors shall be
indicated on the Final Development Plan.
Roofs:
• Roof slopes to be min. 6/12 except porch roofs
which may be less.
• Gable vents shall be addressed with architectural
detail.
• Rakes and frieze boards will be used on roofs.
• Rakes shall be extended to min. 12" overhang on
main gables with decorative bracketed supports.
Front Porches:
• Porches shall be required on all units whether
facing a street or open space.
• Columns shall be primary accent pieces and may
be used on optional masonry bases.
• Porch Roofs to be metal when isolated
• Porches shall have accent railings.
Windows:
■ Windows without shutters shall be wrapped with
trim.
5
i
r °
' r `
AVONDALE WOODS - SUBAREA A
■ Windows to be simulated divided light with grid
patterns used on all four sides of the building.
Shutters:
• Shutters shall be used judiciously but shall not be
required on every window or on every elevation.
• Shutters shall be equal to the size of full window
and have shutter hardware.
Landscaping and Screening
A minimum 25' wide buffer shall be installed along the
western property line of Subarea A, where adjacent to
the rear of lots in Subarea C. The intent of this buffer is
to provide screening between the alley in Subarea A
and the rear of lots in Subarea C. The buffer shall be a
minimum of 5' in height with 75% year round opacity.
This buffer may not include fencing. A landscape plan for
this buffer shall be submitted for approval with the Final
Development plan.
The maintenance for this buffer shall be the responsibility
of the Subarea A Residents Association.
AVONDALE WOODS - SUBAREA B
Subarea B
Subarea B is comprised of approximately 19.1 acres of attached residential housing located
south of central park and Avondale Woods Boulevard.
Permitted uses
Residential housing composed of attached and /or
detached units
Density
Maximum of 132 residential units
Building setbacks
The front setback of the units located along Avondale
Woods Blvd shall be located 15' from edge of right -of-
way. Staggering of units /buildings shall not be required.
100' west boundary
100' south boundary
50' east boundary
A minimum distance of 12' shall be maintained between
buildings.
Pavement setbacks
20' on north boundary along Avondale Woods Blvd. and
Central Green Rd.* **
100' west boundary **
100' south boundary **
50' east boundary **
* except entry drives to access units
** except bike pedestrian paths
Open Space
Open space shall be provided via green spaces located
in the rear of most units (except those facing the central
green). Additional green space is located within the
large buffer areas along the west, and south property
lines indicated as Reserve F and in the Landscape Buffer
along the east property line as indicated on the Open
Space Plan. The open space along the property lines is
intended for passive recreation for the residents of
Subarea B. It shall incorporate landscaping, benches and
a path either through it or along the perimeter. This open
space shall be owned and maintained by the Subarea B
Resident Association.
Materials
Permitted cladding materials will be brick,
stone /synthetic stone, stucco /synthetic stucco, wood and
fiber cement siding (eg Hardiplank). Other high quality
materials may be approved in the Final Development
Plan with examples of successful, high quality installations
used with appropriate architectural detailing.
7
AVONDALE WOODS - SUBAREA B I 'MM
Materials, Cont.
Secondary materials for trim and ornamentation include
gypsum reinforced fiber cement trim, wood, vinyl, and
decorative synthetic millwork for exterior applications.
However, in no case may horizontal vinyl lap siding be
used.
Permitted roofing materials include 30 year or better
dimensional asphalt composite shingles, wood shingles
and shakes, metal tiles or standing seam, slate and
ceramic tile. "Engineered" wood or slate, as well as
other high quality roofing materials, may be approved in
the Final Development Plan with examples of successful,
high quality installations.
Architectural Requirements
General:
• Details for outside amenities such as decks,
patios, and /or fences shall be provided at Final
Development Plan.
• The City of Dublin Residential Appearance Code
shall not be applicable to units within this
Subarea. All elevations shall be reviewed and
approved at time of Final Development Plan by
Planning Commission.
• The architectural theme shall have a Craftsman
influence as reflected in the Examples of
Architectural Design Elements: Exhibits A and B.
• Units fronting the public street facing the central
green in Subarea C will have porches and a
sidewalk extending from the front door
connecting to the public sidewalk.
• In order to carry the neighborhood theme through
all subareas, units fronting an internal private
street or green space will have porches and a
sidewalk extending from the front door to the
driveway or private walk.
• Privacy between units may be accomplished with
building elements and /or privacy fencing.
Privacy fencing is not intended to entirely enclose
a patio area but is intended for privacy between
unit patios.
• Any patio, porch, deck and associated fencing
shall not extend into any perimeter setback.
D
AVONDALE WOODS - SUBAREA B
Architectural Requirements, Cont. ■ Any fencing used shall be limited to 6' in height
and shall be submitted for approval with the
Final Development Plan.
• Colors will be from a historic palette of a major
paint manufacturer and will be a subset of the
palette permitted for the single family area.
• Main doors and garage door colors will be
varied dark accent colors with a single color per
building.
• Double fronted units are located facing both
Avondale Woods Boulevard and O'Shea Lane
(refer to the Preliminary Plat for location.) Both
elevations shall be considered the dominant
elevation and shall be treated with the same
level of architectural detail. "Double fronted"
shall be defined as units fronting both a public
street or green and an internal street.
• On building facades immediately adjacent to the
railroad tracks, sound insulation techniques shall
be utilized with specific methods presented for
review and approval by the Planning Commission
at time of Final Development Plan.
Garages and Parking:
• Garage doors shall be treated as decorative
elements and shall have various carriage door
styles
• Coach lights shall be required on the garage
• All units will have attached garages. Three
bedroom units will have two car garages.
• No more than two 16' garages will be on the
front elevation.
• The driveway shall be a minimum length of 19
feet exclusive of sidewalks.
• Shared driveways shall be utilized where
possible.
• Additional off - street parking spaces for visitors
with locations provided shall be shown on the
Final Development Plan.
Roofs:
0
AVONDALE WOODS - SUBAREA B
Architectural Requirements, Cont.
■ Roof slopes to be min. 612 except porch roofs
which may be less.
• Gable vents shall be addressed with architectural
detail.
• Rakes and frieze boards will be used on roofs.
• Rakes shall be extended to min. 12" overhang on
main gables with decorative bracketed supports.
Front porch:
• Porches shall be required on all units whether
facing a street or open space.
• Columns shall be primary accent pieces and may
be used on optional masonry bases.
• Porch Roofs to be metal when isolated
• Porches shall have accent railings.
Windows:
• Windows without shutters shall be wrapped with
trim.
• Windows to be simulated divided light with grid
patterns used on all four sides of the building.
Shutters:
• Shutters shall be used judiciously but shall not be
required on every window or on every elevation.
• Shutters shall be equal to the size of full window
and have shutter hardware.
Landscaping and Screening
Landscaping and screening, including tree preservation,
shall be in accordance with Dublin Code except as noted
below.
Within the 100' building setback along the west
property line, a buffer shall be required to provide both
a physical and visual barrier to the CSX railroad track.
This buffering shall be a minimum of 10' in height. The
first 6' in height shall have 100% opacity from proposed
grade at install and then a minimum of 75% opacity at
6' -10' within 4 years of installation. A landscape plan
for this buffer including any proposed fencing shall be
submitted for approval with the Final Development Plan.
A ng shall be limited to 6' in height.
10
AVONDALE WOODS - SUBAREA B
{
Landscaping and Screening, Cont.
The intent of the buffer along the south property line is to
provide an additional layer of screening between units
and the proposed Hayden Crossing Boulevard. The
minimum buffer width shall be 100' and shall contain
screening to a minimum height of 6' at installation and
75% opacity within 4 years of installation. Buffering may
be achieved by using any of the following: landscaping,
mounding, fencing or walls. A detailed planting plan
shall be provided at time of Final Development Plan.
A bike /pedestrian path will be located within both the
west and south property line building setbacks to connect
with proposed /existing paths in other subareas or
adjacent development.
Buffering shall be provided along the east property line
to provide screening between the NCR development and
the proposed units in Subarea B. Buffer shall be a
minimum width of 50' and planted with native plant
materials at a minimum height of 6' at installation and
reach 50% opacity within 4 years of installation. A
detailed planting plan shall be provided at time of Final
Development Plan.
Subarea B Residents Association shall maintain buffers
and landscape.
11
AVONDALE WOODS - SUBAREA C
Subarea C
Subarea C is comprised of approximately 30.6 acres of single family homes located south of the
main woods area.
Permitted Uses
Single Family Residential, one principle structure per lot
Density
A maximum of 77 residential units
Front Yard Building Setback
The front yard building setback shall be 15' from the right
of way. Corner lots shall have a 15' front yard building
setback from both rights of way. However, lots with
existing utility easements in front yards (lots 24 through
36, 41 & 42) will have the front setback 5' off the edge
of the easement area and the front setback for Lots 37
through 40 shall be as shown on the Plat, Sheet 21 A.
Front setbacks do not need to be staggered on any lot.
Side Yard Building Setback
6'
Side Yard Pavement Setback
3' per code however no pavement setback shall be
re uired where two properties share a common driveway.
Rear Yard Setback
25'- A 5' encroachment shall be permitted in the rear
yard setback for patios and decks.
Lot Width
55' minimum at the building line, generally arranged in
areas composed of similar lot widths without intermixing
of different lot widths.
Lot Depth
Each lot will provide a minimum of 65' buildable depth.
Open Space
Open space provided in the eyebrow off Avondale
Woods Boulevard will be landscaped, owned by the city
and maintained by the Subarea C Residents Association.
Where Subarea C abuts Subareas F & G, a delineation
between public /private ownership will be installed at the
time of development in coordination with parks
department.
A central green of approximately 2 acres will be owned
and maintained by the City of Dublin.
Materials
Permitted cladding materials will be brick, stone /synthetic
stone, stucco /synthetic stucco, wood and fiber cement
siding (eg Hardiplank). Other high quality materials may
be approved in the Final Development Plan with
examples of successful, high quality installations used with
appropriate architectural detailing.
12
AVONDALE WOODS - SUBAREA C
Materials, Cont.
Secondary materials for trim and ornamentation include
gypsum reinforced fiber cement trim, wood, vinyl, and
decorative synthetic millwork for exterior applications.
However, in no case may horizontal vinyl lap siding be
used.
Permitted roofing materials include 30 year or better
dimensional asphalt composite shingles, wood shingles
and shakes, metal tiles or standing seam, slate and
ceramic tile. "Engineered" wood or slate, as well as other
high quality roofing materials, may be approved in the
Final Development Plan with examples of successful, high
quality installations.
Architectural Requirements
General:
• The architectural theme shall have a Craftsman
influence as reflected in the Examples of
Architectural Design Elements: Exhibits A and B.
• In order to carry the neighborhood theme through
all Subareas, all homes will have porches and a
sidewalk extending from the front door connecting
to the public sidewalk, except those homes with
courtyard garages /drives which will have porches
and a sidewalk extending from the front door to
the driveway.
• Homes fronting the central green (lots 1 -8) shall
be required to have side load garages.
• All homes will have a post lamp of a single design
and color.
• All homes will have mailboxes of a single design
and color.
• Colors will be from a historic palette of a major
paint manufacturer and will be a subset of the
palette permitted for the single family area.
• Main doors and garage door colors will be varied
with a single color per building.
• Dublin Residential Appearance code applies
unless in conflict with specific standards herein.
Garages and Parking:
■ Garage doors shall be treated as decorative
13
AVONDALE WOODS - SUBAREA C
Architectural Requirements, Cont.
elements and shall have various carriage door
styles
• Coach lights shall be required on the garage
• All homes will have a minimum two car garage.
• A front load garage shall have a minimum
driveway length of 19 feet exclusive of sidewalks.
• On 55' wide lots, the percentage of garage door
to the overall front fagade may be greater than
35% but may not exceed 40 %. This requirement
only applies to garages facing a public street.
• Front loaded garages shall be located behind the
front fa4ade of the home.
Roofs:
• Roof slopes to be min. 6/12 except porch roofs
which may be less.
• Gable vents shall be addressed with architectural
detail.
• Rakes and frieze boards will be used on roofs.
• Rakes shall be extended to min. 12" overhang on
main gables with decorative bracketed supports.
Front Porches:
• Front porches shall be required on all units.
• Columns shall be primary accent pieces and may
be used on optional masonry bases.
• Porch Roofs to be metal when isolated
• Porches shall have accent railings.
Windows:
• Windows without shutters shall be wrapped with
trim
• Windows to be simulated divided light with grid
patterns used on all four sides of the building
Shutters:
• Shutters shall be used judiciously but shall not be
required on every window or on every elevation.
• Shutters shall be equal to the size of full window
and have shutter hardware.
Landscaping and Tree Preservation
Tree Preservation
14
AVONDALE WOODS - SUBAREA C
Landscaping and Screening, Cont.
■ A 20' tree preservation zone shall be required
along the rear of lots 29 -41 as indicated on the
Preliminary Plat (Sheet 21.) Within the tree
preservation zone, selective clearing may occur to
remove dead, dying or noxious species of trees.
Utilities shall not be located within the tree
preservation zone unless approved by the City
Engineer or City Forester. No structures (including
play structures, decks, storage buildings, etc.) may
be permitted in the tree preservation zone.
Miscellaneous
The right of way surrounding the central green shall be
50 feet. The pavements width shall be 28 feet.
Lot 42 shall have the home fronting Avondale Woods
Boulevard with a side load garage fronting on Scarlett
Lane.
In order to avoid direct sight lines from inside the rear
living area of a home that directly "backs" to another lot
(lots 14 -23 and 43 -54 on the Preliminary Plat), the
developer will program the homes to allow for reversing
the footprints to minimize direct sight lines.
A sidewalk easement shall be provided on each lot as
necessary and shall be indicated on the final plat.
15
AVONDALE WOODS - SUBAREA D
Subarea D
Subarea D is comprised of approximately 15.4 acres of attached residential housing located at
the northeast corner of the site, east of the main woods.
Permitted Uses
Residential housing composed of attached and /or
detached units.
Density
Maximum of 103 residential units
Building and Pavement Setbacks
50' from north property line
30' from east property line
25' from west property line (Scarlett Lane right of way)
0' from south property line
A minimum distance of 12' shall be maintained between
buildings.
Open Space
Open space of 1 acre minimum shall be located on the
southern property line of Subarea D and may be utilized
for storm water management as necessary. It shall be
owned and maintained by the Subarea D Resident
Association. However, if it is used for stormwater
management, it shall be maintained by the Avondale
Woods Master Resident Association.
A minimum of 0.3 acres of additional open space will be
provided in this subarea and shall be owned and
maintained by the Subarea Resident Association. This
open space is intended for passive recreation for the
residents of Subarea D. It shall incorporate landscaping,
benches and a path either through it or along the
erimeter.
Materials
Permitted cladding materials will be brick,
stone /synthetic stone, stucco /synthetic stucco, wood and
fiber cement siding (eg Hardiplank). Other high quality
materials may be approved in the Final Development
Plan with examples of successful, high quality installations
used with appropriate architectural detailing.
Secondary materials for trim and ornamentation include
gypsum reinforced fiber cement trim, wood, vinyl, and
decorative synthetic millwork for exterior applications.
However, in no case may horizontal vinyl lap siding be
used.
Permitted roofing materials include 30 year or better
16
AVONDALE WOODS - SUBAREA D
Materials, Cont.
dimensional asphalt composite shingles, wood shingles
and shakes, metal tiles or standing seam, slate and
ceramic tile. "Engineered" wood or slate, as well as
other high quality roofing materials, may be approved in
the Final Development Plan with examples of successful,
high quality installations.
Architectural Requirements
General:
• Details for outside amenities such as decks,
patios, and /or fences shall be provided at Final
Development Plan.
• The City of Dublin Residential Appearance Code
shall not be applicable to units within this
Subarea. All elevations shall be reviewed and
approved at time of Final Development Plan by
Planning Commission.
• The architectural theme shall have a Craftsman
influence as reflected in the Examples of
Architectural Design Elements: Exhibits A and B.
• Colors will be from a historic palette of a major
paint manufacturer. Main doors and garage
door colors will be varied with a single color per
building.
• In order to carry the neighborhood theme through
all Subareas, units fronting an internal private
street or green space will have porches and a
sidewalk extending from the front door to the
driveway or private walk.
• Privacy between units may be accomplished with
building elements and /or privacy fencing.
Privacy fencing is not intended to entirely enclose
a patio area but is intended for privacy between
unit patios.
• Any patio, porch, deck and associated fencing
shall not extend into any perimeter setback.
• Any fencing used shall be limited to 6' in height
and shall be submitted for approval with the
Final Development Plan.
• Main doors and garage door colors will be
varied dark accent colors with a single color per
building.
Garages and Parking:
■ Garage doors shall be treated as decorative
17
AVONDALE WOODS - SUBAREA D
Architectural Requirements, Cont.
elements and shall have various carriage door
styles
■ Coach lights shall be required on the garage
■ All units will have attached garages.
■ The driveway shall be a minimum length of 19
feet exclusive of sidewalks.
■ Additional off - street parking spaces for visitors
with locations provided shall be shown on the
Final Development Plan.
Roofs:
• Roof slopes to be min. 6/12 except porch roofs
which may be less.
• Gable vents shall be addressed with architectural
detail.
• Rakes and frieze boards will be used on roofs.
• Rakes shall be extended to min. 12" overhang on
main gables with decorative bracketed supports.
Windows:
• Windows without shutters shall be wrapped with
trim.
• Windows to be simulated divided light with grid
patterns used on all four sides of the building.
Shutters:
• Shutters shall be used judiciously but shall not be
required on every window or on every elevation.
• Shutters shall be equal to the size of full window
and have shutter hardware.
Landscaping
Existing healthy trees shall be maintained in the tree
rows along the north and east property lines. A buffer
consistent with the building setback on the north and east
property lines shall be provided and contain screening at
a minimum height of 6' at install and 75% opacity within
4 years of installation. Selective clearing by the
developer may occur to remove dead, damaged or
obnoxious tree species and understory. A landscaping
plan including any proposed fencing shall be submitted
for approval with the Final Development Plan. Any
fencing used shall be limited to 6' in height.
Miscellaneous
■ Applicant will work with the City to provide a
18
A
A
AVONDALE WOODS - SUBAREA D
Miscellaneous, Cont. midblock, safe crossing of Scarlett Lane for
pedestrians from Subarea D to Avondale Woods
Boulevard at time of Final Development Plan.
• A roundabout is shown on the PDP as a possible
solution for traffic calming along Scarlett Lane.
The applicant will work with Engineering on the
roundabout design details prior to submittal for a
Final Development Plan.
• An access agreement with the adjacent owner of
Parcel 010 - 279301 is in place for emergency
access. Design standards for this emergency
access shall be subject to approval by the
Washington Township Fire Department. This
emergency access provision is only envisioned
prior to connection of Scarlett Lane to Tuttle
Crossing Boulevard.
19
AVONDALE WOODS - SUBAREA E
Subarea E
�r
Subarea E is comprised of approximately 11.3 acres of park area containing storm water
management, woods, clubhouse, pool and pedestrian trails.
Permitted Uses
Storm water retention and recreation purposes for the
benefit of Avondale Woods' residents, to include a
community clubhouse, swimming pool, associated parking,
pedestrian paths and other appropriate recreational
uses.
Density
Max 15,000 sf for clubhouse structure
No size is specified for swimming pool
Accessory structures, if any, must comply with building
setbacks
Building setback
20' all boundaries
Pavement setback
20' all boundaries*
* except bike /pedestrian paths
Ownership
Avondale Woods Master Residents Association
Maintenance
The landscape, pavement and buildings will be
maintained by the Avondale Woods Master Residents
Association. The City of Dublin will maintain pond and
utility infrastructure.
Architectural Requirements
i) Craftsman influenced architecture
ii) Large, bracketed overhangs
iii) Metal roof accents on projecting elements as
common tie to single family area
iv) Colors will be from a historic palette of a major
paint manufacturer and will be a subset of the
palette permitting for the single family area.
v) Roof pitches will be at least 6/12 on main roof.
Porches and one story shed elements will be a
minimum of 4/12 pitch.
vi) Main entry facing the street will be required and
shall have porch or stoop with walk from stoop
- connecting to public sidewalk and parking lot.
Materials
Permitted cladding materials will be brick,
stone /synthetic stone, stucco /synthetic stucco, wood and
fiber cement siding (eg Hardiplank). Other high quality
materials may be approved in the Final Development
Plan with examples of successful, high quality installations
used with appropriate architectural detailing.
20
AVONDALE WOODS - SUBAREA E
Materials, Cont.
Secondary materials for trim and ornamentation include
gypsum reinforced fiber cement trim, wood, vinyl, and
decorative synthetic millwork for exterior applications.
However, in no case may horizontal vinyl lap siding be
used.
Permitted roofing materials include 30 year or better
dimensional asphalt composite shingles, wood shingles
and shakes, metal tiles or standing seam, slate and
ceramic tile. "Engineered" wood or slate, as well as
other high quality roofing materials, may be approved in
the Final Development Plan with examples of successful,
high quality installations.
Architectural style will be compatible with other
Subareas.
21
AVONDALE WOODS - SUBAREAS F & G
Subarea F
Subarea F is comprised of approximately 29.5 acres of wooded preserve area generally
referred to as Avondale Woods and is located at the northern end of the site, west of the
north /south entrance road.
A 20 foot strip of land shall be provided as shown on the Preliminary Development Plan to
include a pedestrian path to provide access to Avondale Woods. A delineation shall be provided
along the edge of this 20 foot strip of land and the lots abutting either side in Subarea C. A
delineation shall also be provided along the edge of lots 39 -42, located in Subarea C, which
abut the extension of Subarea F south to Scarlett Lane. The means of delineation including any
fencing (limited to 6' in height) shall be submitted for approval with the Final Development Plan.
Transfer of this ground is anticipated to occur after approval of Final Development Plan.
Permitted uses
Recreational uses as determined by City of Dublin Parks
De artment polic
Building setbacks
50'
from any boundary adjoining residential structures
Ownership
City
of Dublin, Ohio
Maintenance
City
of Dublin, Ohio
Subarea G
Subarea G is comprised of approximately 5.3 acres of wooded area generally referred to as
the Triangle Woods and Lot 58. It is located southwest of the single family in Subarea C and
adjacent to the railroad tracks. A delineation shall be provided along the edge of lots 58 -67,
located in Subarea C, which abut the extension of Subarea G north to Scarlett Lane. The means
of delineation including any fencing (limited to 6' in height) shall be submitted for approval with
the Final Development Plan.
Transfer of this ground is anticipated to occur after approval of Final Development Plan.
Permitted uses
Recreational uses as determined by City of Dublin Parks
De artment policy
Building setbacks
50' from any boundary adjoining residential structures
Pavement setbacks
25' from any boundary adjoining residential structures*
* Except pedestrian bike paths
Ownership
City of Dublin, Ohio
Maintenance
City of Dublin, Ohio
22
AVONDALE WOODS
III. PROJECT PHASING
It is anticipated that Phase I of the project will begin with the multifamily in Subarea A
commencing spring of 2015. Depending on market conditions, the developer anticipates Phase 2
would begin with the single family lots in Subarea C. This construction is anticipated to occur
immediately following Phase I, in early Summer of 2015 or sooner, and include the extension of
Avondale Woods Boulevard, the central green road and the 8 single family lots surrounding the
green. The developer anticipates developing the balance of the single family lots in 3 additional
phases of 20 -25 lots each. The multifamily in Subarea B is anticipated to be developed in 2
phases. The timing of these phases is unknown at this time due to secondary site access being
required. Subarea D is anticipated to be the last phase of the development. However,
Washington Township Fire Department has agreed to allow 126 units and clubhouse (Subareas A,
C and E) to be built before a second access point would be required or an agreement is reached
with terms acceptable to Washington Township's Fire Department and Dublin Traffic Engineering.
The developer has an access agreement in place from Subarea D with the adjacent owner of
Parcel 010- 279301 for access to Avery Road.
The ultimate timing and number of lots /units developed per phase may be subject to change and
will be determined at time of Final Development Plan.
The developer will pay for the installation of a traffic signal at Avondale Woods Boulevard and
Avery Road at such time as permitted or required by the City of Columbus.
23
AVONDALE WOODS
Diversity Matrix
Subject (Single Family) Lot
Influenced Lot
1
2, 3, 7, 8
2
1,3,4,6,7,8
3
1,2,4,5,7,8
4
2, 3, 5, 6
5
1, 2, 3, 4, 6,7
6
2, 3, 4, 5, 7, 8
7
1,2,5,6,8
8
1,2,6,7
9
10, 11, 17,18, 19
10
9, 11,12, 16, 17, 18
11
9, 10, 12, 13, 15, 16, 17
12
10,11,13,14,15,16,78
13
11, 12, 14, 15, 54,78
14
12, 13, 15, 16, 54, 55,78
15
11, 12, 13, 14, 16, 17, 54
16
10,11, 12,14,15,17,18
17
9,10,11,15,16,18,19
18
9, 10, 16, 17, 19, 20
19
9, 17, 18, 20, 21
20
18, 19, 21, 22
21
19, 20, 22
22
20, 21, 23
23
22, 24, 25, 53
24
23, 25, 26, 53
25
23, 24, 26, 27, 52, 53
26
24, 25, 27, 28, 51, 52, 53
27
25, 26, 28, 29, 50, 51, 52
28
26, 27, 29, 30, 49, 50, 51
29
27, 28, 30, 31, 48, 49, 50
30
28, 29, 31, 23, 47, 48, 49
31
29, 30, 32, 33, 46, 47, 48
32
30, 31, 33, 34, 46, 47, 48
33
31, 32, 34, 35, 45, 46, 47
34
32, 33, 35, 36, 44, 45, 46
35
33, 34, 36, 37, 43, 44, 45
36
34, 35, 37, 38, 43, 44
37
35, 36, 38, 39, 43
38
36, 37, 39, 40, 43
39
37, 38, 40, 41, 43
Subject Lot
Influenced Lot
24
AVONDALE WOODS Diversity Matrix
40
38, 39, 41, 42, 43, 57
41
39, 40, 42, 43, 57
42
40, 41, 43, 57, 59, 75
43
36, 37, 38, 39, 40, 41
44
34, 35, 36, 43, 45, 46
45
33, 35, 36, 43, 44, 46, 47
46
32, 33, 34, 44, 45, 47, 48
47
30, 31, 32, 45, 46, 48, 49
48
29, 30, 31, 46, 47, 49, 50
49
28, 29, 30, 47, 48, 50, 57
50
27, 28, 29, 48, 49, 51, 52
51
26, 27, 28, 49, 50, 52, 53
52
23, 25, 26, 27, 50, 51, 53
53
23, 24, 25, 26, 51, 52
54
13, 14, 15, 55, 56,77
55
14, 54, 56, 57, 76, 77, 78
56
54, 55, 57, 75, 76, 77
57
41, 42, 75, 76
59
42, 60, 61, 73, 74, 75
60
59, 61, 62, 72, 73, 74
61
59, 60, 62, 63, 71, 72,73
62
60, 61, 63, 64, 70, 71, 72
63
61, 62, 64, 65, 69, 70, 71
64
62, 63, 65, 66, 69, 70, 71
65
63, 64, 66, 67, 68, 69,70
66
64, 65, 67, 68, 69
67
65, 66, 68
68
65, 66, 67, 69, 70
69
64, 65, 66, 68, 70, 71
70
63, 64, 65, 68, 69, 71, 72
71
61, 62, 63, 69, 70, 72, 73
72
60, 61, 62, 70, 71, 73, 74
73
59, 60, 61, 71, 72, 74, 75
74
59, 60, 72, 73, 75, 76
75
42, 56, 57, 76, 77
76
55, 56, 57, 75, 77, 78
77
13, 54, 55, 56, 75, 76, 78
78
12, 13, 14, 54, 55, 76, 77
25
Matt Cangiolosi
Regional Manager
January 30, 2012
Ms. Claudia D. Husak, AICP, Planner II
City of Dublin
Planning and Zoning Commission
5800 Shier Rings Road
Dublin, Ohio 43016 -1236
Re: Notice of Meeting —Avery Road Concept Plan
Avondale Woods — 10 -036CP
5215 Avery Road
Dublin, Ohio
Dear Ms. Husak:
6737 Southpoint Drive
SIC J915
Jacksonville, FL 32216 -6177
(904) 279 -3824
Ic1cfax (904) 2454525
matt_cangiolosUdcsx com
Thank you for your notification of the above referenced notice of meeting regarding the Avery Road
Concept Plan for 5215 Avery Road, Dublin, Ohio. The proposal is for the development of 130 single -
family lots and 230 multiple - family units on a 120 -acre site located on the west side of Avery Road. This
aerial view (copy attached) shows that this parcel fronts on a railroad right of may and we want to bring to
your attention that we do not think that residential development adjacent to the railroad is good practice.
While we can appreciate the situation of the property owners who own lots there, the development of
residential units is of great concern to us especially if it poses a safety risk. If the development should
take place despite our concerns, please be sure to place an appropriate buffer (we suggest a minimum of
100 ft. barrier) and fencing between operating track and any residential development.
We also request that you enter our comments in the public record.
Thank you.
Sincerely,
44* r- _
Matt Cangiolosi
Attachments
SECTION III —
Exhibits
• Regional Context Map
• Vicinity Map
• Existing Conditions
• Site Plan
• Subarea Map
• Open Space and Connectivity Plan
• Landscape Plan
• Landscape Details (2)
• Landscape Cross Section
• Railroad Cross Section
• Phasing Plan
• Overall Utility Plan
• Utility Plan Enlargements (3)
• Overall Grading Plan
• Grading Plan Enlargements (3)
• Overall Preliminary Plat (2)
• Preliminary Plat Enlargements (3)
• Tree Survey (2)
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PRELIMINARY DEVELOPMENT PLAN
HOMEWOOD CORPORATION
REGIONAL CONTEXT MAP
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AVONDALE WOODS 750 NO"" 4 "°
ColunGa, OH 932'9
City of Dublin. Franklin County. Ohio
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AVONDALE WOODS
City of Dublin. Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
NOMEWOOD CORPORATION LANDSCAPE PLAN
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PRELIMINARY DEVELOPMENT PLAN
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C0I —bw,OH 43214
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SECTION 3: SOUTH PROPERTY LINE LOOKING EAST
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INDEX MAP
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AVONDALE WOODS
City of Dublin . Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
HOMEW OOD CORPORATION
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Cokmb -OH 47214
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INDEX MAP
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AVONDALE WOODS
City of Dublin . Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
HOMEW OOD CORPORATION
750 Norh— Drive
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PRELIMINARY DEVELOPMENT PLAN
RAILROAD FACING S OUTH
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INDEX MAP
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RAILROAD CROSS
HOMEWOOD CORPORATION
SECTION
750 Norlhl w Drive
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INDEX MAP
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Colunbus, ON 47114
City of Dublin . Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN -• �_
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HOMEWCM CORPORATION UTIL" PLAN
AVONDALE WOODS �k k-. C N.rffi- H 4M14
City of Dublin . Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
NOMEWOOD CORPORATION UTILITY PLAN
AVONDALE WOODS 'o°N°'R°4M!
Colunbu, OX H 432' 4
City of Dublin. Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
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AVONDALE WOODS
City of Dublin . Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
HOMEW OOD CORPORATION
750 NOON Dd-
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UTILITY PLAN
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City of Dublin. Franklin County. Ohio
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HOMEWOOD CORPORATION GRADING PUN
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City of Dublin . Franklin County. Ohio ^
PRELIMINARY DEVELOPMENT PLAN
HOMEWOOD CORPORATION GRADING PLAN
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AVONDALE WOODS 750 Norl
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City of Dublin . Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
HOMEWOOD CORPORATION
750 NortH Drive
AVONDALE WOODS CokAn", OH 4MI 4
City of Dublin. Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
GRADING PLAN
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AVONDALE WOODS
City of Dublin. Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
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HOMEWOOD CORPORATION PRELIMINARY PLAT
75D NortN� Dl�
AVONDALE WOODS CoLmb., OH 43214
City of Dublin. Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
HOMEWCOD COWOUTION PRELIMINARY PLAT
AVONDALE WOODS 750 NortN°w" Dd" Co�—IYA. OH 4414
City of Dublin . Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
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HOMEWOOD CORPORATION PRELIMINARY PLAT
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AVONDALE WOODS MI
CoAxnbuf. O 172,.
City of Dublin. Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
HOMEWOOD CORPORATION PRELIMINARY PLAT
750 N.&Ja— Dd-
AVONDALE WOODS Cokml— ON 4M14
City of Dublin. Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
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City of Dublin . Franklin County. Ohio
PRELIMINARY DEVELOPMENT PLAN
HOMEWOOD CORPORATION
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7 c , of Dublin
Land Use and long
Range Planning
PLANNING AND ZONING COMMISSION
5800 Shier Rings Road
Dublin, Ohio 43016 -1236
phone 614.410.4600
RECORD OF ACTION
fax 614.410.4747
www.dubllnarr
AUGUST 7 2014
The Planning and Zoning Commission took the following action at this meeting:
1. Avondale Woods — Avery Road
12- 0842 /PDP /PP Rezoning /Preliminary Development Plan/ Preliminary Plat
Proposal: A new residential subdivision with a maximum of 360 single and multiple
family units on 120 acres on the west side of Avery Road, south of the
Intersection with Rings Road.
Request: Review and recommendation to qty Council of a Rezoning with
Preliminary Development Plan for a new Planned Unit Development
District under the provisions of Zoning Code Section 153.050. This is also
a request for review and recommendation to City Council of a
Preliminary Plat under the provisions of the Subdlvlslon Regulations
Applicant: Jim Upnos, Homewood Corporation, LLC.
Pianrdng Contact: Claudia D. Husak, AICP, Planner II.
Contact Information: (614) 410 -4675, chusak@dubhn.oh.us
MOTION #1: Ms. Kramb moved, Mr. Hardt seconded, to recommend approval of the
Rezoning /Preliminary Development Plan with the following 15 conditions:
1) That the development text be revised to eliminate a fence as an option to indicate demarcations
between open spaces and rear lot lines and require their approval at the Final Development Plan
stage,
2) That the development text be revised to address unit separation and require a minimum distance
between units of at least 12 feet required for all multiple - family subareas;
3) That the front setbacks for Lots 37 through 40 to be separately addressed in the development
text,
4) That the development text be revised to require front - loaded garages to be located behind the
front facade of the home;
5) That the applicant continues working with Engineering on the roundabout design details in
Subarea D, prior to submitting for a Final Development Plan;
6) That the applicant works with Staff to further review the proposed street names for the
development,
7) That Lot 58 is eliminated from the proposal;
8) That the development text be revised to eliminate vinyl as a permitted as a primary building
material;
9) That the roundabout center and sputter islands be included as HOA maintained reserves on a
plat;
10) That the applicant enters into an infrastructure agreement with the City, prior to submitting the
first Final Development Plan, for the development thresholds and public project contributions and
that the infrastructure agreement details are referenced in the development text;
Page i of 2
1. Avondale Woods - Avery Road
12- 084Z /PDP /PP Rezoning /Preliminary Development Plan/ Preliminary Plat
11) That the development text be revised to require a divided light grid pattern for all windows on all
four sides of the buildings of all subareas;
12) That the development text be revised to limit the height of a fence If used as part of the
landscape buffer to six feet;
13) That the western buffer along Subarea A not be permitted to Include a fence;
14) That all details for outdoor amenities including decks, patios, and or fences for the multiple-
family units be included for approval at the Final Development Plan stage; and that the
development text be revised to reflect this requirement; and
15) That the entry feature details be submitted for approval at the Final Development Plan stage for
each section and also that the development text be revised.
* Mr. Chris dine agreed to the 15 conditions as amended.
VOTE: 7-0.
RESULT: The application for Rezoning/Preliminary Development Plan with 15 conditions
was approved.
RECORDED VOTES:
Chris Amorose Groomes Yes
Richard Taylor
Yes
Amy Kramb
Yes
John Hardt
Yes
Victoria Newell
Yes
Todd Zimmerman
Yes
Amy Salay
Yes
MOTION #2: Ms. Kramb moved, Mr. Hardt seconded, to recommend approval to City Council for the
following Preliminary Plat with one condition:
1) That the plat be revised to Include the roundabout center and sputter islands as reserves and a
table listing each reserve size and intended maintenance responsibility.
* Mr. Chris Cline agreed to the above condition.
VOTE: 7-0.
RESULT: The Preliminary Plat with one condition was approved to be forwarded to City Council
RECORDED VOTES:
Chris Amorose Groomes Yes
Richard Taylor
Yes
Amy Kramb
Yes
John Hardt
Yes
STAFF CERTIFICATION
Victoria Newell
Yes
Todd Zimmerman
Yes
Amy Salay
Yes
Claudia Husak, AICP, Planner II
Page 2 of 2
I ci of Dublin
Land Use and Long
Range Planning
PLANNING AND ZONING COMMISSION
5800 Shier Rings Road
Dublin, Ohio 43016 -1236
phone 614.410.4600
MEETING MINUTES
fax 614.410.4747
www.Dublinohtousa gov
-
AUGUST 7, 2014
AGENDA
1. Avondale Woods Avery Road
12- 084Z /PDP /PP Rezoning/ Preliminary Development Plan (Approved 7 — 0)
Preliminary Plat (Approved 7 — 0)
2. Bridge Park East — Mixed -Use Development Project
Riverside Drive and W. Dublin- Granville Road
14- 070BPR /PP Basic Plan Review (Approved 7 — 0)
Preliminary Plat (Approved 7 — 0)
3. Perimeter Center, Subarea C — The Spa at River Ridge SSSS Wall Street
14- 072AFDP /CU Amended Final Development Plan (Approved 7 — 0)
Conditional Use (Approved 7 — 0)
The Chair, Chris Amorose Groomes, called the meeting to order at 6:30 p.m. and led the Pledge of
Allegiance. Other Commission members present were Victoria Newell, Richard Taylor, Amy Kramb, John
Hardt, Amy Salay, and Todd Zimmerman. City representatives present were Steve Langworthy, Gary
Gunderman, Jennifer Readier, Alan Perkins, Claudia Husak, Rachel Ray, Joanne Shelly, Devayani Puranik,
Dana McDaniel, Paul Hammersmith, Terry Foegler, Logan Stang, Andrew Crozier, Nikki Martin, and Laurie
Wright.
Administrative Business
Motion and Vote
Mr. Taylor moved, Mr. Zimmerman seconded, to accept the documents into the record. The vote was as
follows: Ms. Amorose Groomes, yes; Ms. Kramb, yes; Mr. Hardt, yes; Ms. Newell, yes; Ms. Salay, yes;
Mr. Zimmerman, yes; and Mr. Taylor, yes. (Approved 7 — 0)
Motion and Vote
Ms. Kramb moved, Ms. Newell seconded, to accept the June 19, 2014, meeting minutes as amended. The
vote was as follows: Mr. Taylor, yes; Mr. Hardt, yes; Mr. Zimmerman, yes; Ms. Salay, abstain; Ms.
Amorose Groomes, yes; Ms. Newell, yes; and Ms. Kramb, yes. (Approved 6 — 0 —1)
Motion and Vote
Ms. Kramb moved, Mr. Zimmerman seconded, to accept the July 10, 2014, meeting minutes as amended.
The vote was as follows: Ms. Amorose Groomes, yes; Ms. Kramb, yes; Mr. Hardt, yes; Ms. Newell, yes;
Ms. Salay, yes; Mr. Zimmerman, yes; and Mr. Taylor. (Approved 7 — 0)
Ms. Amorose Groomes said there were two cases on the consent agenda, Spa River Ridge and Avondale
Woods but both Ms. Kramb and Mr. Zimmerman had questions on the Avondale Woods case so it was
pulled. The Chair determined the cases would be heard in the following order: Spa at River Ridge,
Dublin Planning and Zoning Commission
August 7, 2014 — Meeting Minutes
Page 2 of 21
Avondale Woods, and Bridge Park East. She briefly explained the rules and procedures of the Planning
and Zoning Commission. [The minutes reflect the order of the published agenda.]
1. Avondale Woods Avery Road
12- 0842 /PDP /PP Rezoning/ Preliminary Development Plan /Preliminary Plat
The Chair Chris Amorose Groomes introduced this application for a request for a new residential
subdivision with a maximum of 360 single and multiple family units on 120 acres on the west side of
Avery Road, south of the intersection with Rings Road. She said the Commission will forward the
recommendation on this to City Council. She said two motions are required: 1) Rezoning and Preliminary
Development Plan; and 2) Preliminary Plat. She asked the two members that had questions if they
needed a presentation. Ms. Kramb and Mr. Zimmerman both said they did not need a presentation as
they just had a series of questions for clarification. The Chair asked if anyone else needed to see a
presentation. [There were none.]
Amy Kramb inquired about the fence height. She said she could not find any reference to a fence in the
development text but in the Planning Report there is a six -foot fence mentioned for along the railroad
tracks.
Claudia Husak said it can be found in the buffering landscaping section.
Ms. Kramb said it mentions six feet of "screening" that can include a fence but it does not mention the
height of the fence. It was stated that since there is no mention of a maximum height for a fence, a
discussion ensued among the members and staff that included all the different fences and buffering in
the different areas of this site.
Ms. Kramb also inquired about the development text that allows for entry signs at every subarea but it
does not specify the number or size of signs.
Ms. Kramb said there was no mention anywhere about tree replacements and asked if Code was just
being followed to which Ms. Husak agreed.
Ms. Kramb said because this is going to be in phases, and Scarlet Lane is stopping to the north and to
the west, she is curious as to how those roadway ends would be treated.
Todd Zimmerman referred to page 11 of the Planning Report. He questioned the limit of 185 units when
the road network is in place.
Ms. Husak said there was a phasing plan on page 12 in the development text and Phase 1 was identified
as the attached residential just north of the entrance. She said Phase 2 is the single - family lots around
the central green. She thought that the 185 were all single - family units and this multi - family.
Mr. Zimmerman referred to Subarea B and asked how many one -car garages are in the plans.
Ms. Husak said she did not have that information at this time. She said the development text requires
two -car garages for all of the three - bedroom units but how that is mixed up is not known.
Mr. Zimmerman inquired about the windows to carry a grid pattern throughout and wanted to make sure
it was for all four sides of the single - family units and not just the front.
Ms. Amorose Groomes invited the applicant to approach the podium and begin by stating their name and
address for the record.
Dublin Planning and Zoning Commission
August 7, 2014 — Meeting Minutes
Page 3 of 21
Linda Menerey, EMH &T, 5500 New Albany Road, New Albany, Ohio, 43054, said she wanted to split the
four issues mentioned: fencing, entry signs, tree replacement, and street phasing. She wants to talk
through the fencing to get a consensus. She said they are going to do tree replacement. She asked if the
street phasing was answered.
Ms. Kramb said she got the phasing and was more curious about the termination treatment but
understands that will come up at the Final Development Plan (FDP).
Ms. Menerey asked if it was ok that it was decided at FDP and Ms. Kramb said she was comfortable with
that.
Ms. Menerey confirmed there is a mix of garages and encouraged Mr. Zimmerman to look at the plan.
She said their client, Jim Lipnos has agreed with the window grid pattern on all four sides.
Ms. Menerey asked to discuss the fencing issue. She asked if the Commission was ok with
mounding /fencing of a minimum of 6 feet and maximum of 8 feet, the applicant was in agreement with
that. She offered this be left for the FDP.
Ms. Amorose Groomes suggested this be decided later.
Victoria Newell suggested adding one line that states the fence as an individual component cannot
exceed a height of six feet to which everyone agreed to the solution.
Mr. Zimmerman asked who was responsible for the maintenance of the fence.
Ms. Menerey said it was the applicant.
Chris Cline, applicant, said they are comfortable with the Commission passing on this until the FDP but
would like flexibility to do a good quality job.
Ms. Amorose Groomes concluded that the Commission would like to see the whole plan at the Final
Development Plan and asked if Ms. Husak could write the conditions based on their discussion.
Ms. Kramb inquired about patios and where they could possibly be placed.
Ms. Menerey said this goes back to the 2010 — 2012 period when they finally got some footprints in front
of the Commission. She said those units are double- sided. She said as seen on the site plan, they feel like
a two -sided unit and explained further what she meant. She said the front is not intended to have a six -
foot fence but a four or six foot fence could go on the back for a little privacy.
Ms. Kramb noted that when driving by, all that would be seen are the garages and privacy fences.
Ms. Menerey asked the Commission if they would prefer a four -foot fence be stipulated.
Ms. Amorose Groomes stated that before they are willing to issue the ability for fences, they want a lot
more detail and again is in favor of deciding at the FDP to which Ms. Menerey agreed that a condition
should be written to state that.
Ms. Husak summarized that the condition should state that any kind of exterior amenities, including
patios and fences, will be part of the Final Development Plan to which everyone agreed.
Ms. Menerey referred back to the entry feature issue.
Dublin Planning and Zoning Commission
August 7, 2014 — Meeting Minutes
Page 4 of 21
Ms. Kramb thought there should be a limit to the size and numbers of these entry features.
John Hardt thought it would fall under the same conversation as the site amenity statement
Mr. Cline said their intent was not a large intrusive sign but one that tastefully identified the
neighborhoods.
Amy Salay suggested something should be written so that any materials used must be of natural quality
to endure the elements and not burden the neighborhoods with all the open space they will need to
maintain.
Both Ms. Kramb and Mr. Zimmerman stated all their questions were answered satisfactorily
Ms. Salay asked what parts of this development are going to be maintained and deeded to the City as
public parkland and what is going to be private.
Mr. Cline said there is a table in the text that spells out who owns what and who maintains everything.
Ms. Salay said there are very few homes that are required to maintain a large amount of open space in a
couple different areas of our community. She said when things are decided at Commission, they do not
know how it will all shake out and how much it will cost to maintain this private open space. She said
neighborhoods find themselves burdened with high fees and struggle to maintain these areas. She
thought the way it is written opens it up to too much interpretation.
Ms. Amorose Groomes referred to the table and stated which areas were owned by the City but the
maintenance on the various areas differed.
Ms. Salay maintained it could still be problematic. She asked if Mr. Hahn, of Parks and Open Space, could
consider what the City is going to be doing and what it is the private sector is supposed to be doing so
that it could be spelled out - how areas are to be maintained and if it would come back to Council.
Ms. Husak said Mr. Hahn did send a mark -up map to staff that was forwarded to the applicant.
Ms. Amorose Groomes asked if there were any further questions or concerns from the Commission.
[There were none.] She asked the public to speak with respect to this application. [Hearing none.] She
asked Ms. Husak to reveal the conditions.
Ms. Husak said there would be two motions: 1) Rezoning and the Preliminary Development Plan; and 2)
Preliminary Plat. She said for the first motion there were 10 conditions and noted the first 8 on a slide
with no changes. She said conditions 9 and 10 were retained from the Planning Report. She said
conditions 11 through 15 were added per the discussion:
11) That the development text be revised to require a divided light grid pattern for all windows on all
four sides of the buildings of all subareas,
12) That the development text be revised to limit the height of a fence if used as part of the
landscape buffer to six feet;
13) That the western buffer along Subarea A not be permitted to include a fence;
14) That all details for outdoor amenities including decks, patios, and or fences for the multiple family
units be included for approval at the Final Development Plan stage; and that the development
text be revised to reflect this requirement; and
15) That the entry feature details be submitted for approval at the Final Development Plan stage for
each section and also that the development text be revised.
Dublin Planning and Zoning Commission
August 7, 2014 — Meeting Minutes
Page 5 of 21
Ms. Amorose Groomes asked the applicant if he agreed to those 15 conditions as amended.
Mr. Cline agreed.
Motion and Vote
Ms. Kramb moved, Mr. Hardt seconded, to recommend approval of the Rezoning /Preliminary
Development Plan with 15 conditions:
1) That the development text be revised to eliminate a fence as an option to indicate demarcations
between open spaces and rear lot lines and require their approval at the Final Development Plan
stage;
2) That the development text be revised to address unit separation and require a minimum distance
between units of at least 12 feet required for all multiple - family subareas;
3) That the front setbacks for Lots 37 through 40 to be separately addressed in the development
text;
4) That the development text be revised to require front - loaded garages to be located behind the
front facade of the home;
5) That the applicant continues working with Engineering on the roundabout design details in
Subarea D, prior to submitting for a Final Development Plan;
6) That the applicant works with staff to further review the proposed street names for the
development;
7) That Lot 58 be eliminated from the proposal;
8) That the development text be revised to eliminate vinyl as a permitted primary building material;
9) That the roundabout center and splitter islands be included as HOA maintained reserves on a
plat; and
10) That the applicant enters into an infrastructure agreement with the City, prior to submitting the
first Final Development Plan, for the development thresholds and public project contributions and
that the infrastructure agreement details be referenced in the development text.
11) That the development text be revised to require a divided light grid pattern for all windows on all
four sides of the buildings of all subareas;
12) That the development text be revised to limit the height of a fence if used as part of the
landscape buffer to six feet;
13) That the western buffer along Subarea A not be permitted to include a fence;
14) That all details for outdoor amenities including decks, patios, and or fences for the multiple family
units be included for approval at the Final Development Plan stage; and that the development
text be revised to reflect this requirement; and
15) That the entry feature details be submitted for approval at the Final Development Plan stage for
each section and also that the development text be revised.
The vote was as follows: Ms. Salay, yes; Mr. Zimmerman, yes; Ms. Newell, yes; Mr. Taylor, yes; Ms.
Amorose Groomes, yes; Mr. Hardt, yes; and Ms. Kramb, yes. (Approved 7 — 0)
Motion and Vote
Ms. Kramb moved, Mr. Hardt seconded, to recommend approval to City Council for the following
Preliminary Plat with one condition:
1) That the plat be revised to include the roundabout center and splitter islands as reserves and a
table listing each reserve size and intended maintenance responsibility.
Mr. Cline agreed to the condition as written in the staff report.
The vote was as follows: Ms. Amorose Groomes, yes; Mr. Taylor, yes; Ms. Newell, yes; Mr. Zimmerman,
yes; Ms. Salay, yes; Mr. Hardt, yes; and Ms. Kramb, yes. (Approved 7 — 0)
Dublin Planning and Zoning Commission
August 7, 2014 — Meeting Minutes
Page 6 of 21
2. Bridge Park East — Mixed -Use Development Project
Riverside Drive and W. Dublin- Granville Road
14- O7OBPR /PP Basic Plan Review/ Preliminary Plat
Chair Chris Amorose Groomes introduced this application for a request for a preliminary review for seven
new blocks for future development on approximately 30.9 acres, in addition to new public rights -of -way
for a future mixed -use development on the east side of Riverside Drive, south of the future John Shields
Parkway, west of Tuller Ridge Drive, and north of West Dublin- Granville Road.
The Chair swore in anyone intending to address the Commission on this case.
Rachel Ray presented the aerial photo that shows the site, which is on the east side of the `to be
relocated' Riverside Drive, south of the `now under construction' John Shields Parkway, west of Tuller
Ridge Drive and the connector roadway to Dale Drive, and north of W. Dublin- Granville Road.
Ms. Ray said given this project's size and complexity, there are a number of aspects related to this
project and the properties involved that will be addressed as part of the upcoming development
agreement. She said resolution is expected before all final development approvals can be secured. She
said one of the elements related to the real estate matters associated with this project relates to the
existing COTA Park and Ride site on the north side of Dale Drive. Given the future roadways planned in
this area, she said the City has taken the lead to work out an agreement with COTA on the land
development and also identify potential locations for an alternative facility that would maintain consistent
services for their ridership. Ms. Ray said the applicant for the Bridge Park project erroneously submitted
an application form that suggested they had authorization to file an application on behalf of COTA. She
said Staff is making it clear on the website that COTA is not a party to this application. However, she said
COTA is involved in separate discussions with the City on development - related matters.
Ms. Ray said Dublin City Council has not approved a development agreement for this site, though it is in
the works. She said Staff is working with the developers as well as the property owners adjacent to this
site and finalizing the development agreement is a condition of approval recommended by Planning.
Ms. Ray gave a brief overview of her presentation. First, she said she will provide a background on the
development context and everything that has happened regarding this site, leading up to the case that is
before the Commission this evening. She said she would also provide an overview of the review and
approval process and what the Commission can expect to see with future applications. She said she
would next provide an overview of the applications that are before the Commission this evening, which
include the Basic Development Plan, as well as the Preliminary Plat. Then, she said she would provide a
brief overview of the recommendations that the ART has made to the Commission, followed by the
summary of the recommendations that are made. She reported a total of four motions will be required.
Ms. Ray said the first step in the process is a City- sponsored Zoning Code Amendment and Area Rezoning
of land that includes the project area. She said previously, the project area was a series of separate
parcels with three different zoning district classifications that are now going to be included in a single
neighborhood zoning district designation. She presented the project area outlined in red in the proposed
zoning map as well as the proposed neighborhood district graphic that is associated with the Zoning Code
Amendment. She reported on July 10, 2014 the Planning and Zoning Commission recommended approval
to City Council for both the Area Rezoning as well as the Zoning Code Amendment. She said both items
are scheduled for a first reading by City Council on August 11, 2014. She stated another one of the
conditions on tonight's application is subject to Council's approval of the zoning actions related to this
area.
Ms. Ray said in terms of process, the purpose of this application for Basic Development Plan Review is to
evaluate, at a conceptual level, the cohesiveness of the framework that will enable the Bridge Park East
Dublin Planning and Zoning Commission
August 7, 2014 — Meeting Minutes
Page 7 of 21
mixed -use development. She stated the application includes an analysis of the project based on the
Principles of Walkable Urbanism and the Community Plan's (Bridge Street District Area Plan) objectives
for this area. She said the development framework included with the Basic Development Plan sets the
tone for the public realm, which is comprised of the street network and block layout. She said the
Development Plan also establishes lots and parcels for development. She reported the applicant has
begun to conduct a preliminary analysis of the applicable placemaking foundations described in the BSD
Scioto River Neighborhood zoning district requirements. She emphasized this application is not intended
to provide a determination on all project details associated with the public or private realm; further
details will be determined at the Development Plan Review, Basic Site Plan /Site Plan Reviews, and Final
Plat stages.
Ms. Ray explained the next step following this application is the Development Plan Review to determine
the detailed elements of the public realm, which Staff expects to generally correspond with the timing of
the Final Plat (first section). She said Preliminary and Final Plats require review and approval by the
Planning and Zoning Commission as well as City Council.
Ms. Ray said the applicant may then proceed with filing an application for Basic Site Plan Review, which is
a higher level, conceptual look at the above- ground elements of the project: the buildings, site,
landscape, parking, signs, and architecture. She said the last step prior to building permitting is the Site
Plan Review, which is a highly detailed review of all those above ground elements just mentioned.
Ms. Ray began presenting an overview of the proposed Basic Development Plan (BDP) that includes:
• A grid street network;
• Seven development blocks (Blocks A, B, C, D, F, G, H) subdivided by private access drives and
mid -block pedestrianways (Block 'E' is the designation currently applied to land north of John
Shields Parkway, east of Riverside Drive, and is not included with this application);
• Three new public streets ( Broadstone Avenue — referred to ParkAvenue in the past, Tuller Ridge
Drive, Mooney Street);
• A future mixed -use shopping corridor designated along portions of Broadstone Avenue and
Riverside Drive; and
• A Preliminary Plat for the project site that includes the reconfiguration of rights -of -way for John
Shields Parkway and Riverside Drive and the necessary vacation and reconfiguration of the right -
of -way for the east/west portion of Dale Drive.
Ms. Ray stated that potential street names have been applied to all proposed streets; final street names
will be determined prior to City Council review of the Preliminary Plat.
Ms. Ray said the Code analysis for the BDP centers on three main sections in the BSD zoning regulations,
the first of which being Code Section 153.060, the Lots and Blocks requirements. She explained this
section includes maximum dimensional requirements for block size, requirements for access, and mid -
block pedestrianways. She explained that five of the blocks meet the block size requirement — not
exceeding 500 feet on any one side, nor the entire perimeter exceeding 1,750 feet. However, she said
two of the blocks on the north side of the project area do exceed that requirement; therefore, Waivers
are required. She indicated the intent of the maximum block length provisions is to prevent the creation
of `superblocks' to adequately distribute traffic and provide pedestrian permeability through the
development. She explained that because the development does include the series of private drives,
block size is measured from right -of -way to right -of -way and because the private drives break up the
blocks, Planning believes the intent of the requirement is met. She summarized, for the two Waivers
requested for those two blocks, approval is recommended. She said the proposed 80 -foot greenway
along the south side of the John Shields Parkway right -of -way also adds to the length of the blocks,
creating a special circumstance.
John Hardt inquired about the revised Code language for this new BSD Scioto River Neighborhood District
that the Commission voted on several weeks ago that included a provision that said if there is a private
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street going through a block that is constructed, then it should be used to measure block size. He asked
if they are being asked to consider these Waivers simply because the new regulations are not yet
applicable.
Ms. Ray said that the Code provision that Mr. Hardt is referencing was intended to apply only to the block
adjacent to the roundabout.
Mr. Hardt noted the specific paragraph that addresses the block on the roundabout and noted a separate
paragraph that says "...for the purposes of measuring block length, the limits of private street sections
designed and constructed to public street standards in the final development plan shall be used in lieu of
right -of -way" — under the whole subheading of calculating block length. He said he wanted to understand
why they were approaching things the way they are. In his opinion, he said if that language were
enforced today, it would effectively result in those private streets dividing the blocks that currently
exceed the requirements, and a Waiver would be unnecessary.
Ms. Ray said she would check the language, but ultimately, the block size is something Staff supports.
Ms. Ray presented a graphic that showed mid -block pedestrianways that would be provided through the
blocks that require them due to their lengths exceeding 400 feet.
Ms. Ray said the second main section of the BSD Code analysis is Code Section 153.061, Street Types
She presented an illustration of the street families and bicycle facilities. She explained that many of the
elements of the street network map depicted in the Code were incorporated into the Thoroughfare Plan,
which was updated last summer. She pointed out the regional roadways indicated on the map with the
expectation that as development occurs, the neighborhood streets would fill in consistent with the Lot
and Block requirements and Street Type requirements of the Code. She pointed out the proposed District
Connector streets, which are also principle frontage streets (the "front doors" of the project) as well as
the Neighborhood Streets. Again, she said this project involves a combination of a public and private
street system. She stated the existing streets bordering this development will not be dedicated as part of
this project but will include minor right -of -way adjustments, lot line adjustments, and other adjustments
to better coordinate with the project, now that a preliminary design has been established. She explained
that includes Riverside Drive, John Shields Parkway, and the Dale/Tuller connector. She added many of
the neighborhood streets shown on the plans are going to be privately owned with public access
easements. She said several of the streets are going to be constructed over below -grade parking, which
she pointed out on the slide. She said the intent for the private drives is that they are to be constructed
as a seamless extension of the public street network. The pedestrians, she said, should not notice a
difference between the public and private streets. She said long -term maintenance, serviceability, and
access elements will be addressed through the Development Agreement. She indicated that Planning
recommends the Reserve T private drive is dedicated as public right -of -way to accommodate fire access
for that portion of the site.
Ms. Ray noted the Bicycle Facilities She referred to the cycletrack network map that was presented to
City Council as part of their recent streetscape discussions and pointed out the typical section for
Broadstone Avenue. She asked the Commission to focus on the one -way, five- foot -wide cycletrack
proposed on each side of the street to connect into the regional network. She said as this bicycle facility
transitions over to Riverside Drive, it turns into one, two -way, eight -foot -wide cycletrack. She said they
expect there to be bicycle facilities in the park as well but as far as the cycletrack goes, it is a
continuation of the network that will be provided along this side of Riverside Drive, adjacent to the
project, leading up to John Shields Parkway.
Ms. Ray said another aspect of the street network is to identify potential locations for transit stops and
other related infrastructure as the development progresses, and Planning has added a condition that the
applicant continue to work with the City and other interested parties.
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Ms. Ray said the third and final section of the BSD Code analysis for Basic Development Plan Review is
Code Section 153.063, the Neighborhood District Standards She said consideration of this section
includes placemaking elements such as the shopping corridor, the pedestrian - oriented streetscape, street
terminations of the terminal vistas, as well as gateways, and in the future, sign plans and the distribution
of open space. She presented a conceptual graphic that the applicant prepared to start thinking about
how the private development is going to interface with the public realm but said the applicant would
want to speak to this more in their presentation. She focused on the shopping corridors from her slides
that showed portions of "Broadstone Avenue" and Riverside Drive. She said the Neighborhood Standards
require a minimum of 12 feet of clear sidewalk area, so between the six -foot -wide sidewalk and the five -
foot- wide cycletrack area, that totals 11 feet provided within the right -of -way. Therefore, she said the
applicant would need to provide one additional foot within the Required Building Zone area, outside of
the right -of -way. Again, she expects this to be heavily coordinated with the location of public open
spaces with the pocket plazas as well as the private open spaces such as seating areas, restaurant patios,
etc.
Amy Kramb inquired about the rendering provided in the Commission's packet. She requested
confirmation that any portion of the building footprints and uses shown on the left -hand side of the
rendering (toward the northern portion of the project) is conceptual and not before the Commission for a
decision on the uses and layout. Ms. Ray said that was indeed correct; the focus is on the public realm
and street network.
Ms. Ray explained the Preliminary Plat portion of the project. She said this development involves the
subdivision of land as multiple parcels /lots and blocks for development, in addition to: the dedication of
rights -of -way; reconfiguration of lot lines; the vacation of right -of -way of the east/west portion of Dale
Drive; and establishes the reserves for private drives. She said the Preliminary Plat includes this
information in addition to a preliminary Master Utility Plan and Tree Survey. She said the Preliminary Plat
incorporates typical street sections coordinated with the City.
Ms. Ray explained that Broadstone Avenue is the east -west District Connector intended to provide a
future road connection from Sawmill Road to Riverside Drive. She said the road currently connects
Shamrock Boulevard and Sawmill Road at existing Village Parkway. She said the proposed 76 -foot street
section includes:
• two it -foot travel lanes;
• eight -foot parallel parking spaces on both sides of the street;
• three -foot carriage walks;
• five -foot planter zone;
• five -foot cycletrack; and
• six -foot sidewalks.
Ms. Ray said Tuiier Ride Drive is a Neighborhood Street that runs east/west and connects the existing
realigned Tuller Ridge Drive (realigned as part of the Dale/Tuller connector road project currently
advancing toward construction) with Riverside Drive.
Ms. Ray stated that Mooney Street is the Neighborhood Street that runs north /south and connects the
existing, dedicated Mooney Street north of John Shields Parkway, south through the Bridge Park East
development to the future Banker Drive extension. She explained the 65 -foot right -of -way for both
streets ( Tuller Ridge and Mooney) accommodates all required streetscape elements, including private
access drives, which are 22 feet in width that will provide vehicular and pedestrian access through the
site and are designed with:
• two 11 -foot travel lanes
• eight -foot parallel parking spaces;
• two and a half -foot carriage walks;
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• five -foot planter areas; and
• six -foot sidewalks.
Ms. Ray presented a slide that illustrated how these would be constructed over parking structures in
some areas.
Ms. Ray said on July 31, 2014, the ART made their recommendations to the Commission on this
application and reiterated to the applicant that following the Commission's review and feedback on the
Basic Development Plan this evening, Staffs intent is to dig down deeper into the details of the physical
aspects of the project as well as working toward resolution on the Development Agreement and related
issues. In particular, she said, one aspect relates to the open spaces. Ms. Ray noted that the applicant
has begun to share concepts that demonstrate a variety of open spaces, many of which are in the form
of high quality, private open spaces such as rooftop terraces and gathering spaces. She said clearly this
project will create a need for other public open spaces as well. Therefore, she said the applicant will
need to continue to work with the City to identify and provide that required open space within the
walkable distance requirements of the Code, consistent with the open space character and network
consideration described in the Neighborhood Standards section.
Ms. Ray said the City will need to work with the applicant to integrate measures for stormwater quality
management into the project as well. She said that the Fire Department is requiring a portion of area
noted as a private drive to be public, and will also need to coordinate with the applicant on the design of
the garages to ensure their ability to support fire apparatus.
Ms. Ray said the Building Department has encouraged the applicant to start thinking about building
services including loading and trash collection as early as possible to ensure that they are well
incorporated into the plans, given the tightness of the urban environment.
Ms. Ray summarized that four actions are required of the Commission at this meeting tonight, three of
which include recommendations from the ART:
1) Development Plan Waiver Review — 2 Waivers
ARTRecommendation of Approval
2) Basic Development Plan Review, based on the review criteria of §153.066(D)(3) for
Development Plan Review
ARTRecommendation of Approval with Conditions
3) Preliminary Plat Review
ART Recommendation of Aporo val with Conditions
4) Required Reviewing Body Determination for Development Plan Reviews
Ms. Ray said two of the blocks exceed the maximum block size requirements of Code, principally due to
the location of the John Shields Parkway greenway and the configuration of the adjacent roadways. She
reported that the ART has found that all the required criteria have been met, as well as the intent of the
regulation, and therefore approval of the two Waivers is recommended.
Ms. Ray stated that, in terms of the second recommendation, the Basic Development Plan Review
requires a determination from the Commission within 28 days from the date of submission of a complete
application. She demonstrated on a slide how all the criteria for the Basic Development Plan Review had
been met or met with conditions. Ms. Ray listed the 10 conditions:
1) City Council approval of the area rezoning to the BSD Scioto River Neighborhood District;
2) That the applicant selects building types that are permitted in the BSD Scioto River Neighborhood
District, or seek a Waiver;
3) That the applicant works with the City to establish a development agreement for this project;
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4) That the applicant dedicates the roadway shown as "Reserve I" on the south side of Block `F' as
public right -of -way;
5) That the applicant addresses any remaining Engineering details as part of the Development Plan
Review;
6) That the applicant coordinate with the City and Washington Township Fire Department to ensure
fire accessibility throughout the site as part of the Development Plan Review;
7) That the applicant work with the City to plan for future transit stop locations for appropriate
areas of this development;
8) That the applicant provide the remaining one -foot (for a total of 12 feet) clear sidewalk area as
part of the public streetscape along appropriate portions of the Shopping Corridor;
9) That the applicant describe the intent for the required BSD Scioto River Neighborhood District
gateways at the Development Plan Review, with details to be determined as part of the Site Plan
Review; and
10) That the applicant provide an outline of the details for each open space type, including the
intended users, exact acreages required and provided, and general program, at the Development
Plan Review, with determinations as part of the Site Plan Review.
Ms. Ray noted a few of the recommended conditions are details to correct notes on the plans, such as
the selection of permitted building types; while others are reminders for the applicant on the items for
which a much greater level of detail will be expected as part of the Development Plan Review, such as
open space, gateway treatments, and public improvement details.
Ms. Ray said for the third Commission action, approval is recommended to City Council with six
conditions, including an additional condition added since speaking with COTA over the past few days, that
was shared with the applicant prior to this meeting. She said the six conditions are as follows:
1) That the modifications to the street sections described in this report are incorporated in the plan
as part of the Development Plan Review;
2) That the proposed utility easements be provided on the Preliminary Plat prior to review by City
Council;
3) That the applicant dedicates the roadway shown as "Reserve I" on the south side of Block `F' as
public right -of -way;
4) City Council approval of the Plat modification of the requirement that rights -of -way lines at street
intersections must be connected with a straight line tangent;
5) That the applicant ensures that any minor technical adjustments and other adjustments as noted
in this report are made prior to City Council submittal; and
6) That the City and COTA resolve the issues associated with the acquisition and relocation of the
Dale Drive Park and Ride facility before the Final Plat is recorded.
Ms. Ray said the other conditions are technical in nature and require any minor corrections to be made
prior to review by City Council. Condition four relates to the manner in which street rights -of -way are
drawn at corners — that the intersections occur with a 90- degree angle instead of a "chamfered" corner
as required by the Subdivision Regulations.
Ms. Ray concluded that the Commission shall also make a motion to require Development Plan Review,
the next step in the process, by either the PZC or the ART as the reviewing body, with consideration of
the factors listed on the screen.
Ms. Ray reiterated that the street network, block framework, site, building, and open space designs for
the Bridge Park East mixed -use development mustserve as examples of desirable BSD development, and
this can only be accomplished through exacting attention to detail, thorough and well - coordinated
planning, and adherence to applicable Code requirements. She said Staff is happy to work with the
applicant weekly, if not on a daily basis in many instances to work through a lot of details that she
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highlighted for the Commission this evening. She asked the Commission to think about this application as
the first of a series of opportunities to continuously refine the project to ensure that the result is a
distinctive, high - quality mixed -use urban neighborhood with a sense of community that will stand the test
of time.
Ms. Amorose Groomes asked the applicant to step forward and state their name and address for the
record.
Nelson Yoder, 555 Metro Place North, Dublin, Ohio, Crawford Hoying Development Partners, thanked the
Commission for having them back this evening. He said this is just the first step of many — which can be
frustrating to those of us that are eager to get into the meat of the exacting of detail that Ms. Ray
mentioned, which is what they are focused on each and every day and are looking forward to sharing
with the Commission. He reiterated that tonight is about the "big picture" and location of streets and
welcomes feedback from the Commission. He apologized to COTA for misrepresenting the zoning
application. Mr. Yoder said they understood all along that COTA and the City of Dublin were involved in
negotiations. He apologized for the record for the oversight.
Ms. Amorose Groomes invited public comment.
Laura Comek, attorney for COTA, 500 W. Broad St., Columbus, Ohio, 43215, thanked the Commission for
the time and consideration. She said this process is moving at a great speed and without certain details
that COTA as a political subdivision, as an ongoing prior business still needed to work through. She
thanked Jennifer Readler and the City's administration for working with them and requested the COTA
property to be taken out of any plan approval and COTA removed as an applicant. She said they are
working with the City on future plans and what they can do to facilitate transit service in this area.
Ms. Amorose Groomes said the Commission looks forward to COTA helping their community and finding a
great place to service the residents.
Mr. Yoder added that Crawford Hoying really embraces the idea that COTA provide service for the project
and sees them as potentially being an integral part of the project.
Ms. Amorose Groomes asked if anyone else wanted to speak with regards to this application. [Hearing
none.]
Amy Kramb confirmed that the street sections were consistent with what had been reviewed by City
Council back in June. Ms. Ray agreed.
Ms. Amorose Groomes suggested starting with the Development Plan Waivers
Ms. Ray took the opportunity to address Mr. Hardt's question from earlier. She stated that she had
reviewed the Code section he had referred to. She explained there is a specific section related to block
access and street layout with three subsections beneath that, one of which relates to the frontage along
Riverside Drive that mentions what Mr. Hardt was referring to, how private drives can serve as the public
right -of -way, essentially. She said there is another one that states for the purposes of measuring block
length, the limits of private streets sections designed and constructed to public standards and approved
with the Development Plan shall be used in lieu of right -of -way. She explained she interpreted these
sections more conservatively, that the first one she read did not apply to the blocks to the north, but said
it could be read as not necessarily being required. She stated for the purposes of clarity, Planning
preferred to review it as a Waiver.
Ms. Amorose Groomes invited comments about these two Waivers as requested. [Hearing none.]
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Motion and Vote
Mr. Taylor made the motion, Ms. Kramb seconded, to approve the following Development Plan Waivers:
1) Maximum Block Size (Block 'DJ — Code Section 153.060(C)(2)(a): To increase the maximum
permitted block dimensions for Block `D' (increasing maximum block length from 500 feet to
±594 feet on the west and 607 feet on the east, and maximum block perimeter from 1,750 feet
to ±1,886 feet).
2) Maximum Block Size (Block `HI — Code Section 153.060(C)(2)(a): To increase the maximum
permitted block dimensions for Block 'H' (increasing maximum block length from 500 feet to
±630 feet on the west and 686 feet on the east, and maximum block perimeter from 1,750 feet
to ±1,945 feet).
The vote was as follows: Mr. Zimmerman, yes; Ms. Newell, yes; Ms. Amorose Groomes, yes; Mr. Hardt,
yes; Ms. Salay, yes; Ms. Kramb, yes; and Mr. Taylor, yes. (Approved 7 — 0)
Ms. Amorose Groomes said the next motion was for the Basic Development Plan with ten conditions and
asked the Commission if they had any questions or comments.
Ms. Kramb inquired about Mooney Street because of its termination at the south end of this project,
which is not included as part of the Basic Development Plan Review. She asked if Mooney Street was
eventually being extended to the south.
Ms. Ray stated that the first section of Mooney Street is being constructed as part of the Vrable skilled
nursing project. She pointed out that the road would continue south through the project to "Reserve I,"
which Staff recommended be made a public roadway — the extension of Banker Drive. Ms. Ray explained
that the east/west portion of Banker Drive between Riverside Drive and Mooney Street would continue to
be a private access drive because it will be constructed over a parking structure.
Ms. Kramb confirmed that Mooney Street would end at Banker Drive, and asked how the transition to the
block adjacent to the roundabout would look.
Ms. Ray said that is a development detail that will need to be worked out but it would not be an abrupt
transition. She said as part of the Development Plan and Final Plat, Planning will look at phasing to make
sure that the road terminates in a logical location with an appropriate transition.
Ms. Kramb asked about the "little Y" section shown on Block B on the plans, and Ms. Ray identified it as a
mid -block pedestrianway. Ms. Kramb confirmed that they are not being asked to approve exact locations
of all the little alleys. Ms. Ray said that was correct; the locations and dimensions may change slightly as
the plans advance further to the Development Plan and Site Plan Reviews.
Richard Taylor said that while the Waivers seemed to be within the spirit and intent of the Code
regulations, he said he was concerned with the street sections that state the sidewalk varies as far as the
distance from the sidewalk to the building front. He said he was less concerned about that situation on
the private streets and more concerned about that on Riverside Drive and Broadstone Avenue. He said
the travel lanes are great, the parallel parking lanes are great, he understood the carriage walk and the
planting zone, and he understood that there would be a cycletrack and a sidewalk for which that is
designed to feel like one big sidewalk that bikes will happen to use a part of it. But from the edge of the
six -foot sidewalk to the building front, he said the Commission had always imagined having a lot of
outdoor amenities. He asked what is going to happen in that space, and what kind of process is being
used to decide how far back the buildings are going to be pushed.
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Mr. Yoder responded that the developers had been envisioning some of what was being shown on the
street sections such as outdoor dining at strategic locations all along the corridor, trying to prepare for
flexibility to accommodate tenants from day one, but also those that may come along later. He explained
that was their overall detailed look at the buildings and how they interface with the streets. Once these
lines are fixed, he said they will work to accommodate between the proposed buildings and the edge of
that right -of -way the ability to have outdoor seating.
Mr. Taylor asked which lines are fixed. Mr. Yoder answered both the locations of the rights -of -way and
the building faces.
Mr. Taylor said he was fine with everything between the right -of -way lines; he is concerned with what
happens beyond the right -of -way.
Mr. Yoder said they would like to accommodate a double row of seating for a full service restaurant
location, and most full- service restaurants will end up needing enclosures such as guardrails or fencing
around these seating areas. To accomplish all these things, he said the 12 -foot open walkway, the railing
required, and then seating, is part of the detailed review they are going through right now. He explained
they are going through a leasing plan, working internally and with Staff, and will be presenting to the
Commission where along Broadstone Avenue, and some of these other streets, that are appropriate
places now or potentially in the future to function as outdoor seating areas. He said there will also be
entries for storefronts providing a little bit of relief along the streetscape. He said some areas could be
inside /outside space using roll -up doors so there is a mixture of some spaces truly out on the sidewalk.
He recommended a variety for the energy and excitement. He explained, as they develop the final leasing
plan, the developer will have some areas that can serve as locations for benches and relief for other little
pocket plazas along the streetscape. Mr. Yoder said streetscapes have been a big part of the last few
weeks of work they have been focusing on internally as well as with Staff to define a network of open
spaces. He stated that the public realm the developers are creating between the building faces on
Broadstone is really going to make or break the development.
Mr. Taylor said, what Mr. Yoder just said implies that along Broadstone, some buildings might be closer
to the right -of -way and some might be farther away. He asked if the buildings will be easily convertible to
other uses. He said you might have something different than what you initially planned as a restaurant.
Mr. Yoder said that was true.
Mr. Taylor asked if it would make more sense to establish a distance and set the buildings all at least that
far back and that would represent enough distance to accommodate any future outdoor amenities.
Mr. Yoder said part of that future flexibility can play into the partial inside /outside spaces; if a tenant
happened to move into an area that did not have as much area out in front of the door, those are spaces
that can help dictate the design of that space and that will create natural variety along that streetscape
as well. He said there will not be a wall of buildings that are completely consistent. He said they have
opened up the aperture of the bottom of the hill so a lot of what is being shown varies that when you are
coming down Broadstone from the east and you approach the river, the buildings are opened up a little
bit to provide more open space at that location to accommodate more outdoor seating and public
gathering spaces.
Mr. Taylor said that will probably be the thing he is most interested in seeing as the developer brings
buildings forward. He said he now sees a tighter realm than he had imagined.
Mr. Taylor said there was a specific distance shown on section C at Riverside Drive at just under 10 feet
beyond the cycletrack. He stated that he expects this area to be the most visible part of the
development, directly across from the park, and if there is traffic on the street, this is going to be where
a lot of action happens. He said that 10 feet beyond the cycletrack to accommodate the sidewalk right up
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to the building front does not seem like nearly enough space to allow for the kind of activity he imagines
might happen there.
Mr. Yoder said where the right -of -way can happen or that additional space can happen that comes out of
where the buildings are located relative to the right -of -way, first of all.
Ms. Amorose Groomes asked if the building had to be located immediately adjacent to the right -of -way.
Mr. Yoder said the building location can vary, and referred to the cycletrack and planters. He said they
have been discussing this internally and with Staff to make sure there is enough space between where
the new buildings want to be relative to the park and where all the activity is happening.
Mr. Taylor said, in urban areas, people like to walk across the face of buildings like that, look in the
windows in a much more urban setting. He said he was concerned about allowing plenty of room there,
and didn't want it to become a bottleneck. He said again, he will be anxious to see what the developer
comes up with for that location.
Mr. Taylor said the beauty of the building construction is that the first few floors will be easy to redo if
and when a tenant wants a different use in that space, and that is what the Commission asked for when
they specifically asked for a walkable urban environment.
Mr. Taylor said he sees wonderful street trees but asked if there will be street lighting and other street
elements and asked where they would go, because those things can clog up sidewalks really quickly.
Ms. Ray said those elements are part of the streetscape planning that Staff has been involved with and
shared with City Council a few weeks ago. She explained that would be in the same planting zone as the
trees, so there would be tree, light fixture, other types of street furnishings like trash receptacles,
benches, etc. in that same zone.
Mr. Taylor noted that transit stops, if not designed appropriately, have a tendency to be fairly awful. He
said they are constructed with storefront aluminum framing and Plexiglas, and benches, with hand -bills
posted on them. He asked if there are going to be transit stops that are going to be covered, he
recommended that those be well designed and look special as opposed to just letting COTA come in and
drop in their off - the -shelf version.
Amy Salay said her sense would be that the City would be participating in those discussions and they
would expect to see very attractive transit stops.
Ms. Salay said Ms. Ray had mentioned in her presentation the need for another foot of sidewalk area on
Broadstone Avenue and asked her to clarify.
Ms. Ray stated that the Code requirement for the shopping corridor is a 12 -foot -wide clear area. She said
currently it includes the five -foot cycletrack and six -foot sidewalk that equals only 11 feet of clear area.
Ms. Ray said their expectation of the use of the cycletrack is that it will be used intermittently and should
function as an active, spill over area. She thought most active, commuter cyclists will be in the street
depending on the time of day and their destination; while most casual riders will be traveling at lower
speeds and will be more interested in using the cycletrack.
Ms. Salay asked if that would require the developer to move the building back. Ms. Ray said potentially
and explained they had been working with the applicant to begin thinking through the building footprint
locations and pointed out that in most cases, they should have space for one additional foot, if not more,
in most of the areas.
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Ms. Salay said her recollection, along with another Council member, was that when Shopping Corridors
were discussed along with the cycletrack loop, they were considering the City's bike path system in this
urban environment. She said she was not considering this shopping corridor accommodating a cycletrack.
She said her interpretation of connecting with the overall network, while introducing bicycle traffic that
might not otherwise be there or should not be there, if there is outdoor dining, and shopping and lots of
pedestrian activity that is the goal, a cycletrack in this area may not be the best idea. She explained she
just spent 10 days in Boston, MA with her daughter, doing all sorts of touring and paying attention to a
true urban landscape. She said almost everywhere, they separate their pedestrians and their cyclists. She
said she does a fair amount of bike riding on the City's shared use system, and it is kind of scary when
approaching pedestrians at a pretty good clip. She said it is scary if they have a dog on a leash or a child
in a stroller, or a child by the hand, and explained that she has to slow way down to make sure everyone
is aware of one another. So, she said when she sees those bike facilities and pedestrian facilities right
next to each other, she gets concerned about everybody's safety. She said all Council members have met
with the Crawford Hoying folks and this was discussed. Upon reflection, she said they had discussed not
mixing cycle tracks in these heavily pedestrian use areas. She reiterated that Mr. Yoder said this would be
a heavy activity area and with the bridge connection that will have bicycle facilities as well, she wonders
if some of that right -of -way can accommodate everything they want as well as a cycletrack.
Ms. Salay inquired about the sidewalk and planters intended.
Joanne Shelly explained the planter boxes have been designed as part of the details in the streetscape
guidelines. She said the idea is the planter boxes will actually be at grade with a six -inch granite curb
around the perimeter of each tree box. She said the developer and Staff have been working very closely
with MKSK and Parks to determine the appropriate size for each of the various street sections. She noted
that along the Broadstone Avenue area, the tree boxes are probably smaller in length but the width
remaining the same, surrounded by a granite curb and in- filled with appropriate perennials and bulbs
seasonally adjusted.
Ms. Amorose Groomes asked for clarification on the varied lengths. Ms. Shelly thought that along John
Shields Parkway, as it is currently designed, the planter boxes are eight -foot in length and five -foot wide.
She anticipates the minimum size would be five -foot by five -foot in size with connection underneath with
structural soil and pavement, etc. so the trees and plants will thrive along that area. She stated that in
urban environments, such as this, the planted area just becomes trampled by people as they step
sideways to avoid or pause, so Staff is trying to create an appropriate level of open space for a tree to
grow in but understanding they need to create enough hardscape that they are not damaging the tree.
Ms. Amorose Groomes inquired about the estimated distance between planter boxes. Ms. Shelly said
Code requires the trees be placed 40 -foot on center, which is typical for city streets.
Ms. Amorose asked her to clarify if they would just be tree boxes and not other shrub boxes or planting
boxes. Ms. Shelly thought the intent was to be individualized per the tenant. She said the City's view is
that we provide the basic infrastructure and then allow the areas between the buildings in that segment
to create additional amenities so they are varied, giving each individual building its own character.
Mr. Yoder addressed Ms. Salay's comments about the cycletrack idea. He said the developer believes that
having bicycles zipping through this area, which should be an active urban corridor with outdoor dining,
people walking to and from parallel parked cars, a lot of activity, etc., the developers agree it is not the
best place to have a cycletrack. He said it still allows for a nice pedestrian realm. He said they just visited
Greenville, SC as an example that has a street wall of about 85 feet between building faces, which is very
consistent with historic downtowns. He thought they could get the buildings close enough together that
the outdoor living space feels right, even with taller buildings. He said initially they were considering a
streetscape that would accomplish a cycletrack by itself, then a gap, and a pedestrian path that is at least
12 feet, then a gap, and when you string all these dimensions together, instead of it being 85 feet
between building faces, it could be stretched to 135 feet or 140 feet, making it feel very suburban. He
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said the idea of combining the cycletrack and the sidewalk is great in terms of getting the dimension
where we need it, but they should still consider whether bicyclists should be included in this area. He
would like to allow for flexibility for outdoor dining, possibly expanding outside that space. He said as for
the planters, he asked that tree grates be considered in certain areas to help keep that 12 -foot wide
walkway maintained. He said things that are introduced up above grade become an obstacle. He said he
preferred the height at 6 inches high but would like to keep the conversation open to consider tree grates
in some of these locations to keep it as pedestrian- friendly as possible.
Mr. Hardt thanked the applicant for the informal presentation in July, which he found to be extremely
helpful by providing a big picture perspective on the whole project. He said that made reviewing this
project a lot easier. He thanked both the Staff and applicant for presenting the application in manageable
chunks.
Mr. Hardt said he was not in favor of the Broadstone name and would prefer that streets that continue
through the district keep one name instead of changing mid - stream and encouraged the group to
consider this holistically.
Mr. Yoder explained why we were now seeing Broadstone instead of Park Avenue is because the police
dispatchers did not like Park Avenue as there are so many others with similar names in Franklin County.
He said several different names were considered. Mr. Hardt suggested that whatever name is chosen, he
would prefer consistency.
Mr. Hardt said he disagreed strongly with eliminating the cycletrack from Broadstone. He stated that he
found it astounding that a community that claims to be bicycle friendly that has bicycles on the front of
our Community Plan, a bicycle task force, the members of which had participated in this design solution,
in addition to contemporary cities like Austin, Indianapolis, Portland, and Memphis, all of which are
implementing something that Europe did decades ago, and for us after all this time to question whether it
should be there or not it is remarkable. He said this district is supposed to accommodate a wide variety of
transportation modes, including pedestrians, cyclists, and cars, and he believes it is a mistake to view
that graphic as the bicycles are on the sidewalk. He said they are not, they are on the cycletrack. He said
the three- dimensional images they have viewed and the more thorough design documents clearly
indicate that is a delineated space with the different paving materials. He said the purpose of a cycletrack
is to generate safety. He is concerned that bicycles will end up on the sidewalk if it is not there. He hoped
that removal of the cycletrack is not the consensus of Council.
Ms. Salay suggested possibly moving the cycletrack to a different street.
Ms. Amorose Groomes suggested relocating the planter in this case to include the cycletrack adjacent to
the on- street parking.
Mr. Hardt said he and the other Commissioners thought engineering staff should be tasked with figuring
this out, so he is not inclined to redesign the streetscape, but the elimination of the cycletrack is not
something he could support.
Victoria Newell said she agreed with Mr. Hardt. She said this is something the Commission asked for from
the beginning. She thought the solution they have come up with is potentially a very good one in lieu of
having it in the street as originally submitted. She thought that as long as the cycletrack is clearly
defined, then the public should have the opportunity to learn how to use that space instead of assuming
right from the beginning that there is an issue with its design. Mr. Hardt has experienced very successful
cycletracks in other cities both on foot and on wheels.
Mr. Hardt said he had intended to say in the content of the Staff Report and the presentation tonight, he
is seeing an interpretation of the Code that he does not necessarily agree with. He said the updated Code
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August 7, 2014 — Meeting Minutes
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that the Commission voted on several weeks ago, included a requirement that says "a minimum of 12-
foot of clear sidewalk width shall be provided along designated shopping corridors through a combination
of public right -of -way in building zone areas." He referenced the Staff Report where it states the space
being allocated to the cycletrack counts toward that sidewalk, to which Ms. Ray confirmed. Again, he said
he could not disagree more. He thought the intent of that Code was that we would have 12 feet of clear
sidewalk space, clear of other obstructions, and that is what he was in support of to accommodate
seating, and sandwich boards, and people sitting on benches enjoying ice cream cones, etc. He said five
feet of space for the cycletrack does not and should not contribute to that. He said there is a comment in
the Staff Report that says that dimension labeled in the drawings has "varies" to be at least one foot and
he believes it needs to be at least six feet, because that is how you get 12 feet in width.
Amy Kramb said she agrees the cycletrack should NOT be considered sidewalk. She said she understands
designing the roadway sections is not up for discussion tonight but when these typical sections are
figured out, the cycletrack needs to be there and separated out, and in no way, considered part of the
sidewalk. She said how that is designed and on which side of the planter it should be placed, that is not
her decision to make.
Mr. Hardt agreed that it is not part of tonight's discussion but wanted to provide feedback to the
interested parties in the room so as they go forward and refine the designs and buildings, that
consideration is put into this.
Todd Zimmerman said he thought a cycletrack will be used more as a family - friendly bikeway, while
hard -core riders will stay in the street, so he would like to see them left in. He does not want to see the
family - friendly cycletrack in the street. He stated that everything he has seen and heard so far, he agrees
with the Commission. He said the comments from Staff and the applicant have helped him come a long
way. His final comment was that this proposal looks good.
Ms. Kramb thought she voiced most of her comments and believes more work has to be done on a
couple of the street sections.
Ms. Amorose Groomes said she did not have a lot to add but anticipates more conversations to come.
She asked if there were any other Basic Development Plan issues to be discussed. She reiterated there
are 10 conditions per the Staff Report.
Ms. Amorose Groomes asked the applicant if they agreed to the 10 conditions as written. Mr. Yoder said
the applicant agrees. She called for a motion with respect to the Basic Development Plan.
Motion and Vote
Mr. Hardt made the motion, Mr. Zimmerman seconded, to approve the Basic Development Plan with the
following ten conditions:
1) City Council approval of the area rezoning to the BSD Scioto River Neighborhood District;
2) That the applicant selects building types that are permitted in the BSD Scioto River Neighborhood
District, or seek a Waiver;
3) That the applicant works with the City to establish a development agreement for this project;
4) That the applicant dedicates the roadway shown as "Reserve I" on the south side of Block V as
public right -of -way;
5) That the applicant addresses any remaining Engineering details as part of the Development Plan
Review;
6) That the applicant coordinate with the City and Washington Township Fire Department to ensure
fire accessibility throughout the site as part of the Development Plan Review;
7) That the applicant work with the City to plan for future transit stop locations for appropriate
areas of this development;
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8) That the applicant provide the remaining one -foot (for a total of 12 feet) clear sidewalk area as
part of the public streetscape along appropriate portions of the Shopping Corridor;
9) That the applicant describe the intent for the required BSD Scioto River Neighborhood District
gateways at the Development Plan Review, with details to be determined as part of the Site Plan
Review; and
10) That the applicant provide an outline of the details for each open space type, including the
intended users, exact acreages required and provided, and general program, at the Development
Plan Review, with determinations as part of the Site Plan Review.
The vote was as follows: Mr. Taylor, yes; Ms. Kramb, yes; Ms. Newell, yes; Ms. Salay, yes; Ms. Amorose
Groomes, yes; Mr. Zimmerman, yes; and Mr. Hardt, yes. (Approved 7 — 0)
Ms. Amorose Groomes asked if there were any public comments on the Preliminary Plat. [Hearing none.]
She asked the applicant if they agreed to the six conditions as written. Mr. Yoder answered they agreed.
Ms. Amorose Groomes asked for a motion with respect to the Preliminary Plat. She said originally there
were five conditions and now there are six with the additional condition with respect to COTA.
Motion and Vote
Ms. Newell moved, Mr. Zimmerman seconded, to recommend approval of the Preliminary Plat to City
Council, with the following six conditions:
1) The modifications to the street sections described in this report are incorporated in the plan as
part of the Development Plan Review;
2) That the proposed utility easements be provided on the preliminary plat prior to review by City
Council;
3) That the applicant dedicates the roadway shown as "Reserve I" on the south side of Block 'F' as
public right -of -way;
4) City Council approval of the Plat modification of the requirement that rights -of -way lines at street
intersections must be connected with a straight line tangent;
5) That the applicant ensures that any minor technical adjustments and other adjustments as noted
in this report are made prior to City Council submittal; and
6) That the City and COTA resolve the issues associated with the acquisition and relocation of the
Dale Drive Park and Ride facility before the Final Plat is recorded.
The vote was as follows: Ms. Amorose Groomes, yes; Mr. Taylor, yes; Ms. Kramb, yes; Mr. Hardt, yes;
Ms. Salay, yes; Mr. Zimmerman, yes; and Ms. Newell, yes. (Approved 7 — 0)
Ms. Amorose Groomes stated the final motion this evening deals with deciding the Required Reviewing
Body for the Development Plan Review.
Motion and Vote
Mr. Hardt made the motion, Mr. Taylor seconded, to require the Planning and Zoning Commission to be
the required reviewing body for the Development Plan Review. The vote was as follows: Ms. Salay, yes;
Ms. Newell, yes; Mr. Zimmerman, yes; Ms. Kramb, yes; Ms. Amorose Groomes, yes; Mr. Taylor, yes; and
Mr. Hardt, yes. (Approved 7 — 0)
3. Perimeter Center, Subarea C — The Spa at River Ridge SSSS Wall Street
14- 072AFDP /CU Amended Final Development Plan /Conditional Use
The Chair Chris Amorose Groomes introduced this application for a request for an existing 18,000- square-
foot office building to be used as a salon and spa on a 3.45 -acre site on the south side of Wall Street,
north of the intersection with Perimeter Drive. This application also includes an expansion of the parking
lot.
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August 7, 2014 — Meeting Minutes
Page 20 of 21
The Chair swore in anyone intending to address the Commission on this case.
Ms. Amorose Groomes said a presentation is not needed, confirmed the applicant was present and invited
her up to the podium to state her name and address for the record.
Laura Comek, attorney for the applicant for the Spa at River Ridge, said the landscape designers were in
attendance if there were any questions. Ms. Amorose Groomes asked if anyone else from the public
would like to speak with respect to this application. [There were none.] The Chair called for a motion.
She said there was one condition for the Amended Final Development Plan:
1) That the existing dumpster doors are repainted using a complementary color to the building as
part of the building permit submission.
Ms. Amorose Groomes asked the applicant if they agreed to this condition. Ms. Comek said she agreed.
Motion and Vote
Mr. Taylor moved, Ms. Newell seconded, to recommend approval of this application for Amended Final
Development Plan with the above condition. The vote was as follows: Ms. Salay, yes; Mr. Zimmerman,
yes; Mr. Hardt, yes, Ms. Kramb, yes; Ms. Amorose Groomes, yes; Ms. Newell, yes; and Mr. Taylor, yes.
(Approved 7 — 0)
Motion and Vote
Mr. Taylor moved, Mr. Zimmerman seconded, to recommend approval of this application for Conditional
Use. The vote was as follows: Ms. Amorose Groomes, yes; Ms. Kramb, yes; Mr. Hardt, yes; Ms. Newell,
yes; Ms. Salay, yes; Mr. Zimmerman, yes; and Mr. Taylor, yes. (Approved 7 — 0)
Ms. Salay said she met with the neighborhoods surrounding the Spa at River Ridge that was very well
attended for the time of day and short notice but in general the neighborhood was pretty supportive and
believes if they were not, they would be in attendance this evening. Ms. Amorose Groomes confirmed
they are an engaged group.
Communications
Ms. Amorose Groomes asked if there were any communications to be relayed and discussed. Ms. Salay
said regular City Council meetings have been on hold since July 1s 2014. Claudia Husak asked if the
meeting tomorrow could be moved back to 10:00 am, due to a schedule conflict. It was agreed.
Commission Roundtable Discussion
Ms. Amorose Groomes asked if there were any roundtable issues to be discussed.
Mr. Hardt inquired about a business that has been asked by the City to relocate their business from one
side of the river to the other to facilitate Bridge Park. He asked if the community was assisting the other
businesses in the area or if they have even contacted the City.
Steve Langworthy said most of the relocation issues have been dealt with by the applicant. He said the
businesses being relocated as part of the roadway, the City has to deal with as well as the applicant.
Amy Salay said in one instance, the City had to take their land and as a result, the building, due to
moving Riverside Drive.
Amy Kramb inquired about the streets that are private but built to public standards. She said when the
Commission allows signs on public right -of -way, she asked if it will it be an issue with Bridge Street as
well.
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August 7, 2014 — Meeting Minutes
Page 21 of 21
Ms. Husak said staffs expectation would be the applicant would submit a Master Sign Plan at some point
where all the details get ironed out. She does not believe the Code works well with a development of that
size.
Ms. Salay suggested it is discussed as they talk about the Bridge Street Code.
Mr. Hardt said in the past, there has been discussion about private street that is built to public standards
and we kept saying the applicant could not have it but in the Bridge Street Code, there is one aspect they
talked about tonight that a private street built in that way should be treated the same and maybe the
Commission should follow that thought through.
Ms. Amorose Groomes inquired about the Vrable project timeline. She thought it was going kind of slow
given it was open in February.
Mr. Langworthy said the outside was really complicated with the changes in the grade and ins /outs of
material changes they had to go through.
Ms. Husak thought the Building Department meets with them onsite once per week at a minimum.
Mr. Hardt said he did not have any specific knowledge of that construction project but he said the stage
of construction that they were in last winter, was just about the worst possible scenario which likely may
have caused delays.
The meeting was adjourned at 8:47 p.m.
As approved by the Planning and Zoning Commission on September 4, 2014.
7 ci of Dublin City of Dublin Planning and Zoning Commission
Land Use and Long
Range Planning Planning Report
5800 Shier Rings Road
Dublin, Ohio 43016.1236 Thursday, August 7, 2014
phone 614.410.4600
fax 614.410.4747
www.dublinohiousa.gov
_ ___ Avondale Woods
Case Summary
Agenda Item 1
Case Number 12- 084Z/PDP /PP
Site Location West side of Avery Road, south of the intersection with Rings Road at the southern
city limit.
Proposal: A new residential subdivision with a maximum of 360 single and multiple family
units on 120 acres
Requests Review and recommendation to City Council of a rezoning with preliminary
development plan under the Planned District provisions of Zoning Code Section
153.050 and a preliminary plat under the provisions of the Subdivision Regulations.
Applicant: Jim Lipnos, Homewood Corporation, LLC.
Planning Contact: Claudia D. Husak, AICP, Planner II 1 (614) 410 -4675, chusak @dublin.oh.us
Planning
Recommendation: Approval of the rezoning with preliminary development plan with is
conditions; and
Approval of the preliminary plat with f condition,
In Planning's analysis, the rezoning with preliminary development plan proposal
complies with the rezoning /preliminary development plan criteria and the existing
development standards within the area. The proposal for the preliminary plat
complies with the preliminary plat criteria and a recommendation to City Council
for approval of both requests is recommended.
Conditions Rezoning with Preliminary Development Plan Conditions
1) That the development text be revised to eliminate a fence as an option to
indicate demarcations between open spaces and rear lot lines and require
their approval at the final development plan stage;
2) That the development text be revised to address unit separation and require
a minimum distance between units of at least 12 feet required for all
multiple - family subareas;
3) That the front setbacks for Lots 37 through 40 to be separately addressed in
the development text;
4) That the development text be revised to require front - loaded garages to be
located behind the front facade of the home;
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Thursday, January 9, 20141 Page 2 of 30
5) That the applicant continue working with Engineering on the roundabout
design details in Subarea D prior to submitting for a final development plan;
6) That the applicant work with staff to further review the proposed street
names for the development;
7) That Lot 58 be eliminated from the proposal;
8) That the development text be revised to eliminate vinyl as a permitted as a
primary building material;
9) That the roundabout center and splitter islands be included as HOA
maintained reserves on the plat; and
10) That the applicant enter into an infrastructure agreement with the City, prior
to submitting the first final development plan, for development thresholds
and public project contributions and that the infrastructure agreement details
be referenced in the development text.
Preliminary Plat Conditions
1) That the plat be revised to include the roundabout center and splitter islands
as reserves and a table listing each reserve size and intended maintenance
responsibility.
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Case 12- 084Z/PDP /PP i Avondale Woods
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Facts
Site Area Total site: 120 acres
• Part of an existing irregularly- shaped140 -acre parcel that includes the
19.62 -acre National Church Residences senior housing site to be
accessed by the future Avondale Boulevard at the southeast corner of
the parcel. The National Church Residences site was split from the 140 -
ac par cel through a final development plan /flnalplat application.
Zoning Existing: R, Rural District
Proposed: PUD, Planned Unit Development District (Avondale Woods
plan)
Surrounding Zoning North: R, Rural District; Large -lot single - family residences in Dublin
and Uses and Washington Township; Ponderosa Estates manufactured
home park; undeveloped agricultural land designated as
Mixed Residential in the Community Plan.
South: The Dublin City limit runs along south property line; single -
family residence in Washington Township. These parcels are
included in the City of Columbus' Draft Hayden Run Corridor
Plan which designates this land as Transit - Oriented
Development due to proximity to the CSX railroad tracks.
East: Undeveloped land in the City of Columbus across Avery Road,
designated as Neighborhood Center or Office in the Hayden
Run Corridor Plan.
West: Undeveloped land in the City of Columbus immediately
adjacent to the site, including a woodlot contiguous to the
subject site; undeveloped land and single - family and multiple
family residential neighborhoods in the City of Columbus
across the CSX railroad tracks.
Site Features Frontage: Avery Road - 130 feet; Avondale Boulevard (future) 1,000
feet.
• The site is primarily flat, with sloping toward the east (north of the
National Church Residences development).
• Several large stands of mature trees on the site, including the Avondale
Woods (approximately 29 acres) in the northwest corner (part of a
larger woods divided among three adjacent parcels), Triangle Woods
(approximately 4.8 acres) in the west, and a smaller stand in the
southeast.
• 70 -foot wide storm and sanitary sewer easement that crosses the site
east -west approximately 100 feet south of Avondale Woods.
• 30 -foot wide communications easement that crosses the site north -
south along the west boundary of the future NCR site.
• 40 -foot wide water easement that runs along the south property line.
• The proposed Hayden Run Boulevard extension overpass over the
railroad lines will be located immediately to the south.
• CSX railroad tracks run along the west site boundary.
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Facts
Site Background The Commission tabled this rezoning /preliminary development
plan /preliminary plat at the request of the applicant on January 9, 2014.
The Commission requested the applicant continue working with
Engineering to resolve the traffic improvement contribution issues.
Commissioners also requested the applicant plan for curb and gutter
street design for the private streets.
On February 2, 2012, the Commission informally reviewed this proposal
as a concept plan for the second time focusing on architecture and
materials and whether the proposal was of sufficient quality to warrant a
maximum density of 3 units per acre.
The Planning and Zoning Commission approved a Final Development Plan
for the National Church Residences on February 17, 2011. The project is
currently under construction and partially occupied.
The Commission reviewed a concept plan for this proposal on September
2, 2010 for up to 360 single- and multiple - family dwelling units. The
Commissioners determined that the proposal was generally consistent
with the recommendations of the Community Plan. The Commissioners
noted that the site was surrounded on three sides by the City of Columbus
and the planned traffic improvements and the land use plans for this area
may have significant effects on this site. The Commission also commented
on the land use arrangements and road network, and recommended that
the applicant provide for internal pedestrian and bicycle routes with
connections to other external routes. The Commission also asked about
this development's relationship to the National Church Residences senior
housing community (on the 20 acres at the southeast corner of the
parcel). The Commission suggested the applicant be prepared to discuss
architectural themes, building materials, and additional development
details at the next review.
A PUD permitting a 200 -unit senior housing development and community
center was approved by City Council on April 6, 2009 for the 19.62 acres
in the southeast corner of the parcel for National Church Residences. The
property owner (Homewood) raised concerns with City Council that the
National Church Residences development would reduce the development
potential for the remaining 120 acres of the overall 140 -acre tract.
Homewood requested that the Community Plan's recommended maximum
density of three dwelling units per acre be maintained for the balance of
the site, including the National Church Residences acreage but excluding
the allowed dwelling units from the total permitted number of units.
Previous Homewood Corporation applications were for informal review
(Cases 02- 139INF and 03- 139INF) and rezoning /preliminary development
plan (Case 03 -139Z) for a residential development on the total 140 -acre
parcel. Several plans with mixes of single - family and multiple - family
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Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 6 of 30
Facts
residences were reviewed, averaging approximately two dwelling units
per acre, the maximum density noted in the 1997 Community Plan. The
Commission discussed tree preservation, open space, density, buffering
along the railroad tracks and the future Hayden Run Boulevard
Connector, and whether Conservation Design resolution should apply. The
applicant ultimately withdrew the applications.
Details Rezoning with Preliminary Development Plan
Process Rezoning to a Planned Unit Development requires approval of a
development text to serve as the zoning regulation; the Zoning Code
covers all requirements not addressed in the development text. A
preliminary development plan is also required. The proposed
development text establishes a new Planned Unit Development District
(Avondale Woods). The text creates seven subareas and includes
development regulations that apply to the 120 acres.
Plan Overview This is a proposal for a residential development consisting of a maximum
of 360 dwelling units on a 120 -acre site with a mixture of single family
and multiple - family housing. The applicant has indicated that their intent
is to provide a single, unified neighborhood connected by consistent
architectural themes, walkable streets, bikepaths, and an open space
network. The site is planned to provide a mix of housing types arranged
in varying densities and lot sizes throughout the site. According to the
applicant, the proposal is intended is to provide a development that is
conducive to multi - generational living, including the National Church
Residences project.
The proposal includes
approximately 37 acres of park
space including preserved tree
stands and a recreation center
intended for use by the entire
development.
_ The proposal includes a mix of
multiple family and single - family
subareas and open spaces. Main
access is from Avery Road on
Avondale Woods Boulevard, which
has partially been constructed for
the National Church Residences.
The boulevard terminates at a 2-
'= acre central open space around
which single - family lots and
multiple - family apartment units front. Single- family residences (78 lots)
also are proposed adjacent to the large Avondale Woods tree stand in
the north of the site and the smaller Triangle Woods tree stand to the
west.
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Thursday, January 9, 20141 Page 7 of 30
Details Rezoning with Preliminary Development Plan
Plan Overview A large section of multiple family units (maximum of 132 units in 2 -, 3-
and 4 -unit buildings) is proposed in the southwest portion of the site,
west of National Church Residences, the Hayden Run Boulevard
extension (planned) to the south and the CSX railroad line to the west.
The plan shows 48 attached residential units in 2 -unit buildings north of
Avondale Woods Boulevard in the center of the site and a third multiple
family area in the northeast portion of the site (19 buildings with a mix of
units for a total of 102). All multiple family units are served by private
interior streets.
Community Plan The Community Plan Future Land Use map designates this site as Mixed
Future Land Use Residential Low Density (2-5 du /ac), which is typified by residential
neighborhoods that incorporate a variety of single- and multiple - family
dwellings, generally in larger projects. The integration of a broad range
of housing within neighborhoods is intended to allow for greater housing
choices particularly for younger and older age groups. This classification
is intended to provide market flexibility to allow for a wider range of
housing choices, consistent with Dublin's Land Use Principles.
Larger sites are expected to incorporate a mix of housing types and to be
designed to look, feel and function as a cohesive neighborhood. Mixed
Residential — Low Density areas are intended to provide a mix of housing
options and transition from existing single - family neighborhoods at a
typical density of 3.0 du /ac.
The Future Land Use classification for the 120 -acre site would yield a
maximum of 360 dwelling units.
When the rezoning /preliminary development plan for the 200 -unit
National Church Residences development was approved for the southeast
corner of the parcel in April 2009, City Council members agreed to
consider the density of the 19.62 -acre NCR site apart from any future
development proposals on the balance of the overall parcel. This decision
was largely based on the applicant's understanding that the quality of the
development would warrant this consideration. The applicant is proposing
360 dwelling units at a density of three dwelling units per acre over the
remaining 120 acres, the maximum density permitted by the Community
Plan. The Commission, following Council's direction, previously informed
the applicant that the maximum density would need to be earned
through a higher level of quality through appropriate design
characteristics.
Community Plan The Southwest Area comprises nearly 1,500 acres of mostly undeveloped
Southwest Area Plan land stretching from Emerald Parkway to Houchard Road and bordering
the City of Columbus to the south. The future extension of Tuttle
Crossing Boulevard to the west will open much of this area to
development, although some development may occur in advance of the
Tuttle Crossing Bou levard extensio wher access from existing roadways
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Details Rezoning with Preliminary Development Plan
Community Plan and utilities is already available. This site is included in the area plan as
Southwest Area Plan part of the Avery Road to Railroad Focus Area.
Existing uses along Rings Road include a small number of remaining
single - family homes, a church and a manufactured home park. Most of
the area remains as agriculture, awaiting the future extension of Tuttle
Crossing Boulevard with the exception of a 13 -acre site immediately
adjacent to the northeast boundary subject parcel where construction is
taking place for 165 apartment units within the City of Columbus.
Construction of the National Church Residences — Avondale development
began in 2011 at the southernmost gateway to Dublin along Avery Road.
This new senior living community provides a range of residential options
and services, including independent living, assisted living and continuing
care, and has expanded housing choices for retirees in Dublin.
The Plan states new housing in this area should be designed to blend
sensitively with the scale and architecture of the National Church
Residences and to create an integrated neighborhood with residents in
various stages of life.
According to the area plan, transportation and development pressure
define this portion of the Southwest Area. To the south lies rapidly
developing land within the City of Columbus annexation corridor that will
result in higher densities and significant impacts to the road network.
Future modeling indicates substantial traffic levels at I -270 and on Tuttle
Crossing Boulevard to Avery Road. Proposed office and retail
development along Avery Road in the City of Columbus will create
additional traffic issues and access challenges. The City of Dublin is
continuing to cooperate with Columbus, Hilliard, and Franklin County to
ensure the impacts of new development on the regional transportation
network are effectively managed.
This portion of the Southwest Area includes significant challenges to
blend future land uses. The extension of Tuttle Crossing Boulevard
through this area will connect to Cosgray Road, which will provide direct
I -270 access for significant portions of residential development along the
Hayden Run Corridor. Alignment options for the extension could have
widely varied effects on the vacant land and development must be
planned to provide adequate transitions between uses.
Ultimately, the planned extension /alignment of Tuttle Crossing Boulevard
will provide regional roadway, greenway, and pedestrian connections, all
within the context of a broader range of housing options. Combined with
access management needs along Tuttle Crossing Boulevard and Avery
Road and a desire to properly transition uses with existing residential
areas, substantial care must be taken to properly manage area
development and minimize traffic impacts to reside ntial areas.
City of Dublin I Planning and Zoning Commission
Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 9 of 30
Details Rezoning with Preliminary Development Plan
Community Plan Another development constraint is created by the planned Hayden Run
Southwest Area Plan Boulevard railroad overpass in the City of Columbus, and the presence of
the CSX railroad, creating challenges for building siting and buffering for
this site.
Community Plan The Land Use Principles were included in the Community Plan to serve as
Land Use Principles a basis for evaluation of future development proposals and to set
common design objectives and directions for land use policy in Dublin.
The ten Principles are grouped and summarized below.
Quality and Character (Principles 1, 6, 7, and 9)
High quality design for all uses, recognizing density has important
economic implications, but is essentially an outcome not a determinant of
creating a quality place, preserving the rural character of certain area of
the community, including the appearance of roads, as well as the
landscape, developing streets that create an attractive public realm and
make exceptional places for people, and creating streets that contribute
to the character of the community and move a more reasonable level of
traffic.
The proposal preserves many of the substantial natural features on this
site, and portions of the proposed layout create attractive public spaces.
The applicant has addressed previous concerns by including a
roundabout as a measure to encourage speed limit compliance for the
north -south roadway to slow traffic and improve pedestrian safety. The
development text proposes consistent architectural themes, to create a
cohesive neighborhood. Including a community center for use by all
residents will aid in creating an exceptional place for all people within the
development. The applicant has also included private streets with street
sections to mirror public streets with the inclusion of curb and gutter.
Sidewalks are provided where appropriate which can encourage walking
and biking through these neighborhoods.
Connectivity (Principles 2, 8 and 10)
Creating places to live that have a stronger pedestrian environment,
connections to convenient services, and are conducive to multi -
generational living and social interaction, creating better connected
places, in part, to improve the function of the street network and also to
better serve neighborhoods, and providing opportunities to walk and bike
throughout the community.
The applicant is proposing several connections through the site that are
consistent with the Community Plan and will assist with providing
connectivity through the site. A secondary access point will be needed to
permit public safety access. An additional bike path along the CSX rail
line and along the southern property line has been included to encourage
pedestrian and bicycle connections throughout the site and the
City of Dublin I Planning and Zoning Commission
Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 10 of 30
Details Rezoning with Preliminary Development Plan
Community Plan surrounding area.
Land Use Principles
Integration (Principles 3, 4 and 5)
Creating places with integrated uses that are distinctive, sustainable and
contribute to increasing the City's overall vitality; providing some retail
services in closer proximity to residential area as an important amenity to
residents, and creating a wider range of housing choices in the
community, as well as in new neighborhoods
The applicant is proposing to develop an inter - connected, multi -
generational neighborhood that will assist with achieving the Community
Plan's recommendation of providing a greater range of housing options.
Using consistent architectural themes and pedestrian - oriented
architectural and street design techniques will reinforce the creation of a
unified neighborhood with a mix of housing types.
Community Plan The Thoroughfare Plan includes an extension of Tuttle Crossing
Thoroughfare Plan Boulevard from Avery Road to Cosgray Road but construction is not in
the current five -year Capital Improvements Program. The extension is
programmed for design and acquisition but the roadway west of Avery
Road is not programmed for funding.
The segment of Tuttle Crossing Boulevard west of Avery Road, north of
this site is planned as a four -lane divided roadway with a 100 -foot right -
of -way. The precise alignment of this roadway has not been determined.
The conceptual alignment in the Community Plan shows the potential for
placing open space between the roadway and this development,
however as this only a conceptual alignment, buffering will be needed
along the northern boundary of the development to provide an adequate
transition for the proposed homes.
Adjacent Jurisdiction This site is surrounded on three sides by the City of Columbus. According
City of Columbus to Columbus' Draft Hayden Run Corridor Plan, surrounding land could
experience intensive commercial development with high volumes of
traffic on the adjacent road network.
The Draft Hayden Run Corridor Plan (2004) recommends office and
neighborhood commercial development on the parcels to the east of the
site. The plan also recommends intensive development served by transit
on the land to the south of the site and the future Hayden Run
Boulevard Connector road near the intersection of Avery Road and the
CSX rail line.
A multiple family development has been approved in the City of
Columbus with a density of 10 units to the acre northeast of this
proposal adjacent to Subarea D. This proposal includes an emergency
access point for Fire and EMS for the Avondale Woods development.
The Thoroughfare Plan for the City of Columbus shows Avery Road
City of Dublin I Planning and Zoning Commission
Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 11 of 30
Details Rezoning with Preliminary Development Plan
Adjacent Jurisdiction adjacent to the site as a six -lane roadway, based on projected
City of Columbus development. Right -of -way along Avery Road which was dedicated to the
City of Columbus with the National Church Residences development.
Columbus has no timeline for the improvement of Avery Road.
This site is surrounded on three sides by the City of Columbus. According
to Columbus' Draft Hayden Run Corridor Plan, surrounding land could
experience intensive commercial development with high volumes of
traffic on the adjacent road network.
The Thoroughfare Plan for the City of Columbus shows Avery Road
adjacent to the site as a future six -lane roadway, based on the area's
projected development. Right -of -way along Avery Road was dedicated to
the City of Columbus with the National Church Residences development.
Columbus has no timeline for the improvement of Avery Road.
The City of Columbus Thoroughfare Plan also proposes a four -lane
arterial roadway along the south side of the National Church Residences
and Avondale Woods site, connecting Britton Parkway to the east with
Cosgray Road to the west. This road will include an overpass to cross the
CSX rail line. Timing for this construction has not been determined.
The plans for this overpass will create up to a 35 -foot grade change
between the finished floor elevation of the proposed units and the
pavement of the road. The City of Columbus will construct a 20 -foot tall
Mechanically Stabilized Earth (MSE) wall approximately 10 feet from the
southern property line and the road will be 15 feet above that wall.
Adjacent Jurisdiction
Franklin County has expressed its concern with their intersection of Avery
Franklin County
Road and Hayden Run Road, and has requested development density
limitations until further roadway network connections are provided. This
limitation would permit 185 of the Avondale Woods units until a
connection to this site is available to the Tuttle Crossing Boulevard is
connected between Wilcox Road and the north end of the site or Hayden
Run Boulevard is connected between Avery Road and Britton Parkway.
Traffic and Access
This proposal includes one main access point from Avery Road. Avondale
Woods Boulevard provides access to Subareas A, B and C and surrounds
the central green and extends north near the western boundary of the
site. A planned access to the future extension of Tuttle Crossing
Boulevard west of Avery Road is proposed in the north portion of the
site. A street stub (Scarlett Lane) is provided in the western portion of
the site to allow future connection to Rings Road in accordance with the
concept depicted in the Southwest Area Plan.
As determined by the submitted traffic study, the applicant is responsible
for installing a traffic signal at the intersection of Avery Road and
Avondale Woods Boulevard, which is within the City of Columbus right-
of -way. The City Engineer recommends the installation when a plat is
City of Dublin I Planning and Zoning Commission
Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 12 of 30
Details Rezoning with Preliminary Development Plan
Traffic and Access recorded for any development beyond the first 56 units.
However, Columbus may not allow a traffic signal installation until signal
warrants are met, which could take several years. The City Engineer will
continue to work with Columbus regarding the timing of traffic signal
installation. During this period left turns from Avondale Woods Boulevard
onto Avery Road will be difficult, particularly during peak hours. This will
be an inconvenience and a safety concern. If accommodations cannot be
made to install a traffic signal prior to meeting warrants, a second access
point must be established from the north end of the site to the extension
of Tuttle Crossing Boulevard. This connection would be required with the
construction of Phase 3 (the second portion of single family homes) or
after 72 units have been constructed.
The second access point from the site to the future extension of Tuttle
Crossing Boulevard to the north is required upon completion of 126 units
(Phase 5), as documented in the traffic study. This access is required
regardless of the number of lanes on Avery Road and the intersection
control at Avery Road and Avondale Woods Boulevard.
Although the Washington Township Fire Marshal will permit a single
access point for at least a portion of the development, only 126 dwelling
units can be served before a second access point will be required. While
the applicant is providing for an emergency access through the 13 -acre
site to the northeast within the City of Columbus, it will not fulfill the
Engineering requirements as stated above. The City will work in
cooperation with the applicant to build Tuttle Crossing Boulevard
between the site and Avery Road.
The applicant has agreed to make a financial contribution to other
required offsite improvements: widening Avery Road within the City of
Dublin, extending Tuttle Crossing Boulevard from Wilcox Road to Avery
Road, and roundabouts at the Avery Road intersections with Tuttle
Crossing Boulevard and with Rings Road /Cara Road.
Funding splits for both Tuttle Crossing Boulevard projects will be finalized
in an infrastructure agreement. This agreement needs to be in place
prior to the approval of the first final development plan and must be
referenced in the development text.
Internal Public and The intent of the internal road network is to be walkable and pedestrian -
Private Streets oriented and the applicant has worked with Planning and Engineering to
address previous concerns regarding compliance with speed limits for the
north -south road in the east portion of the site by incorporating a
roundabout to encourage speed limit compliance on Scarlett Lane. This
roundabout will also serve to provide a more appropriate entrance into
Subarea "D" and will also provide a location to have a safe and well -
marked pedestrian crossing to connect this area to the wooded reserve
City of Dublin I Planning and Zoning Commission
Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 13 of 30
Details
Internal Public and
Private Streets
Rezoning with Preliminary Development Plan
in Subarea "F ".
Bikepaths throughout the site connect each subarea neighborhood with
the open space and park system. The applicant has revised the site plan
to include a north -south street section that connects the central green
space with a bikepath connecting to the Avondale Woods. Bikepath
connections have been made along the south property line connecting to
a path on the National Church Residences site, the railroad line, and
Triangle Woods (at the rear of single - family lots) to provide regional
bicycle and pedestrian connections and access to future development in
the City of Columbus to the south.
Private streets are proposed for Subareas A, B and D. Subareas A and D
appear to create a streetscape that creates a safe and inviting
environment for pedestrians. Amenities include walks from the front
doors to paths or on- street sidewalks, on- street parking areas in Subarea
D, and an alley -like arrangement in Subarea A with driveways and
garages that do not interfere with pedestrians. The proposed streets
have been redesigned to include curb and gutter and sidewalks and trees
lawns where provided will be sized appropriately to encourage safe
pedestrian movement.
Engineering and Police have reviewed the proposed street names for the
entire development and have requested modifications to some of the
proposed names. The applicant should work with staff to finalize street
names prior to Council review of this rezoning and preliminary plat.
Subarea A Genera /Information
(Multiple Family) Subarea A will include
approximately 8 acres north of rl,j_,
Avondale Woods Boulevard and - ---�
permits a total of 48 units, which
PARK
may either be attached or - M- -
ATTA #4 ❑ '
detached. The proposal shows 24 RED u R
buildings with two units each - A7 w
serviced by a private street off
Avondale Woods Boulevard. Each Ri t
�
unit is described in the proposed
development text as double-
fronted, which makes the proposed - {
private street essentially function like a service road. A one -acre open
space is included within this Subarea, which is to be maintained by an
Association of residents of this Subarea.
Setbacks
• 25 feet for buildings and pavement from the southern boundary
• 20 feet for buildings and pavement along the west and north
City of Dublin I Planning and Zoning Commission
Case 12 -084Z/PDP /PP 1 Avondale Woods
Thursday, January 9, 20141 Page 14 of 30
Details Rezoning with Preliminary Development Plan
Subarea A boundaries
(Multiple Family) 5 feet for buildings and 0 feet for pavement along the east boundary
The development text does not address unit separation and a minimum
distance between units of at least 12 feet should be required to be
compliant with recent changes to the building code, and coincide with the
side yard setback requirements for the single - family units.
Landscaping
The proposed development text requires a buffer along the west
boundary where the rear of adjacent single - family lots back up to the
proposed units. This is buffer is a 3- to 5 -foot high mound with plantings
of 5 deciduous and 3 evergreen trees every 100 feet. This area
complements the National Church Residences development to the south
and benefits from proximity to the large open space to the east. Planning
continues to be concerned that a buffer of this extent along the western
boundary inhibits the creation of the unified development that is desired
in this area.
Architecture
The development text requires a Craftsman influence and includes
examples of the appropriate design elements. Each unit is required to
have a porch and sidewalk extending from the front door to the sidewalk
or a private walk. The text permits privacy fencing between patios but no
height limitations or material choices are proposed, which will require
them to meet current Zoning Code requirements. Units are required to
have similar architectural features along the front and rear elevations
whenever a unit fronts a public street or green and backs up to a unit on
an internal street.
Two -car garages with decorative elements and carriage doors are
required for each unit and the driveways must be 19 feet in length. Gable
vents are required to be addressed with architectural detail and rakes
and frieze boards are required to be used on roofs. (Please also refer to
the discussion on architecture and materials for the development.)
My of Dublin i Planning and Zoning Commission
Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 15 of 30
Details Rezoning with Preliminary Development Plan
Subarea B General Information
(Multiple Family) Subarea B will include approximately 19 acres in the southwest portion of
the site and permits a total of 132 units, which may either be attached or
detached. The proposal shows 40 buildings
Layout
The applicant has worked
with Planning on the layout
of Subarea B, particularly in
terms of providing an
appropriate mix of two -,
three -, and four -unit
buildings. Sidewalks are
indicated along one side of
the streets serving this
portion of the site. The
majority of this area is
served by private open
spaces at the back of the
units. Planning has
encouraged the applicant to
explore whether open areas between units can be designed as bioswales
or rain gardens. However, these features were not included but could be
provided with the final development plan.
Setbacks
• 100 feet for buildings and pavement along the west and south
boundaries
• 50 feet for buildings and pavement along the east boundary
• 13 feet minimum for buildings along Avondale Woods Boulevard
• 20 feet along the north boundary along Avondale Woods Boulevard
and Central Green Road (which does not exist in the plans)
The applicant has increased the setbacks along the CSX line from
previous submittals from 50 to 100 feet. There have also been changes
incorporated to pull as many units as possible away from this boundary.
The plans show and the text requires a minimum 6 -foot tall mound with a
6 -foot fence along the railroad setback. The mound will be planted with
evergreen and deciduous trees and shrubs. A bikepath is also proposed
within this setback. The text also requires that existing healthy trees
remain in this area if feasible.
CSX has contacted Planning and requested a 100 -foot setback with
fencing along the common property line (see attached correspondence).
The letter reiterates information researched by staff indicating that the
line is quite active with a minimum of 16 trains in a 24 -hour period. Five
of which run during the evening. Planning continues to be concerned
about this area of the proposal and prefe that no units directly front or
City of Dublin I Planning and Zoning Commission
Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 16 of 30
Details Rezoning with Preliminary Development Plan
Subarea B back up to the railroad line. Planning had suggested to the applicant that
(Multiple Family) a single - loaded street or alley along this site boundary would further
increase the setback of the units. The proposal includes four buildings
directly backing up to the railroad boundary, however adhering to the
100 -foot setback requested.
Planning is also concerned about the proposed 100 -foot setback along
the southern property line is also insufficient. Due to the planned
improvements, the Hayden Run Boulevard connector will be located
above the proposed buildings and the views from the apartments will be
of a concrete wall.
Parking
The proposal meets required parking using driveways and garage spaces.
Planning encouraged the applicant to identify areas for additional visitor
parking. Additional parking areas for visitors have been identified and the
applicant has indicated that more may be proposed at the final
development plan stage. Some units include shared driveways, however
these are designed to simply have a shared driveway apron rather than a
narrower drive at the street. An improved street design could include on-
street parallel parking that could contribute to a more pedestrian
character by forming a clear boundary between the street and the
sidewalk. Planning requests that the applicant continue working on these
details prior to submitting for a final development plan.
Architecture
The architectural requirements are the same or similar to what is
required for Subarea A. Craftsman influences, dark accent colors for
doors and garages are required. The text requires only a few units
fronting onto the central green to provide a sidewalk extending from the
IL front door to the sidewalk or a private walk, which further eliminates the
chance for community interaction and walkable environment. The text
permits privacy fencing between patios but no height limitations or
material choices are proposed, which would require them to default to
the Zoning Code. Units are required to have similar architectural features
along the front and rear elevations whenever a unit fronts a public street
or green and backs up to a unit on an internal street. The text requires
units backing up to the railroad to have additional sound insulation.
Only three bedroom units are required to have two -car garages. All
garages must have decorative elements and carriage doors are required
for each unit and the driveways must be 19 feet in length. Gable vents
are required to be addressed with architectural detail and rakes and
frieze boards are required to be used on roofs. (Please also refer to the
overall discussion on architecture and materials for the overall
development.)
City of Dublin I Planning and Zoning Commission
Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 17 of 30
Details Rezoning with Preliminary Development Plan
Subarea B Landscaping
(Multiple Family) As described above, the text requires buffering along the railroad with a
minimum 6 -foot tall mound planted with evergreen and deciduous trees
and shrubs and a 6 -foot tall, solid fence.
The text also requires a buffer along the east boundary with National
Church Residences of deciduous and evergreen trees at a ratio of 5 trees
per 100 feet.
The text has been revised to also require buffering along the south
property boundary against the Hayden Run Boulevard overpass. The 100 -
foot setback will include screening with a minimum height of 6 feet and
75% opacity within 4 years. It may consists of fences, mounds,
landscaping or walls.
Details will be required at the final development plan stage.
Subarea C General.Information
(Single - Family) Subarea C is approximately 31 acres and borders the Avondale Woods
tree stand to the north, Triangle Woods to the west, the apartment units
to the south along Avondale Woods Boulevard, and the multiple family
units in Subarea A to the east. The text permits, and the plan shows, a
maximum of 78 lots.
The lots are served by several public streets: Avondale Woods Boulevard,
Langley Drive, Tanseyclose Lane and Scarlett Lane, which stubs to the
west to provide future access if land develops to the west. Langley Drive
extends north off the central open space and terminates into an
easement between Lots 32 and 33 to provide pedestrian access to the
woods to the north.
Units are laid out in a grid -like pattern
north of Avondale Woods Boulevard
/' ` ri^
•° ;, n r- o; ' °
with the largest lots fronting onto the
central green, a two -acre oval open
i T , F , ,
'
space in the center of the site. Lot sizes
!
vary greatly within this Subarea and
the text has no minimum or maximum
"+s N s
lot size. Lot width must be 55 feet at
_
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s
the building line and while the plan
shows varying lot widths, the text
,PARK _
prohibits the mixing of different lots
widths. The site plan shows 78 single - family lots in the center of the site
with lot sizes that vary from 90 feet around to the central open space, 65
to 70 feet toward the northern
woods to 55 feet adjacent to Triangle
Woods.
The lots are served by several public streets: Avondale Woods Boulevard,
Langley Drive, Tanseyclose Lane and Scarlett Lane, which stubs to the
west to provide future access if land develops to the west. Langley Drive
extends north off the central open space and terminates into an
easement between Lots 32 and 33 to provide pedestrian access to the
woods to the north.
City of Dublin I Planning and Zoning Commission
Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 18 of 30
Details Rezoning with Preliminary Development Plan
Subarea C Setbacks
(Single - Family) The text has been revised to require a 15 -foot front yard setback rather
than the previously required build zone. A building line act as a setback
and allows for flexibility in home siting. Lots with utility easements in the
front (24 through 42 and 58 on the preliminary plat) will have 5 -foot
front yard setbacks off the easement line, which results in front setbacks
of up to 55 feet for some lots. Lots 37 through 40 appear to have unique
setbacks due to their location along the street eyebrow. The text should
be modified to address setbacks for these lots. The development text
states that home staggering shall not be required in this development.
Lot 58 creates an awkward home site as it is so constrained by
easements that the buildable area is disconnected from the remaining
homes. Planning recommends this lot be eliminated and the area used
for an entry feature and open space.
Side yard setbacks are required to be 6 feet for buildings and 3 feet for
driveways. This is waived where shared driveways are used. Rear yard
setbacks are required to be 25 feet and the texts allows patios and
decks to encroach 5 feet consistent with Code. Lots backing up to the
Avondale Woods tree stand, also include a 20 -foot tree preservation
zone. The development text has been updated to include a definition for
a tree preservation zone. Utilities are permitted within this zone if
approved by the City Forrester or City Engineer, potentially making tree
preservation impossible in these areas.
Architecture
The architectural requirements are similar for the single - family lots as for
the multiple family areas in requiring a Craftsman architectural theme.
Homes along the central green require side - loaded garages. The text
requires that all homes have a porch. The text allows front - loaded
garages on 55 -foot lots to take up 40% of the front fagade rather than
the Code limitation of 35 %. Planning requests the applicant address
garage location in these cases and restricts front - loaded garages to be
located behind the front facade of the home. (Please also refer to the
overall discussion on architecture and materials for the overall
development.)
Open Space
Avondale Boulevard leads to a central green space that is intended to be
a focal point for the entire development. Accordingly, the design of, and
access to, this "central park" will be an important site feature and will
play a significant role in establishing the character of this development.
One element of this space will be the architectural character and street
presence of the units around the green. A roadway surrounds the central
green, with facing dwelling units, single - family on the north and
multiple - family on the south. To emphasize the walkable, pedestrian-
City of Dublin I Planning and Zoning Commission
Case 12 -084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 19 of 30
Details Rezoning with Preliminary Development Plan
Subarea C oriented neighborhood character, reduced front and side yard setbacks
(Single - Family) and sidewalks that connect the front doors to the public sidewalks will
be important connecting elements. These elements have been
successfully incorporated into the multiple - family unit along the southern
portion of the central green. The single - family units are required to have
side - loaded garages in this area.
Subarea D General Information
(Multiple Family) Subarea D is approximately 15 acres in the northeast portion of the site.
The applicant has been reluctant to provide a layout for this portion of
the development due to constantly changing market conditions.
However, given the density allowances per the Community Plan, the
applicant was able to provide a layout with the maximum number of
units possible to keep the overall site density to 3 units per acre. The
text would permit a maximum of 102 units in this subarea.
This Subarea includes two large open
spaces. A central open space is intended
to serve as an amenity for the residents of
this Subarea and the other open space to
the south may be required for stormwater
management. The plan has been revised
to propose one access point off Scarlett
Lane, the main north -south connector
road. The access point is connected
through interior private roads, which
incorporate on- street parallel parking.
Buildings front onto Scarlett Lane and
each unit has a walk that extends to the
sidewalk which is provided on both sides
of the street. The units have garages that
are access through an alley like system in
the rear.
The applicant has indicated that the layout of this Subarea may change
significantly at the final development plan stage depending on market
conditions and final product section.
Setbacks
• 50 feet for buildings and pavement from the northern boundary
• 30 feet for buildings and pavement along the southern boundary
• 40 feet for buildings and 20 feet for pavement from the Scarlett Lane
right -of -way
Traffic Considerations
The development text includes commitments for a safe crossing mid -
block along the frontage of Subarea D across Scarlett Lane to Avondale
Woods as well as encouraging speed limit compliance along Scarlett
Layout
City of Dublin i Planning and Zoning Commission
Case 12- 084Z/PDP /PP i Avondale Woods
Thursday, January 9, 20141 Page 20 of 30
Details Rezoning with Preliminary Development Plan
Subarea D Lane, which is an attempt to address Planning and Engineering's
(Multiple Family) concerns with the long, straight layout of this road. Staff has worked
with the applicant to revise the plans to include a roundabout within this
portion of the road. This roundabout will also serve to provide a more
appropriate entrance into Subarea "D" and will also provide a location to
have a safe and well - marked pedestrian crossing to connect this area to
the wooded reserve in Subarea "F ".
The details of this element including geometry and landscaping will be
required at the final development plan stage. The roundabout center and
splitter islands should be included as HOA maintained reserves on the
plat.
An emergency access point is included in Subarea D subject to approval
by Washington Township. The access point is along the eastern
boundary and would provide access to the multiple family development
in the City of Columbus. This access point is dependent on the timing of
construction of the planned development in Columbus. It would be
temporary until the connection to the Tuttle Crossing Boulevard is made,
and will require additional information before it can be accepted.
Landscaping
The text includes tree preservation requirements in Subarea D along the
eastern property line. The tree row will be augmented to provide
additional buffering. The text also permits a 6 -foot tall fence as
perimeter screening along the north and east property lines, which
particularly along the east may interfere with tree preservation.
Mounding and landscaping are required along these boundaries,
however all details are deferred to the final development plan.
Subarea E As previously suggested by the Commission, the applicant relocated the
(Clubhouse & Open clubhouse to the east open space north of Avondale Woods Boulevard.
Space) There is a parking lot to the north of the clubhouse and a sizable
stormwater management pond. Access to the clubhouse is through a
path system connecting the residential areas and the open space.
The clubhouse is limited to a maximum of 15,000 square feet and may
include a pool. The architectural requirements are similar to the
residential subareas and the Commission will review and approve the
clubhouse at the final development plan.
Subareas F & G The site includes approximately 37 acres of open space, including small
(Parkland) park spaces, and preserved wooded areas. As Subareas F and G, the
development text addressed Avondale Woods (F) and Triangle Woods
(G) tree stands which are intended to be dedicated to the City as
parkland, with the potential for future paths and parking areas. The
intent for these areas is to leave them as natural as possible. There is a
path access easement included for Subarea F between two residential
lots and the plans show a fence or other type of demarcation along the
City of Dublin i Planning and Zoning Commission
Case 12- 084Z/PDP /PP i Avondale Woods
Thursday, January 9, 20141 Page 21 of 30
Details Rezoning with Preliminary Development Plan
Subareas F & G rear of lots backing up to these woods. Planning is not in favor of a
(Parkland) fence as a demarcation as it artificially would extend rear yards and
interfere with existing trees. The text and plans should be revised to
indicate a demarcation which should be approved as part of the final
development plan.
Open Space Other open spaces within this proposal are included in the respective
Subareas.
Architecture At the September 2, 2010 review of the initial concept plan application,
the Commission agreed that the applicant needs to carefully consider the
unifying elements for the architecturally concepts for these
neighborhoods. The Commission was particularly concerned that the
applicant provide a material palette that would have the necessary
degree of quality to earn the maximum density requested.
The applicant has provided architectural detailing and character examples
for the multiple family units. Each final elevation will need to be reviewed
and approved at the final development plan for the multiple family units.
According to the text, each of the buildings has the option of being front-
or rear - accessed, depending on its location.
The primary material is siding with a secondary use of stone on portions
of the front elevations. The plans do not indicate what type of siding is
proposed at this point, however the text permits vinyl, as indicated
below.
Some of the roof gables are clad in shake and roof brackets provide
additional architectural interest. Shutters are shown on some of the
windows. A majority of the units include a porch and each multiple - family
unit includes a patio.
Shutters sized to cover the entire windows with functioning hardware
have been a standard architectural requirement for developments in
Dublin and are included in this development, but shutters are not a
requirement.
No architectural concepts have been provided for the single - family
portion of the development. However, quality is essential for this portion
of the development as much as for the multiple - family areas and the
applicant has includes quality requirements in the development text. The
text also requires the single - family units meet the Residential Appearance
Code. The Zoning Code requires two- and three -units buildings also meet
the Appearance Code and the proposed text does not eliminate this
requirement.
Building Materials Permitted materials include brick, stone, stucco, wood and cementitious
siding. The text also permits vinyl or other PVC products as exterior
building materials but requires their approval with the final development
plan with examples of successful, high quality installations used with
appropriate architectural detailing.. igh- quality materials are critical to
City of Dublin I Planning and Zoning Commission
Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 22 of 30
Details Rezoning with Preliminary Development Plan
Building Materials the creation of distinctive, enduring neighborhoods.
Significant applications of vinyl siding if used as a primary building
material will result in monotonous building fagades with little texture or
depth, making larger structures appear more massive and less scaled to
pedestrians. Planning has determined that vinyl does not achieve this and
requests it be eliminated as a permitted primary building material. For
these reasons, Planning cannot support vinyl as a permitted primary
building material; limited application as trim materials may be
appropriate, but in no case should be used as a primary building material.
The Commission has consistently been critical of the use of vinyl siding in
multiple - family developments as a primary material; a concern that has
been emphasized to the applicant. The Commission has stated that vinyl
is not a building material that exemplifies Dublin as a high quality
community and has also maintained that the use of this material does not
contribute to creating a high quality neighborhood to earn the maximum
number of units per the Community Plan and Council's agreement.
Permitted trim materials include gypsum reinforce fiber cement, vinyl,
and decorative synthetic millwork exterior applications.
Permitted roofing material include 30 -year or better dimensional asphalt
composite shingles, wood shingles and shakes, metal tiles, standing
seam, slate and ceramic tiles. The text also permits engineered wood or
slate roofing materials if approved as part of the final development plan.
Planning requests the text be revised to eliminate any provisions for vinyl
siding as a primary material.
Stormwater and Utilities serving the proposed development are adequate.
Utilities
Sanitary Sewer
This site will be served by connecting the proposed sanitary sewer mains
and services into the existing 36 -inch sanitary sewer main that crosses
the site west to east.
Water
New public water main and fire hydrants are proposed to be installed to
serve a majority of this development. This public water system will
connect to an existing 12 -inch water main located along the southern
edge of Avondale Woods Boulevard.
The portions of the project that are attached residential (multifamily) will
be served by master metered private water mains and hydrants.
Stormwater Management
Stormwater management is provided by the expansion of an existing
City of Dublin i Planning and Zoning Commission
Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 23 of 30
Details Rezoning with Preliminary Development Plan
Stormwater and retention basin located in the eastern portion of site. These ponds also
Utilities provide the stormwater management for National Church Residences.
In addition to the proposed ponds, public storm sewer is proposed along
with storm structures placed at adequate intervals. Appropriate
easements are proposed to encompass these proposed improvements.
Analysis Rezoning with Preliminary Development Plan
Process
Section 153.050 of the Zoning Code identifies criteria for the review and
approval for a rezoning /preliminary development plan (full text of criteria
attached). Following is an analysis by Planning based on those criteria.
1) Consistency with
Criterion met: This proposal is consistent with the Zoning Code, except
Dublin Zoning Code
as appropriately altered in the proposed development text.
2) Conformance with
Criterion met: Planning and the applicant have worked to resolve
adopted Plans
outstanding issues regarding conformance with the Community Plan. By
taking Commission comments into account, the revised plan can creates
a site design in accordance with the Land Use Principles. While efforts
could be made to enhance the proposed layout from suburban in nature
and auto - related, the applicant has made modifications to addresses
pedestrian and street connectivity to create an acceptable streetscape
orientation. _
3) Advancement of
Criterion met: This proposal conforms largely to the Community Plan
general welfare and
and is compatible with the surrounding National Church Residences
orderly development
development.
4) Effects on adjacent
Criterion met: The development is appropriately located within the City
uses
and meets the Southwest Area Plan for Land Use and arrangements of
uses.
5) Adequacy of open
Criterion met with condition: The applicant has provided sufficient
space for residential
open space for this community and the City as a whole. While Planning is
development
concerned about encroachments from homeowners adjacent to Avondale
and Triangle Woods, the applicant is permitting demarcations to ensure
Condition 1
the land stays public. The text and plans should be clarified that the
demarcations are not a fence and will be approved at the final
development plan stage. The applicant has also worked with staff to
include an access point path to Avondale Woods through the residential
area.
The central green and clubhouse areas provide an amenity to the
residents as do the sizable open spaces in Subareas A and D. Subarea B
has open space that largely is to the rear of the units and not as
accessi as othe open spaces.
6) Protection of Criterion met: Additional information will be required regarding tree
natural features and protection during the final development plan. The plans and text indicate
resources desires for tree preservation.
City of Dublin i Planning and Zoning Commission
Case 12- 084Z/PDP /PP i Avondale Woods
Thursday, January 9, 20141 Page 24 of 30
Analysis Rezoning with Preliminary Development Plan
7) Adequate Criterion met: Infrastructure is adequate interior to the site and the
infrastructure applicant tis providing stormwater management facilities as well as
adequate access and circulation through the site.
8) Traffic and Criterion met with Conditions: The applicant has revised the plans to
pedestrian safety incorporate the appropriate street - calming element in Subarea D as
required by Engineering. The applicant will have to continue working on
the roundabout details in Subarea D prior to submitting for a final
development plan. The applicant should also work with staff to further
Conditions 2 and 3 review the proposed street names for the development. There are
multiple requirements for development thresholds and public project
contributions. As required below, the applicant will have to finalize a
separate infrastructure agreement with the City. Details will required to
will finalized in a separate infrastructure agreement, which should also
be referenced in the development text.
9) Coordination & Criterion met with Conditions: Largely, the relationship of buildings
integration of building and structures to each other and to other facilities within the proposed
& site relationships plan provides for the coordination and integration of this development.
The development text does not address unit separation and a minimum
distance between units of at least 12 feet should be required for all
multiple - family Subareas to be compliant with recent changes to the
building code, and coincide with the side yard setback requirements for
the single - family units.
Conditions 4, 5 and 6
Lots 37 through 40 appear to have unique setbacks due to their location
along the street eyebrow. The text should be modified to address
setbacks for these lots. Planning requests the applicant address garage
location in these cases and restricts front - loaded garages to be located
behind the front facade of the home.
10) Development Criterion met with Conditions: The applicant has made changes to
layout and intensity the setback requirements for the single - family units that largely clarify
requirements and will create an appropriate development pattern. Staff
Condition 7 continues to be concerned about the development potential of Lot 58 as it
is heavily constraints by easements and will create a home site that is
quite separated from the other homes on this street. Planning
recommends this lot be eliminated.
11) Stormwater Criterion met: Adequate provision is made for stormwater
management mana gement.
12) Community Criterion met: The proposal will provide additional housing options to
benefit the City and as stated above, the design and site arrangement of a
majority of the proposal is consistent with the intent of the Planned
Development District regulations.
13) Design and Criterion met with Conditions: Permitted materials include brick,
appearance stone, stucco, wood and cementitious siding. The proposed text permits
vinyl or other PVC products as exterior building materials if approved at
the final development plan stage and the Commission has previously
City of Dublin i Planning and Zoning Commission
Case 12- 084Z/PDP /PP i Avondale Woods
Thursday, January 9, 20141 Page 25 of 30
Analysis Rezoning with Preliminary Development Plan
Conditions 8 and 9 stated that vinyl is not a building material that exemplifies Dublin as a
high quality community. Vinyl should not be permitted as a primary
building material.
The roundabout center and splitter islands should be included as HOA
maintained reserves on the plat.
14) Development Criterion met: The development plan includes a phasing plan that
phasing shows build -out over 8 phases.
15) Adequacy of Criterion met: There are adequate services for the proposed
public services development.
16) Infrastructure Criterion met with condition: As outlined in this report, significant
contributions contributions will be required as part of this proposal. The applicant has
agreed to make contributions to public infrastructure projects. Details will
Condition 10 required to will finalized in a separate infrastructure agreement prior to
submitting the first final development plan, which should also be
referenced in the development text.
Recommendation
Rezoning with Preliminary Development Plan
Approval In Planning's analysis, this proposal complies with the rezoning /preliminary
development plan criteria as detailed above and approval is recommended
with conditions.
Conditions 1)
That the development text be revised to eliminate a fence as an
option to indicate demarcations between open spaces and rear lot
lines and require their approval at the final development plan stage;
2)
That the development text be revised to address unit separation and
require a minimum distance between units of at least 12 feet required
for all multiple - family subareas;
3)
That the front setbacks for Lots 37 through 40 to be separately
addressed in the development text;
4)
That the development text be revised to require front - loaded garages
to be located behind the front facade of the home;
5)
That the applicant continue working with Engineering on the
roundabout design details in Subarea D prior to submitting for a final
development plan;
6)
That the applicant work with staff to further review the proposed
street names for the development;
7)
That Lot 58 be eliminated from the proposal;
8)
That the development text be revised to eliminate vinyl as a permitted
as a primary building material;
9)
That the roundabout center and splitter islands be included as HOA
maintained reserves on the plat; and
10) That the applicant enter into an infrastructure agreement with the
City, prior to submitting the first final development plan, for
development thresholds and public project contributions and that the
infrastructure agreement details be referenced in the development
City of Dublin i Planning and Zoning Commission
Case 12- 084Z/PDP /PP i Avondale Woods
Thursday, January 9, 20141 Page 26 of 30
Recommendation Rezoning with Preliminary Development Plan
text.
Details Preliminary Plat
Plat Overview The proposed preliminary plat subdivides 120 acres of land into 78 single -
family lots and 10 reserves of open space and rights -of -way for Avondale
Woods Boulevard, Scarlett Lane, Tanseyclose Lane and Langley Drive.
The preliminary plat shows existing conditions, street sections for public
and private streets, includes setback requirements. The plat should include
the open space acreages in the maintenance table and lot depths should
_be shown consistently for all lots.
Analysis _ Preliminary Plat
Process The Regulations identify criteria for the review and approval
for a plat. Following is an analysis by Planning based on those criteria.
1) Plat Information
and Construction
Requirements
2) Street, Sidewalk,
and Bike path
Standards
3) Utilities
F 4) Open Space
Requirements
Condition 1
— -
Criteria met: The applicant has included all necessary information and
construction requirements appropriately on the preliminary plat.
Criteria met: The plat includes street sections for all public and private
streets and as requested by the Commission, the private streets include
curb and gutter as well as tree lawns and sidewalks on one side at
minimum. Sidewalks and bikepaths are provided throughout the
deve lopment and se ctions are included on the plat.
Criteria met: The plat makes appropriate provisions for utilities and the
location of future utilities.
- -- - - --
Criteria met with condition: The Subdivision Regulations require the
dedication of 22.2 acres of open space based on the size of the site and
the maximum number of units proposed. The plat includes reserves
labelled A through J. The roundabout center and splitter island should also
be included as a reserve. The plat should include a table listing each
reserve size and intended maintenance responsibility.
City of Dublin 1 Planning and Zoning Commission
Case 12- 084Z/PDP /PP 1 Avondale Woods
Thursday, January 9, 20141 Page 27 of 30
Recommendad Preliminary Plat
Approval This proposal complies with the preliminary plat criteria and a
recommendation to City Council for approval of this request is
recommended with one condition.
Condition 1) That the plat be revised to include the roundabout center and
splitter islands as reserves and a table listing each reserve size and
intended maintenance responsibility.
REZONING/ PRELIMINARY DEVELOPMENT PLAN
The purpose of the PUD process is to encourage imaginative architectural design and proper
site planning in a coordinated and comprehensive manner, consistent with accepted land
planning, landscape architecture, and engineering principles. The PUD process can consist of up
to three basic stages:
1) Concept Plan (Staff, Commission, and /or City Council review and comment);
2) Zoning Amendment Request (Preliminary Development Plan; Commission
recommends and City Council approves /denies); and
3) Final Development Plan (Commission approves /denies).
The general intent of the preliminary development plan (rezoning) stage is to determine the
general layout and specific zoning standards that will guide development. The Planning and
Zoning Commission must review and make a recommendation on this preliminary development
plan (rezoning) request. The application will then be forwarded to City Council for a first
reading /introduction and a second reading /public hearing for a final vote. A two- thirds vote of
City Council is required to override a negative recommendation by the Commission. If approved,
the rezoning will become effective 30 days following the Council vote. Additionally, all portions
of the development will require final development plan approval by the Commission prior to
construction. In the case of a combined rezoning /preliminary development plan and final
development plan, the final development plan is not valid unless the rezoning /preliminary
development plan is approved by Council.
Review Criteria
Section 153.050 of the Zoning Code identifies criteria for the review and approval for a
Rezoning /Preliminary Development Plan. In accordance with Section 153.055(A) Plan Approval
Criteria, Code sets out the following criteria of approval for a preliminary development plan
(rezoning):
1) The proposed development is consistent with the purpose, intent and applicable
standards of the Dublin Zoning Code;
2) The proposed development is in conformity with the Community Plan, Thoroughfare
Plan, Bikeway Plan and other adopted plans or portions thereof as they may apply and
will not unreasonably burden the existing street network;
3) The proposed development advances the general welfare of the City and immediate
vicinity and will not impede the normal and orderly development and improvement of
the surrounding areas;
4) The proposed uses are appropriately located in the City so that the use and value of
property within and adjacent to the area will be safeguarded;
5) Proposed residential development will have sufficient open space areas that meet the
objectives of the Community Plan;
6) The proposed development respects the unique characteristic of the natural features
and protects the natural resources of the site;
7) Adequate utilities, access roads, drainage, retention and /or necessary facilities have
been or are being provided;
8) Adequate measures have been or will be taken to provide ingress and egress designed
to minimize traffic congestion on the surrounding public streets and to maximize public
safety and to accommodate adequate pedestrian and bike circulation systems so that
City of Dublin I Planning and Zoning Commission
Case 12- 084Z/PDP /PP i Avondale Woods
Thursday, January 9, 20141 Page 29 of 30
the proposed development provides for a safe, convenient and non - conflicting
circulation system for motorists, bicyclists and pedestrians;
9) The relationship of buildings and structures to each other and to such other facilities
provides for the coordination and integration of this development within the PD and the
larger community and maintains the image of Dublin as a quality community;
10) The density, building gross floor area, building heights, setbacks, distances between
buildings and structures, yard space, design and layout of open space systems and
parking areas, traffic accessibility and other elements having a bearing on the overall
acceptability of the development plan's contribution to the orderly development of land
within the City;
11) Adequate provision is made for storm drainage within and through the site so as to
maintain, as far as practicable, usual and normal swales, water courses and drainage
areas;
12) The design, site arrangement, and anticipated benefits of the proposed development
justify any deviation from the standard development regulations included in the Dublin
Zoning Code or Subdivision Regulation, and that any such deviations are consistent with
the intent of the Planned Development District regulations;
13) The proposed building design meets or exceeds the quality of the building designs in the
surrounding area and all applicable appearance standards of the City;
14) The proposed phasing of development is appropriate for the existing and proposed
infrastructure and is sufficiently coordinated among the various phases to ultimately
yield the intended overall development;
15) The proposed development can be adequately serviced by existing or planned public
improvements and not impair the existing public service system for the area; and
16) The applicant's contributions to the public infrastructure are consistent with the
Thoroughfare Plan and are sufficient to service the new development.
PRELIMINARY PLAT
If approved, the preliminary plat will be reviewed at a later date by City Council. If the
Commission disapproves the preliminary plat, it must state its reasons for doing so. Approval of
the preliminary plat is effective for 24 months and authorizes the developer to proceed with
construction after meeting all Engineering requirements. The Commission and City Council will
later review the final plat for each phase, generally after infrastructure is complete, to ensure
that it conforms to the preliminary plat.
Review Criteria:
In accordance with Chapter 152, the Code sets out the following requirements as part of the
platting requirements for the subdivision of land:
1) The proposed plat provides the minimum plat contents required by Sections 152.018(6) and
152.018(C);
2) The proposed plat will comply with all applicable subdivision improvement procedures as
defined by Sections 152.035 through 152.053;
3) The proposed plat will provide required improvements as specified by Sections 152.065
through 152.072.
City of Dublin I Planning and Zoning Commission
Case 12- 084Z/PDP /PP I Avondale Woods
Thursday, January 9, 20141 Page 30 of 30
l a of Dublin
Yes
Land Use and long
Yes
Range 0 Ser Planning
5800
PLANNING AND ZONING COMMISSION
Oub0n, Ohlo 43016 -1236
Yes
614.410.4647
RECORD OF ACTION
tax
tax 614.414.4747
Yes
v wwAublinohlousa. gov
3ANUARY 9, 2014
The Planning and Zoning Commission took the following action at this meeting:
2. Avondale Woods — Avery Road
12- 0842 /PDP /PP Rezoning/ Preliminary Development Plan/
Preliminary Plat
Proposal: A new residential subdivision with a maximum of 360 single and multiple
family units on 120 acres on the west side of Avery Road, south of the
intersection with Rings Road.
Request: Review and recommendation of approval to City Council of a rezoning
with preliminary development plan for a new Planned Unit Development
DisMct under the provisions of Zoning Code Section 153.050. This is also
a request for review and recommendation to City Council of a
preliminary plat under the provisions of the Subdivision Regulations.
Applicant: Jim Upnos, Homewood Corporation, LLC.
Planning Contact: Claudia D. Husak, AICP, Planner II.
Contact Information: (614) 410 -4675, chusak@dublin.oh.us
MOTION: Richard Taylor moved, John Hardt seconded, to table this rezoning /preliminary
development plan/preliminary plat application at the request of the applicant.
VOTE: 7-0.
RESULT: This Rezoning /Preliminary Development Plan was tabled.
RECORDED VOTES:
Chris Amorose Groomes Yes
Richard Taylor
Yes
Warren Fishman
Yes
Amy Kramb
Yes
John Hann
Yes
Joseph Budde
Yes
Victoria Newell
Yes
STAFF CERTIFICATION
Claudia D. Husak, AICP
Planner II
12 -084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
Avondale Woods
Avery Road
City of Dublin
Land Use and Long PLANNING AND ZONING COMMISSION
Range Planning
5800 Shier Rings Road MEETING MINUTES
Dublin, Ohio 43016 -1236
JANUARY 9, 2014
2. Avondale Woods — Avery Road
12 -084Z /PDP /PP Rezoning/ Preliminary Development Plan/
Preliminary Plat
Ms. Amorose Groomes said following application is for a new residential subdivision with a maximum of
360 single and multiple family units on 120 acres on the west side of Avery Road, south of the
intersection with Rings Road. She said this is a request for a recommendation to City Council of a
rezoning with preliminary development plan and also a request for approval of a preliminary plat.
Claudia Husak presented this application She said this is the first time the Commission is reviewing a
rezoning application for this site. She said the previous reviews have been for concept plans by this
applicant in February of 2011 where the comments were focused on architectural concept and a review
of proposed layout and use of the site in September of 2010. She said this is a rezoning from the Rural
District to a Planned Unit Development District and includes 120 acres and the rezoning would establish a
planned district with regulations specific to this site.
Ms. Husak said the proposed site is the very southern tip of the City of Dublin surrounded by the City of
Columbus, next to the CSX railroad line and in the City of Hilliard School District. She said there is a
number of major future roadway projects that are going to take place, south is the Hayden Run
Boulevard extension and to the north out of the Community Plan is the future extension of Tuttle
Crossing. She said to the north is the Ponderosa Development and had gotten quite a few inquiries about
the application including that piece and for the record that it does not include the Ponderosa
Development.
Ms. Husak said this site will share an access off Avery Road with National Church Residences and
Avondale Woods Boulevard has been constructed to this site.
Ms. Husak said there are seven subareas proposed for this site. She said the proposal is a mix of multi-
family as well as single family residential units with open spaces and the woods to be preserved. She said
there was a lot of analysis in the Planning Report that they talked about at the concept plan about the
Community Plan and the Southwest Area Plan and there is a lot of discussion about having residential
product in this area that is inclusive and has different options and choices, so the applicant is meeting the
intent of those documents.
Ms. Husak said they are proposing two stub roads going to the west and to the north that are not going
to any other development taking place on either boundaries of the site. She said the open spaces of
Avondale Woods as well as the triangle woods area are to be preserved as such. She said Avondale
Woods Boulevard is terminating into a center green space which is shared by the single family residences
as well as multi - family residents. She said that a club house with a pool and stormwater management
pond also to be shared by the entire neighborhood which makes this a more inclusive development is
proposed along the eastern boundary.
Ms. Husak said Subarea A is just north of Avondale Woods Boulevard and shown as an attached product
with two units within a building and the development text has a maximum of 48 units and is exactly what
is shown on the plan with 24 two unit buildings. She said there is a one -acre open space included. She
said the text describes these units as being double fronted where they are fronting onto the main street
or the open space and designed in a manner that does not showcase that there is a rear to the building
12 -084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
Avondale Woods
Avery Road
Dublin Planning and Zoning Commission
January 9, 2014 — Meeting Minutes
Page 2 of 7
which a private interior road function like a service road or an alley and the units have sidewalks from the
front or rear to the interior walkway that loops around the entire area.
Ms. Husak said Subarea B is the area of most concern to Planning, mostly because of the location and
the outside influences to the area and the design. She said it is 19 acres and the development text
permits a maximum of 132 units, the total for the development is 360 which is the maximum density of
the Community Plan which is 3 units to the acre. She said there are 4, 3 and 2 unit buildings proposed
and there are some units fronting along the 2 acre green space and all have sidewalks to the walkway
around the green space. She said that the bikepath will be incorporated along the railroad line as stated
in the concept plan.
Ms. Husak said along the south side is the planned Columbus extension of Hayden Run Boulevard and
she mentioned that Planning asked the applicant to put together some perspective drawings because the
road is essentially designed and they wanted to show the Commission some of things they are concerned
with. She said the applicant has increased the setback along the south property line to 100 feet and at
the edge of the setback about 10 feet away there is a proposal to build an MSE (Mechanically Stabilized
Earth) wall that goes 20 feet into the air with a slope that goes farther with the road sitting even higher
on top of the wall and slope. She said looking at the wall the view would be the wall with cars on top of it
and there is not any screening or buffering requirements being included in the development text and the
concern is the view and feel of the residents experience and would much prefer road frontage and units
neither back up or front along that property boundary.
Ms. Husak said the western boundary of Subarea B backs up to the railroad tracks and previously there
was a 50 feet setback proposed and the applicant has increased it to 100 feet and CSX has requested a
200 feet setback at minimum. She said there are 16 trains traveling that line and is a fairly busy line and
does not include the count of trains that carry coal, but there are coal carrying trains that utilize this line
with 5 trains indicated to be traveling during night time hours.
Mr. Hardt asked why CSX requested 200 feet setback. Ms. Husak said it was a standard request without
explanation.
Ms. Husak said the applicant has tried to pull the units back and there is a buffer for this boundary and it
is proposed as a six -foot mound with evergreens and deciduous trees as well as a six -foot tall fence that
is on top of the mound. She said there are still a substantial number of residential units backing up
closely to the rail line and using the units to buffer the sound for the remainder of the units seems not to
be providing for a quality of life that would hope they could get. She said having the road frontage and
these units pulled in more is something asked of the applicant to look at.
Ms. Husak said they are concerned with the design of the private streets within this development, the
streets do not have curb or gutters and where there are sidewalks they are only on one side of the street
and interrupted a lot by the driveways with a small tree lawn proposed along the ending of the asphalt
and would be a lot of driving over the fairly skinny tree lawn. She said overall they are concerned with
the pedestrian character or lack thereof within this subarea as well as the safety and the view of garages
is not something the land use principles have envisioned with multi - generational and varying types of
residential development.
Ms. Husak said Subarea C is the single - family area in the center of the development proposed for 78
detached homes with 8 fronting onto the central green, the applicant is requiring side loaded garages for
those to have more pedestrian environment within the area. She said there are some fairly narrow 55-
foot lots on the west boundary and no lot size requirement and 55 is the minimum lot width and some
areas where lots are wider. She said the applicant is proposing a minimum front setback as well as a
maximum front setback, but the text is unclear as to what the requirement actually is between the
minimum and the maximum as well as the preliminary plat that accompanies this application does not
12- 084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
Avondale Woods
Avery Road
Dublin Planning and Zoning Commission
January 9, 2014 — Meeting Minutes
Page 3 of 7
show those requirements correctly. She said there are no rear yard setback requirements except the lots
backing up to the park and there is a 20 -foot tree preservation zone, but the text does not include a
definition of that zone and makes provisions for utilities being allowed within that zone and making tree
preservation challenging. She said there is a path included that would allow access to the park between
two of the lots and has some concerns with lot 53 with all the easements causing the buildable area to be
a small rectangle shape and would be separated from all the other lots and it creates isolated open space
and is an awkward layout of the lot.
Ms. Husak said there are some provisions in the development text to delineate where the lots end and
the woods start because there are concerns of encroachment and the provision of a proposed fence is
not supported because it does not help with tree preservation.
Ms. Husak said Subarea D is the northeast portion of the site adjacent to a multi - family development that
was zoned in the City of Columbus with 10 to 12 units to the acre. She said the applicant is allowing for a
maximum density of 102 dwelling units and shown on the plan are 72 in the four -unit buildings and the
applicant is not certain how this area may layout and maybe one of the areas that comes last as the
phasing progresses through the site. She said they are supportive with the way it lays out with the
streets functioning as alleys including on- street parking spaces and how the units are fronting the public
street having sidewalks to the public streets. She said the subarea includes an emergency access point
for fire and EMS services through the development that will take place within the City of Columbus but
needs to be analyzed further by Washington Township. She said they have asked the applicant to do
some traffic calming measures along the public street to be named Scarlet Lane because it is long and
straight and encourages speeding. She said there are some notes on the plan that says there will be
traffic calming, but they need to have a commitment as to what those measures would be and reviewed
by Engineering.
Ms. Husak said the architecture and building materials are required through the development text and
the Commission would see final detailed architecture for the multi - family within the development but
would not see the architecture for the single family residential. She said the influences throughout the
neighborhood are intended to be craftsman with those types of details and highlighted in the
development text intended to provide a unified element through the development for architecture and
vinyl siding is still listed as an option as a permitted material even though there is a requirement built in
that the Commission has to approve it at the final development plan. She said they have been concerned
about vinyl being on the list and cannot support this material to warrant maximum density permitted and
does not create the characteristics and the design that is preferred for this development within Dublin.
Ms. Husak said Subarea E is the club house and the stormwater pond and is 11 acres of open space and
the club house includes a pool and a parking lot. She said the applicant had moved it to this area of the
development based on the recommendations by the Commission and is intended to serve the entire
neighborhood.
Ms. Husak said the last two Subareas F and G are the Avondale Woods almost 30 acres of preserved
woodlands and almost 5 acres in the triangle woods.
Tina Wawszkiewicz said there are some offsite improvements that have been discussed with the applicant
and at varied degrees of agreement for the applicant to contribute. She said the first requirement is to
install a traffic signal at the intersection that already exists with Avondale Woods Boulevard and Avery
Road, connect the north south street to the future extension of Tuttle Crossing Boulevard with a gap
between the parcel line and where they anticipate that new roadway to fall, and for the applicant to fund
a two lane roadway from Avery to the access point at the north end of their site, contribute to a larger
project that the City of Dublin is just starting to design which is the widening of Avery Road and the
extension of Tuttle Crossing Boulevard from the east to Avery Road which includes two roundabouts at
that intersection of Avery and Tuttle and a round -about at the southern intersection of Rings Road and
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Avery Road
Dublin Planning and Zoning Commission
January 9, 2014 — Meeting Minutes
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Avery Road at a total project cost of 11 million in the current estimate. She said the last contribution
request for improvements is related to a limitation of development coming from a Franklin County
request where they maintain the intersection of Hayden Road and Avery Road on the other side of the
railroad tracks and they are at capacity so their request is to cap the development until the more regional
connections like Hayden Run Boulevard and Tuttle come over to Avery so there is a reliever on that at
the existing Hayden Run Road.
Ms. Wawszkiewicz said the applicant has agreed to install the traffic signal at the intersection of Avery
Road and Avondale Woods Boulevard except the right -of -way is owned and maintained by the City of
Columbus, so there needs to be a partner with the project because there will be some significant delay
getting in and out of the side street where there is a stop sign control because of the volumes on Avery
Road, however there is not enough volume initially to warrant the traffic signal under the under the
Federal requirements, so Columbus may not allow that signal to go in until this development is much
further along than they would like to see it go in at and if this is a favorable response they would work
with Columbus to try and get that traffic signal installed earlier. She said if that does not happen, the site
needs an additional way out because there will be a lot of delay at that intersection and would require
the connection up to the extended Tuttle and the access point over to Avery Road sooner with that
scenario and the applicant has agreed to closing the gap.
Ms. Wawszkiewicz said the request for the applicant to fund a two lane standard section roadway with
pedestrian and bicycle facilities and the proposal is to actually build what they would see in the
Community Plan which is a four lane divided much like Emerald Parkway, and they would fund the two
lane portion into that larger project and the City of Dublin would lead that project, which they have not
yet come to terms.
Ms. Wawszkiewicz said the applicant has agreed to the contribution of the widening of Avery Road and
the Tuttle extension to this point and over to the east at that intersection. She said their site contribution
would be proportional to the amount of site traffic utilizing the improvements at 4.5 %. She said they
have agreed to cap their development as requested by Franklin County at 185 units until the Hayden Run
Boulevard connection or the Tuttle Crossing Boulevard extension can carry traffic between Avery Road
and I -270.
Ms. Husak said based on concerns with Subarea B and others highlighted in the presentation and
Planning Report, as well as the Engineering concerns, they are not in a position to recommend approval
of this application, so the recommendation is disapproval of the Preliminary Development Plan and the
Preliminary Plat that accompanies the application.
Chris Cline, with Blaugrund & Herbert, 300 W. Wilson Bridge Road, said they have Linda Menerey with
EMH &T and Jim Lipnos, President of Homewood are present. He said since they were last before the
Commission in 2012 they have met continuously with staff and done 5 complete submittals which is a
very expensive and detailed process. He said this project has been continuously worked on by the
applicant and by staff. He said this is envisioned as a multi - generational residential project which is
pedestrian oriented and walkability has been at the forefront of the project goals. He said the key
element to the architecture is the attached residential with different floor plans that are not apartments
or townhomes, they are single - family floor plans that are attached with an open concept just like houses
that are attached and these are not like apartments where there will be people cycling in and out like
there would be in typical townhomes, they would envision a family to move in and stay and not consider
it to be temporary renters and that people will be able to move within the different aspects of this
community. He said the architecture, the layout and the interior quality all will help achieve those goals.
He said the quality of the tenants and the longevity of the tenants, the renters and the ultimate quality of
a multi - family project depends on what is inside and if they enjoy living there and living there over time.
He said they meet the Community Plan and the Area Plan.
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Mr. Cline said vinyl is not a primary material, the permitted materials are brick, stone, synthetic stone,
wood and fiber cement siding. He said P.V.C. and vinyl are on the discretionary portion and if they
propose the use during the final development plan they may want to use as the best option in a shake
type product, he said this is not a vinyl project, but they request the option to bring back for approval.
Mr. Cline said roadway contributions have been committed with a significant amount of money. He said
this development cannot bare that expense of the Tuttle Crossing extension. He said they would be able
to do 126 units within Subareas A and C until Columbus builds 5 lanes along Avery or the Tuttle Crossing
extension to the north.
Mr. Cline said there is a fire emergency access to the north and they have agreed with the Fire Marshal to
build at their standards. He said that architecture every residential subarea requires a front porch, front
walk with a public sidewalk, the private walk or the driveway.
Mr. Cline described the architectural elements focusing on the garage door requirements stipulated in the
proposed development text. He said the biggest influence to this development is the railroad and he
showed examples of setbacks through area residential communities, such as lanworth Village with 50 feet
setbacks. He said if it is a nice community people are willing to live there. He said Hayden Run Boulevard
with the elevated roadway, from a development perspective it is a positive and will not be affected
except for the wall and will not inhibit the renting of the units or the long term value of the project.
Mr. Cline said they believe Subarea B is well done with similar driveways that cross a sidewalk as found
throughout Dublin, as well as a bikepath system that connects the entire area.
Linda Menerey, EMH &T, said Subarea B has 132 units and showed a drawing showing green spaces that
are disbursed throughout the site. She said Lot 58 is Subarea C has a lot of easements on it and is a big
lot that has a sanitary and storm line that goes through it creating a development situation that serves
the rest of the site but limits this lot but the buildable area is bigger than the other lots and it is odd and
it is out there by itself but it is a buildable lot. She said they did increase the setbacks within Subarea B
and have sound proofing incorporated and the landscape along Hayden Run will be augmented. She said
they have deferred parking and other items such as driveways to the Final Development Plan. She said
they are working through the issues outlined in the Planning Report with regard to the development text
and wanted to get feedback from the Commission and move this project forward.
Ms. Amorose Groomes asked if there were any one from the general public to speak to this application.
[There were none.]
Mr. Fishman said the Community Plan is laid out as a suggestion for what things should be and it stresses
him when there is a development being proposed at the maximum density. He said the railroad is
requesting a 200 -foot setback because the trains that carry coal and the dust gets on the houses. He said
when you build along a track you have to build something creative and it should appear like the rest of
Dublin. He said the housing should be away from the railroad tracks, and he thought the open spaces are
great and is wonderful to have walkable community as long as there they have a place to go. He said if
they are asking for the maximum density it has to be creative to get them to vote for the proposal. He
said one car garages in his experience is not appropriate for couples and homes must provide two car
garages to avoid having a car parked outside because it is not great visually to have cars sitting around.
Mr. Budde said they had looked at this development in the past and this plan is an improvement over the
last and he recognizes that this is a difficult site with the railroad, the extension of Hayden Run and it is
disconcerting that the staff analysis continues to say criteria not met and it is very difficult for him to
support the application as it is proposed.
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Ms. Newell said the elevated roadways are not very attractive and there are a number of properties had a
beautiful view until the roadway was constructed to go over railroad tracks and is concerned with how
they are going to deal with the roadway in the future. She said they are building too close to
appropriated landscape or come up with a nice amenity. She said she is bothered by the railroad track
and asked what bases are for the 200 -foot setback request. She said when living near a railroad you get
used to the noise and with the STC ratings of walls up to 50 and with her experience she uses 60 rating
between classrooms to minimize noise from one room to the other and wanted an explanation to how
they are coming up with 50.
Mr. Cline said this is new to them and 50 STC is their starting point and if there is a suggestion for a
higher rating they could condition the requirement.
Ms. Newell said she is bothered by the continual straight line that is repeated on the site plan and knows
it is because of the railroad track and the bikepath equally running parallel and if there was less density
on the site they could do something creative with the bikepath and create a better landscape buffer. She
said she envisions every driveway will be filled with cars and that is all the residents will be looking at and
she does not see this plan being focused on foot traffic. She said the applicant has said they have things
to yet work out as the staff report says the same thing she is not prepared to support this application.
Ms. Kramb said she is surprised to see a disapproval recommendation because this has been in twice and
the proposal is similar to the last version. She said because the conditions are not written out she could
not approve this application today. She said they are not that far away from an approval and the biggest
issue is outside influences and the transportation stuff will work itself out and the agreements have to be
made with Engineering and is not for the Planning Commission to decide. She said she would like more
detail on the phasing and she does not have a big issue with the railroad track or the concrete wall. She
said they have done a good job with the bikepaths, but she has concerns related to the access.
Mr. Hardt said he was surprised from the overall recommendation of staff as they had seen this a few
times and they made comments and this proposal is largely in line with the last informal review and he is
appreciative of the changes made and he does not have objections to the proposal. He said he is
concerned with detail issues that need to be worked and he cannot yet vote. He asked about the status
of the quiet zone efforts.
Ms. Wawszkiewicz said they requested preliminary engineering at Cosgray in 2010 from CSX and just
recently received that on that one crossing. She said the zone was related to 5 crossing and they only
control 1 of those at Cosgray Road with this rail line. She said they need to complete 2 crossings for
Franklin County in that same capacity and they have yet to receive theirs.
Mr. Hardt said they horns will continue.
Ms. Wawszkiewicz said it will take a while and funding to get measures into place with the rail and the
Federal Rail Association to get the approval and actually stop the horns.
Mr. Hammersmith said in the capital improvements it has yet to be funded and it will be waiting for the
state capital funds and corporation from other jurisdictions to make this happen and it is unlikely it would
move forward any time soon.
Mr. Hardt said he sees a couple shapes for the pond and assumes that the image on the plat is what is
being proposed and encouraged that version. He said he would want all the engineering issues addressed
and with regards to Lot 58 if the house were to be turned sideways to be facing north he would be
concerned. He said he is concerned with the long straight road and if they are building a road with traffic
calming on day one it should be designed better with curves or with no problems in the beginning. He
said in Subarea E he would like provisions made for a future connection to the east for future
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development and he feels it is important that all residential developments are connected. He said there
seems to be a lot of right -of -way issues and engineering issues of thing to be worked out and if wrapped
up and resolved then he could support the overall project.
Mr. Taylor said this plan is essentially the same as 2 years ago and he is fine with the overall layout of
the project. He said there are a lot of details that are suggested and this is a step in the right direction.
He said most of the technical issues are with engineering. He said in some ways this plan is more
walkable with several green spaces and a lot of density which is part of being walkable and a passive
park in the center of the community and thought the next step is that the applicant work on the issues
with Engineering and come back with a list of conditions.
Ms. Amorose Groomes said she agrees with what has been said and does not have a problem with the
application and thought there is a significant amount of work to do and she is concerned with Subarea B
and could not support any application without curb and gutters on streets. She is concerned with the
fairly narrow streets and no on- street parking and would like to see some parking centrally located to
serve Subarea B for the visitors of the residents. She said she is concerned with lot layout with the small
lots being back to back and she thought they should be off -set and configured some other way with
some staggering. She said the landscape details and the plan need to be to scale and significant
landscape plans with details of trees pits and tree wells, labeled trees and make sure to create livable
environments. She said the vinyl is being proposed as an option and she would like to close the door so
there are no surprises down the road. She said she appreciates the response to their comments and
connectivity throughout the community with sidewalks on one side of the road is not bothersome and
within her neighborhood there are no sidewalks and only walking trails and serves them well. She said
she would like to know why there was a change in the CSX thinking on the setbacks. She said she could
support the application.
Ms. Amorose Groomes asked the applicant what they would like to see happen with this application.
Mr. Cline requested a tabling.
Motion and Vote
Mr. Taylor moved to table the Rezoning /Preliminary Development Plan /Preliminary Plat application at the
request of the applicant. Mr. Hardt seconded. The vote was as follows: Ms. Amorose Groomes, yes; Mr.
Fishman, yes; Ms. Newell, yes; Ms. Kramb, yes; Mr. Budde, yes; Mr. Hardt, yes; and Mr. Taylor, yes.
(Approved 7 — 0.)
Ms. Amorose Groomes called for a brief break at 9:15 p.m.
12- 084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
Avondale Woods
Avery Road
City of Dublin
Land Use and Long
Range Planning
5800 Shier Rings Road
Dublin, Ohio 43016 -1236
phone 614.410.4600
fax 614.410.4747
www.dublinohtousa.gov
FEBRUARY 2, 2012
The Planning and Zoning Commission took the following action at this meeting:
3. Avondale Woods
10 -036CP
Proposal:
Request:
Applicant:
Planning Contact:
Contact Information:
Avery Road
Concept Plan
A residential development with approximately 130 single - family lots and
230 multiple - family units on a 120 -acre site located on the west side of
Avery Road approximately 4,000 feet south of Rings Road.
Further review and feedback regarding architecture for a concept plan
under the provisions of Code Section 153.050.
Homewood Corporation; represented by Christopher Cline.
Claudia D. Husak, AICP, Planner II.
(614) 410 -4675, chusak @dubiin.oh. us
RESULT: The Commission informally discussed this request for feedback on a residential
development with approximately 130 single- family lots and 230 multiple - family units on a 120 -acre site
located on the west side of Avery Road approximately 4,000 feet south of Rings Road. As a secondary
review, comments focused on architechire and materials and whether or not the proposal warrants a
maximum density of 3 units per acre.
COMMISSIONERS PRESENT
Chris Amorose Groomes
Richard Taylor
Todd Zimmerman
Warren Fishman
Amy Kiamb
John Hardt
Joseph Budde
STAFF CERTIFICATION
Claudia D. Husak, AICP
Planner II
PLANNING AND ZONING COMMISSION
RECORD OF ACTION
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Avery Road
Dubd Planing and Zorung CommmOon
FeWuvy 2, 2012 — Mee ft Mutes
Page 22 of 32
Mr. Taylo said it should remain wmill Center.
Ms. orose Groome other comm ents relates loo the p area rezoning.
Kramb said she he Planning and Wing Commission 1p recommend to Council;
waver, she did noort rezoning any ropes until the Y Plan is updated nd until the
Commission hears ncirs feedback bout the proposed Code. She said ning these
properties is re and boo expansiv iven the properties I be reviewed under brand new code
that has not used.
Mr. Lan y said the Comm is only making a
rezoning p. He said City Cou I review the propc
proposed ings. He said if ty Council Identifies
oppo it to table Code and / the rezoning map.
Mr. man said he to agree with Ms. tut
ry existing business a he worries about prolm
inesses. He said ould support the a rezonin
ecs� mendat )n t City ncil for the p
BSC Code first and they wiN review
with the pro Code they will have
because he not think they acco ted
hr owners abi ' to remodel and ex existing
as it is only recommendat to Coundl.
Ms. Husak said motion should refer the m/il e, and the six pro dies on North
Riverview Street reseed 17 — 53 rth Rivervi0 North Bladcsrr ne be tuned to
the BSC Histori Motio District.
n an ote Mr. Tayb made a mot to mend approva of the Rezoning map Februa , 2012 and titled " BSC Zoning ed Chan from ARB and P rea
Rez m a" with one condition•
That the sbc
(addressed 1
HC, BSC -Hisfi
Mr. Zimmerman
Hardt, yes; Mr.
(Approved 6 —.1
y6ls on the north sid9tof W. I North Riverview Sb" and 40 Nord c Lane) be the BSC-
Core District.
d the motion vote was as fbilowl Mr. Fishman, yes, V. Kramb, no; Mr.
yes; Ms. A gee Groomes, yes; Py. Zimmerman, yes; Od Mr. Taylor, yes.
Mr. Lan y expressed app ation from the staff d the AdminLsbr
Comm' n has done. He said has worked with d ens of Planning G
he can think of many that acre worked Y ':n they have to pour
Code He said we really a to the wo and the Commission
and staffed we cot not have creae without this
a redated. He said th discusslons betweand the Com ssi said the staff is v a ppreciative of all t on's efforts.
Ms. Amorose Groorfes thanked him and staff.
)nk or all the hard work e
rssions over his ca and
Sr way througFemuch
cult
put into it the the
input and it L
have made the ter.
Ms. Amorose Gy6omes said they are ggfng to tale' a short brgdk and will resume at11:00 pm.
3. Avondale Woods Avery (Road
10 -036CP Concept Plan
Chair Chris Amorose Groomes introduced this application which involves a request for further review and
feedback regarding architecture of a concept plan for a residential development with appro)dmately 130
single- family lots and 230 multiple- family units on a 120 -acre site located on the west side of Avery Road
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Avery Road
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February Z 2012 — Meeting Mlmfrs
Page 23 of 32
approximately 4,000 feet south of Rings Road. She said concept plan review is the first step in the
establishment of a PUD and while no vote is taken, the Commission typically provides non- binding
feedback to the applicants that would help them determine what considerations and changes need to be
made and whether or not to prove forward with a rezoning application.
Claudia Husak presented this application and said as written in the planning report this Is the second time
this concept plan is before the Commission, it was first reviewed in September of 2010 generally for land
use concepts and the Commission suggested that they come back for a further refinement or their plan
and include more details regarding the architecture.
Ms. Husak said the site is the very southern tip of Dublin surrounded by Columbus on the west and south
side as well as the east side. She explained Avery Road is the closest major road on the eastern potion
of the site and the CSX Railroad is a property boundary on the western portion. She said there is a
significant tree stand with no other features on site and in the southeastern corner is the area that has
been carved out of about 20 acres for the National Church Residences Development that the Commission
approved and is now under construction.
Ms. Husak said the Commission had generally agreed that the proposal net the Community Plan for the
future land use designation and liked the arrangement of the uses on site. She said the applicant moved
the clubhouse to eastern open space and move the center open space to the south and changed the
shape.
Ms. Husak said proposed Is a development on 120 acres with a maximum total units of 360 which is a
density of 3 units per acre and the site plan shows 88 single family units generally laid out in the center
of the site with lots surrounding the central open space and there are smaller lots in the SO -foot wide
range surrounding that and to the western portion of the site. She said there is also a significant piece of
woods called triangle woods proposed to be preserved. Ms. Husak said single family lots are proposed In
the northwestern portion of the site adjacent to the large woods proposed to be preserved as well. She
said the applicant has moved the community center to the eastern open space that includes the
stormwater management for this site and the National Church Residences with a small parting lot for that
area.
Ms. Husak said one of the discussion points was regarding the north /south roadway that is a straight
layout inviting potential speeding and they had suggested the applicant do something to the design to
address the issue to make it less of a straight shot through the development. She said the applicant is
proposing to change the roadway from a public road bD a private and put a barrier there and it is not an
appropriate way to handle the request for redesign.
Ms. Husak said the area that Is acoessed by the private gated or barriered street is a multiple family unit
area proposed of about 20 units all of which are two unit buildings and they think it is a good way to
propose development on this portion of the site and relates fairly well to the layout to the cottages
proposed for the NCR development and the private street functions as an alley with the garages facing
that street and the applicant can work with them to make this a true alley arrangement and include a
piece of public street to provide frontage for those units.
Ms. Husak said the other large portion of multiple family development is in the southwestern portion of
the site, there are 148 units proposed and the applicant is showing a mix of two, three, and four units
buildings. They have worked with staff to create a layout that addresses the park by fronting units
toward it and creating Interior open spaces that some of the units will front onto and would like to see a
40 foot setback on the southern property line, like Is in place for NCR including a bilge path and along the
railroad line as shown in the Community Plan. She said there was a letter distributed from CSX Railroad
opposing residential developments near railroad lines for safety and noise concerns and they are
suggesting at least a 100 foot setback incorporated along the rail line. The development shows about 50
feet and there needs to be more for buffering.
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Page 24 of 32
Ms. Husak said the applicant Is deferring a 10 acre piece on the northeastern portion of the site to
determine market conditions and what they are showing now is a max development potential that would
get the site up to the 3 units per acre.
Ms. Husak said the focus of this demon was to focus around the architecture and materials and the
applicant has provided architectural elevations for the multifamily development portions .and since there
are no details for the single family that is one of staffs discussion points of what kind of considerations
should be made to the architecture.
Ms. Husak said included is the front and rear elevations of the two, three, and four unit buildings and
each appear to be able to be laid out with a front or rear loading garage with porches proposed for the
majority of the units with vinyl siding as the primary building material with clad and stone bump out
spaces and vinyl shake proposed for some of the roof gables, there are metal roofs on porches, so they
have done a nice job with details on the units.
Ms. Husak said there have been a lot of discussion regarding vinyl with the Commission and it is not as
high quality of the a material as is used to be used within Dublin and the applicant is here to address that
specifically, but the concern is with maintenance, quality, reveal, the shadowing, and the general
appearance of vinyl on a project as large as this one with as many units as are proposed and would like
some feedback on the Commissions thoughts on this material.
Ms. Husak said the other consideration is with the other materials and colors within the area with the
NCR development is rich darker tone colors and this proposal is a lot lighter and more monotone and
would like to see a better relationship with the surrounding area in materials and colors.
Ms. Husak said previously the commission was focused on quality of materials and quality of the
development being deserving of the 3 units to the acre density which is the max density the Community
Plan would allow and would feedback if that has been achieved.
Chris Cline, 300 West Wilson -Bridge Road, Worthington, said they have the whole team to address any
questions and there have been a lot of changes since they were here over a year ago. He said a lot has
changed in Dublin's expectation for future residential housing with all the turbulence that has taken place
and of course with respect to the Bridge Street Corridor and how the different types of housing stock fit
Into Dublin's future. He said they have readjusted a bit, but generally on the same track for a multi-
generational cohesive neighborhood that melts both rental and owned housing products into one family
oriented neighborhood and they believe they fit into Dublin's long term plan.
Mr. Cline said they are focused on three major challenges, the change in the residential housing market
with fewer qualified buyers in the market;, more families needing to live in rental housing and more
families choosing to live in rental homes for more flexibility to follow different career options and not be
tied to a home that they cannot sell on a short term bases. He said the result Is that more families are
living for longer periods In rental homes than In the past and theWore, the architecture needs to be
responsive to quality of internal space as well as external appearance and the quality of the living
experience and the contribution to the community and to the types of people you get to live there is the
quality of the internal space as well.
Mr. Cline said the other issues with materials Is that there is a need for increased efficiency in energy for
the structures, there are new standards coming and the noise from the railroad tracks are a concern and
they are looking at sound transmission and how to minimize that experience. He said one option and
requested that they keep an open mind as they look at a product that is a composite product that
combines insulation and cladding that has a vinyl cladding on top of foam insulation.
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Mr. Cline said there is a new product called cedarmax or duramax that is a composite insulating siding
and can be mounted in single planks so they do not have the fake look of vinyl. He said the material is
available in 16 -hoot lengths because it is stronger and available in 50 mills. He said that this material is
lessens the transmission of sound through the studs and also helps avoid energy loss. He provided
pictures of a house in Grandview in this product.
Mr. Cline said that they are not sure what will happen in the northeast section and they would like to
leave their options open as they move forward. He the market has become increasingly negative on
single family alley products and with snow plowing and trash pickup and security issues, buyers do not
like them, so they need to step back from that idea. He said they do commit to get the quality
pedestrian oriented environment around the central green with single family homes.
Linda Menerey, EMH &T, 5500 New Albany Road, Columbus, 43054, said there are many constraining
existing conditions with the big woods on the north, the combined sanitary and storm easement just
below the woods, the ATT easement in that area, and the water line easement on the south property line
and the NCR which is the southeast corner of this site. She said all the drainage comes to the east and
will outlet to the east property line into the ponds. She said the road layout with Avondale Wood
Boulevard is the set to their eastern connection point to the green being two acres, extended into the
multifamily area with the units circling all around it.
Ms. Menerey said the central green is now surrounded by ten 90 -foot lots with no alleys and they are
proposing shared curb cuts at the street and side - loaded garages toward the back with a limited number
of curb cuts around the green. She said the dub house Is centered in the large green space where the
ponds are and It is more visible with parking provided.
Ms. Menerey said that the multifamily area in the lower portion lining the railroad tracks is designed to
only have 12 units back up to the tracks. She said their intent is to heavily buffer the area.
Joe Sullivan, Sullivan Bruck Architects, 309 South Fourth Street, Columbus, 43215, said that these are
conceptual plans and materials have not been finalized. He said they were trying to focus on coming up
with a plan that will respond effectively to a market that is under served. He said the people that are
important to Dublin's future the 25-35 year old group that might be a home buyer in past generations
and will take longer today. He showed many versions of floor plans that respond to the people that want
to live there and have responded to their needs with a basement for utilities and will live like a single
family home with an open plan with circulation to the rear and the garage Is pulled back within seven
feet of the front facade which allows for a nice porch. He said the proposed layouts allow for privacy and
will not require fences for separating outdoor living space by way of placement of elements and general
layout of rear elevations.
Mr. Sullivan said they are trying to develop something that is very pleasing in proportion in all the pieces
and all the front doors are visible and there is a sense of ownership in the front door space, the windows
will have window wraps and a fair amount or masonry and pick key points to where there is a stone
house and see it three dimensionally and mix colors and materials to get a very pleasing character as you
go down the street.
Mr. Sullivan said he is aware of the material issues and they would really like to have the clad board
siding which is an appropriate material within the context of their region. He said vinyl siding is a very
general term and Is grouped into one type. He said that there are bad siding installations that fade and
blow off of buildings. He said the proposed material is a insulation backed material and very rigid and
provides a insulating quality. He showed a picture of a building in Grandview that is an example of the
product he is referring to, the product has a lifetime warranty and is colorfast and will not fade and is
available in a lot of color options. He asked that this be a consideration of one of the products that they
can look at as an option to housing.
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Ms. Amorose Groomes asked if there were anyone in the general public that would like to speak to this
application.
David Patch, 6940 Rings Road, Amlin Ohio, said he does not want to address the architectural issues and
just found out about this project and talked with Ms. Husak earlier, he said he owns the parcel on the
northwest corner of this site and wanted to let them know he had never been contacted by the applicant
and as a good neighbor it would have been nice if they had some discussion with them. He asked if they
had Intentions of putting fences along the woods or down near the road so that people are not coming
onto his property or getting hurt. He said they have mentioned that the area is wet and he agreed it is.
He said if their field floods it would be because the tiles have been damaged by this development. He
asked to view the potential roadway connecting near his property.
Ms. Amorose Groomes asked If there were anyone else that would like to speak to this application.
[There were none.]
Ms. Amorose Groomes dosed It off for discussion.
Ms. Amorose Groomes asked that they address the neighbor's questions first.
Ms. Husak said at this point they are proposing the east -west road to stub at Mr. Patch's property line.
The mounding and fencing are not finalized and could consider them as this goes forward and the details
would be required at the next stage of this application.
Aaron Stanford said what they would do with sewer and water is to extend utilities to serve areas that
they are developing and typically extend utilities to the extent of the property boundaries of this
development, they would look for opportunities to stub sanitary and water to areas that are backing to
other lots so that they will provide stubs through certain lots to provide access to adjacent parcels.
Mr. Zimmerman asked about the CSX request for a 100 -foot setback and if there is a legal issue. Ms.
Readier said they are asking for the setback and they could look to see if there are railroad standards or
considerations.
Mr. Zimmerman said he is not a fan for the vinyl material used for the siding and when they look at the
NCR project and they should blend with the architecture of the area in colors and materials. He said the
max density of 3 units to the acre has to be earned through design characteristics and they are not there
yet -
Mr. Fishman agreed with Mr. Zimmerman and said this project is very dense at 3 units per acre and if
they are going to use vinyl skiing they are not earning the density, they should be mandated to use a
percentage of masonry and a more substantial high quality material and they need to set a trend for this
area and keep the standards of Dublin. He said the letter on the 100 -hoot setback at the rail road track
made sense to him because it is his experience that the noise and vibration from the tracks can be felt at
250 feet from the tracks. He thought they need to look at a minimum of 100 feet or maybe more and
make sure it is mounded or something to limit the noise and vibrations. He thought layout needs to be
tweaked and agreed with staff on the street layout and they need to do something creative with the
railroad track.
Mr. Budde said he agrees that the vinyl does not catch his eye and does not meet the quality standards.
He said the railroad track and a bike path along with the Wfoot lobs are areas of concern. He was
concemed with the layout and the number of units in the southern portion and wondered what the
development potential was on a 50 -foot lot.
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Dublin Planning and Zoning Commission
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Ms. Kramb said they are moving in the right direction by moving the clubhouse in a good location. She
liked better from the original plan how the north south road curved over to the green. She said she likes
the arrangement of the double duplex units on the new plan better. She said in order to accommodate
the curve in the road and the new plan for the apartments they would lose those top three buildings on
the new plan, but she likes the curve idea better. She disagreed with the Planning recommendation with
making It curve roadway up to the north by the woods and disagreed with any traffic circles or anything
there. She is okay with the northeast corner -and waiting to see what happens.
Ms. Kramb said the architecture should not take too much from the NCR development because she Is not
satisfied with that one and not comfortable with vinyl but once they see more details. She suggested
that they pick an architectural theme and stick to it and use its cues for the single family portion as well.
She was worried that as proposed the architecture would quickly look boring considering the number of
units.
Mr. Hardt appreciated the applicant's desire to leave the northeast portion of the site open to address
changing market conditions. He agrees with staff comments regarding connectivity and bikepaths both
along the railroad tracks and along the triangle woods and other places and he felt that there cannot
have too much connectivity. He shared Mr. Kramb's thought on the road that previously came off the
Village Green and curved to the north east and along the woods seemed like a better solution because
that that will connect to Tuttle Crossing Boulevard and having the residents of this development wind
their way through residential streets to head up that northern road Is a rnistake.
Mr. Hardt said the previous layout with the possibility of a small traffic round -about or some solution that
allows for easy traffic movement out of this neighborhood and to the north that also keeps speeds at a
minimum is something he would be interested in seeing. He agreed with the staff comment that the
Intersection as proposed is awkward and needs to be solved. He asked the applicant to continue to show
the parking associated with the wools to the north also on sales materials and marketing brochures and
would like it to be clear that it will happen. Fie said the architecture generally is needed to have a variety
and bolder colors, not bright, but something in the craftsman style. He said he is not usually in favor of
vinyl but is willing to have an open mind and look at the example site and get the address to staff to be
distributed to the Commission and he will make an effort to go and look at it.
Mr. Taylor said he agrees with the comments regarding the road to the north, the original conversation
was about the connectivity of that and it is lost in this plan, the solution needs to be restored. He
thanked them for moving the clubhouse. He said he has no concern that the architecture matches the
NCR. He said density issue is deferred to Mr. Fiishman's comments. He said he is not willing to dose the
door on the vinyl siding, but is not solo on the product presented yet, but will do a site visit. He agreed
with Mr. Hardt that they should riot be afraid to introduce color here. He said what is important to him is
the quality of the material of the vinyl and the quality is how it is handled in the trim and they need to
have nice trim. He said these buildings are nice buildings for what they are and the massing Is nice and
arrangements of the fenestration are nice. He said the details are not bad and somehow they got painted
with the same color bush and took all the fun out of them and wanted them to restore the variety and
the fun with some colors. He said the materials is not his preferred stone pattern and a ledge stone
might be a better application or something with more texture to it than what is shown. He said they
have done what they have asked them to do for the most part and is okay with seeing it next time.
Ms. Amorose Groomes said she appreciates the relocation of the clubhouse and echoed the comments
about the road relocation. She said she is not necessarily thrilled with the new roadway treatment. She
said she would like to see connectivity along the railroad tracks and significant buffering from the tracks
to the buildings. She said it seems really dose and would like to know how far the buildings are from the
track. She said she likes the architecture and would like to see colors more attractive. She said she is not
in favor of vinyl siding, but advised the applicant that they do not need to take any cues from NCR. She
said the single family portion they normally do not get see and there may be some leeway as long as it
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Dublin Planning and Zoning Commission
February 2, 2012 — Meeting Minute
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meets the code requirements. She is concemed about the garages and the size limitations to allow for
family sized trash. She said she likes the garage doors and they will be vital to this development and
they will need a really sharp garage door because it makes up such a large percentage of what they see.
Mr. Sullivan said they show all the garage doors were shown white because Dublin requires garage doors
to match the trim, he would like dark garage doors and could liveri this up with a lot of colors.
Ms. Amorose Groomes said if they had a stained grade fiberglass front door and a matching garage door
of a rich color it would be fantastic.
Mr. Zimmerman asked if there is a code on the garage door and trim being white match blend.
Ms. Husak said there was not
Mr. Sullivan said code says that the garage door Is supposed to match the trim.
Mr. Langworthy asked for which Code he is referring.
Mr. Sullivan said the Appearance Code.
Mr. Langworthy indicated that is for single family homes and not multifamily buildings.
Ms. Husak said the PUD gives them fle)ability.
Ms. Amorose Groomes said the Commission is okay with a variety of colors.
Ms. Amorose Groomes said since there is no vote and that they do have their comments they look
forward to seeing them back.
4. Nationwide Child 's Hospital 56 and 5680 Venture Mve
Perimeter Cen Planned Dllstrkt 5700 Peri Drive
Subareas C, D nd M Rezoning with iminary Dove Plan
11 -066Z/ /FDP Final Develo It Plan
The rezoning w preliminary develo plan/final devel t plan application w prior
to the meeting. tification was ma to adjacent property o ners.
S. tionwide Children ospital 7450 Hospital DdvqV
io Health Plan Ct ning with Prelims ry Development PlPfi
11- 067Z /PDP /FDP Final Development an
rezoning with preli nary development pia final development pla application was prior
the meeting. Notifi ' was mailed to ad' nt property owners.
6. Shopp9d at River Ridge — Cq&w identification
4305 -4335 W. Du - Granville Road
for Development pbtrkt Sign Review
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Avondale Woods
Avery Road
74
PLANNING AND ZONING COMMISSION
RECORD OF ACTION
CITY Off'
Land Use and
SEPTEMBER 2 2010
Long Range Plarintng
f
5800 Shier-Rings Road
Dublin. Ohio 43016.1 436
Phone / TDD• 614410.4600
Fox: 614.41 D-4747
Web Site- www.dubfn.okus
The Planning and 'Zoning Commission took the following action at this meeting:
2. Avondale Woods 5215 Avery Road
10 -036CP Concept Plan
Proposal: A residential development with approximately 130 single- family
lots and 230 multiple- family units on a 120 -acre site located on the
west side of Avery Road approximately 4,000 feet south of Rings
Road.
Request: Review and feedback for a concept plan under the provisions of
Code Section 153.050.
Applicant: l lomewood Corporation; represented by Christopher Cline.
Planning Contact: Rachel S. Ray, Planner I.
Contact Information: (614) 410 -4656, rray @dublin.oh.us
RESULT: The Commission reviewed this proposal for up to 360 single - and multiple - family
dwelling units on a 120 -acre development site located on the west side of Avery Road
approximately 4,000 feet south of Rings Road. The Commissioners determined that the proposal
is generally consistent with the recommendations of the Community Plan. The Commissioners
discussed the fact that this site is surrounded on three sides by the City of Columbus and the
planned traffic improvements and the land use plans for this area may have significant effects on
this site. The Commission also commented on the land use arrangements and road network, and
recommended that the applicant provide for internal pedestrian and bicycle routes with
connections to other external routes. The Commission also asked about this development's
relationship to the National Church Residences senior housing community (on the 20 acres at the
southeast corner of the parcel), and that the applicant should be prepared to discuss architectural
themes, building materials, and additional development details at the next review.
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STAFF CERTIFICATION
Dublin Pli wing and Zoning Commission
September 2, 2010 — Meeting Minutes
Page 10 of 22
direction th/j'redduce asphaYwin said if they want created they need t w what
kind of lonctives they that greenspace.
2. Avondale Woods 5215 Avery Road
10 -036CP Concept Plan
Chris Amorose Groomes introduced this application for review and approval of a Concept Plan
for a residential development with approximately 130 single - family lots and 230 multiple- family
units on a 120 -acre site located on the west side of Avery Road, approximately 4,000 feet south
of Rings Road. She explained that the concept plan is the first step in the establishment of a
PUD, Planned Unit Development District, and while no vote is taken, the Commission typically
provides feedback that may help applicants determine what considerations and changes need to
be made and whether or not to move forward with a rezoning/preliminary development plan
application.
Rachel Ray presented this concept plan for a parcel surrounded on three sides by fixture
development in the City of Columbus. She said there were many development constraints
surrounding this parcel and the potential for intensive commercial development in the area, and
as one of the last remaining large residential trails in Dublin, Planning feels there are many
special considerations with this application. She briefly explained the background for this
proposal and explained the process. She said the 140 -acre parcel was the southernmost parcel in
the City of Dublin. She said the CSX railroad line rims along a portion of the western site
boundary, and there are large tracts of undeveloped land and some large residential lots
surrounding the site. She said the site is currently zoned R, Rural District, although a portion is
zoned PUD as part of the National Church Residences (NCR) development. She said the Future
Land Use Map, as part of the Community Plan designates the site as Mixed Residential Low
Density, which is intended to provide a mix of housing options and a transition from the existing
single- family neighborhoods in Dublin north of the site to what could be more intensive
development in the City of Columbus to the south. She said the recommended maximum density
for this Land Use classification is three dwelling units per acre, or a total of 420 dwelling units
for the parcel.
Ms. Ray explained that the parcel includes 20 acres that were included as part of the NCR
development at the southeast comer of the site which takes up a majority of the parcel's frontage
on Avery Road. She said the NCR preliminary development plan includes a 200 -unit senior
housing development on a total of 17 acres with 2.6 acres of right -of -way dedication resulting in
a net density of 11.8 dwelling units per acre. Ms. Ray said at the April 2009 rezoning hearing at
City Council the property owner raised concerns that the NCR Development would potentially
limit the development capacity for the remainder of this parcel. She explained that City Council
agreed to consider the density of the NCR site separately from any future development proposal
for the remainder of the parcel, agreeing to consider a maximum of three dwelling units per acre
or a total of 360 dwelling units on the remaining 120 acres based on the merits of the proposal.
She said this proposal is for the remaining 120 acres of the 140 -acre parcel.
Ms. Ray explained that a typical concept plan review includes a review by the Commission for
non - binding feedback on the initial proposal, which may be reviewed by City Council. She said
the next step would then be rezoning and preliminary development plan. She said Planning has
recommended that the applicant consider a two -step concept plan review with all the land use
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issues in the vicinity in addition to internal site issues. She stated that Planning recommended
that after an initial concept plan review the applicant return with more details such as
architectural themes and roadway character.
Ms. Ray reiterated that north of this site is the City of Dublin and farther south is the City of
Hilliard, but the transitional area between is land designated as future development within the
City of Columbus as part of the Draft Hayden Run Corridor Plan. She pointed out that the City
of Columbus recently received a rezoning application for the parcel on the east side of Avery
Road for a commercial retail development, despite being inconsistent with the office-oricnted
land uses designated in the draft plan. She said Columbus also plans to widen Avery Road,
which is currently a two -lane roadway, to a six -lane roadway. She added that a portion of the
Britton - Cosgray Connector has been constructed to the west of the CSX railroad, but it will
eventually cross either over or under the tracks, coming back to grade at Avery Road, and then
connecting to Britton Parkway farther east.
Ms. Ray said the site is located within the Southwest Area Plan of the Dublin Community Plan,
which identifies coordination of land uses as a major planning consideration for this area given
its location in a transitional area between Dublin, Columbus, and Hilliard. She said the Plan also
recommends that site development consider the preservation of the wooded areas that are present
on this property and a few adjacent lots. She explained the Plan also recommends balancing
higher and lower density residential developments.
Ms. Ray described the existing site, including the wooded areas and utility easements.
John Hardt asked if the easements currently contained utilities, or if they were for future use. Ms.
Ray confirmed that they contained existing utilities.
Ms. Ray explained that Avondale Boulevard will be constructed initially with the NCR
development to provide access to the site from Avery Road, and is planned to be continued
through the site. She said a future access point is proposed to the north up to Tuttle Crossing
Boulevard, and a stub road will allow future access to the west. She said that Avondale
Boulevard has the potential to become a signature entry into this neighborhood, but the applicant
will need to conduct a traffic study as part of the rezoning and preliminary development plan to
determine the improvements needed at the Avery Road intersection and ultimately the design of
that road to accommodate the number of units proposed.
Ms. Ray said Planning is concerned that the north/south connector road shown might be too
direct and may encourage speeding or cut - through traffic. She said Planning recommended
breaking up the roadway in that portion of the site to help slow traffic, but otherwise, the road
network will allow a great deal of connectivity among the different portions of the development.
Ms. Ray added that an extensive bicycle and pedestrian network is shown throughout the site,
but Planning recommends the provision of a bikepath along the railroad tracks for greater
regional bicycle connectivity and consistency with the Community Plan.
Ms. Ray noted that adjacent to the NCR site, the applicant is showing multiple - family residences
to assist with buffering the remainder of the site from the railroad tracks and the future roadway
to the south. She pointed out that multiple- family units are also shown north of Avondale
Boulevard to transition from the NCR site. She explained that smaller, single- family lots are
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September 2, 2010 — Meeting Minutes
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shown along the Triangle Woods and in the northeast comer of the site. She said that medium -
sized 55 -foot to 65 -foot lots are shown with larger lots south of Avondale Woods.
Ms. Ray explained that at this stage of the process, the applicant has not finalized their phasing
plans; however, the Fire Department has indicated that with Avondale Boulevard being
boulevarded as part of the NCR development, if the boulevard is extended west to the center
green, the Fire Department could serve all of the residential development south of Avondale
Woods. She stated that the northeast portion of the residential development would aced to have a
secondary access in order to be served. Ms. Ray said that Planning has suggested that the
applicant consider a potential secondary access east to provide secondary access to Avery Road
Ms. Ray said approximately 37 acres of open space have been provided, including the wooded
areas. She pointed out that the central green located at the terminus of the roadway into the site
has the potential to become a centerpiece for this development. She said the applicant was
proposing a recreation center in the central green for use by the entire development to help tie the
neighborhood together. She said that Planning has recommended that the applicant consider
providing on street parking around the central green and also to consider rear loading the lots
fronting the green to assist with creating a real pedestrian- oriented environment and help enclose
the central park space.
Ms. Ray said this proposal preserves many of the natural features on this site and is sensitive to
the development context. She said that it was Planning's opinion that the general site layout can
be conducive to the creation of a pedestrian- oriented neighborhood with some of the
modifications discussed in the Planning Report to meet the Land Use Principles. She said some
of Planning's suggestions have included creating pedestrian - oriented streets that break up the
north/south road to reduce traffic speeds, and including on street parking to help enhance the
pedestrian environment and to provide additional parking for this development.
Ms. Ray said while architecture has not been provided at this time, using consistent architectural
themes, materials, and potentially matching site amenities can help reinforce that this is a
connected, multi- generational neighborhood. She said recessed garages and/or rear loading units
as well as front porches and reduced side and front yard setbacks, particularly in front of the
center green space, and having sidewalks that connect the front doors to the sidewalks will assist
in meeting the Land Use Principles.
Ms. Ray said it was Planning's opinion that at this stage, the applicant is proceeding in the right
direction. She explained that Planning had suggested that the applicant approach this proposal in
terms of looking at the general land use, subarea distribution, and the street network, and to focus
on the external site constraints and internal site considerations before moving forward. She
stated that Planning recommended that this application return to the Commission for a second
concept plan review with more details.
Ms. Ray concluded that Planning had prepared discussion points for the Commission to provide
feedback:
1. Are the proposed land use relationships consistent with the Community Plan?
2. Are the land uses arranged in a manner that helps unify the site into well - related
neighborhoods?
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3. Are the proposed street and bikepath networkr conducive to internal circulation and the
creation of an interconnected, pedestrian- oriented development?
4. Since the timing of the Tuttle Crossing extension is unknown, and therefore a second
access point serving the site could be some time away, to what extent should the site be
developed without a second access point?
S. Should the units fronting the central green space be alley - loaded to eliminate driveways
and garages from fronting on the central green?
6. Should the units fronting the central green space be alley - loaded to eliminate driveways
and garages from fronting on the central green?
7. What design characteristics should be applied for the site to meet the Land Use
principles and justify three dwelling units per acre density?
Christopher Cline, Blaug and & Herbert Incorporated, representing the applicant, Homewood
Corporation, said that they feel their proposal responds very well to the Community Plan. He
said that the most unique aspect of this site and proposal is that it is truly a self- contained
neighborhood. He reiterated that the surrounding area could result in intensive commercial
development, creating a number of barriers for this site. He stated that they believe that the site
is well insulated from those influences and will not detract from the quality of their development.
He said these barriers will cause this development to be a neighborhood within itself. He said
this concept is for one neighborhood with a number of types of housing from rental multiple -
family units to owner - occupied multiple - family and single - family homes of different sizes. Mr.
Cline noted that this diversity will attract different types of people at different life stages.
Mr. Cline explained that they believe the village green will become a gathering place in the
center of the site, with a shared clubhouse and pool which will be an amenity owned by the
resident associations. He said the interlinked walking and bike trails will also contribute to the
neighborhood feel. Mr. Cline described this proposal as a walkable neighborhood where people
feel comfortable walking, with houses close to the street, and with front porches and walkways
that go directly to the front door. He said they would be producing all new housing products for
both the multiple - family and single- family units on the site.
Mr. Cline said the NCR project helps incorporate the multi - generational theme into this
neighborhood. He said the amount of interface with the NCR project is unknown at this time, but
it is going to have a presence. Mr. Cline explained their vision for this development as a multi -
generational neighborhood.
Mr. Cline addressed the issues raised specifically by Planning. He referred to the photograph
showing the surrounding land. He indicated that it would probably be seven years before they
would be ready to develop the northern portion of the development based on current market
conditions. He said they might consider using the 13 -acre parcel to the out currently in the City
of Columbus for a second access point required by the fire department at that point.
Mr. Cline referred to the suggestion in the Planning Report that the houses located around the
village green should not have driveways in the front, He said that would require a new housing
product with an alley, which is not common in Dublin or many other suburban developments;
however, they understood Planning's recommendation and desired the Commission's feedback.
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Ms. Amorose Groomes requested clarification regarding Planning's comment about the garages.
She asked if Planning did not want to see driveways around the central green at all, or if it was
just the garage doors that were the issue.
Ms. Ray explained that Planning recommended that the driveways be eliminated entirely, which
would eliminate sidewalk interruptions around the green and allow for on- street parking.
Mr. Cline said they could commit to doing that He said they had put together a product that will
fit on the lot that can work, but said that their preference was that only the homes that front on
the park would be alley - loaded. Mr. Cline added that they would like to avoid having parking
right in front of the houses, but would allow it around the central green.
Mr. Cline said the design characteristics are not being discussed tonight, but they were plannirug
to provide consistent architectural themes, a consistent color palette, and certain elements that
could be repeated throughout the development. He reiterated that they are designing a new
product for this project.
Mr. Cline said the northern residential area is shown with 50 -foot to 60 -foot lots. He said that
they probably would be asking the Commission for some flexibility on that part of the site as
they proceed to the preliminary development plan because it is harder to forecast what housing
product will make the most sense in that part of the site when they are ready to develop there.
Mr. Cline said regarding the bikepath along the railroad, they were not necessarily opposed to it,
but it may not go anywhere because it may run into a roadblock at the railroad and future
roadway. He said they think the road is going to go under the railroad tracks, but if it goes over
the tracks, the bikepath would not be able to pass through. He pointed out that whether or not the
bikepath would continue through or not is not in Dublin's control.
Linda Menerey, EMH &T, said when they began working on this site nine years ago, the large
sanitary and stormwater easements were not there yet, but they came to the point where they had
to commit and find a location given the development in Columbus to the east. She explained that
the AT &T easement could be moved with coordination. She said with the approval of NCR, that
stormwater needs to get into the storm system. She pointed out the two ponds on the east side of
the site with the sanitary sewer easement through them and explained that both were likely
necessary to accommodate stormwater on either side. She said NCR will have an easement that
needs to come along the small woods there. Ms. Menerey explained that they started with a 140 -
acre parcel, and after taking out NCR, the woods, easements, and other things, they were left
with little pieces to develop.
Ms. Menerey said that as this concept plan has evolved over the years, they have received a lot of
input. She recalled that they were initially dealing with conservation design, and provided plans
with more and less density, and then this plan has been through several renditions, but they were
all comfortable at this point.
Ms. Amorose Groomes asked if there was anyone in the audience who wished to speak with
respect to this application. [There was no one.]
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September 2,20 10 — Meeting Minutes
Pap 15 of 22
Richard Taylor thanked Planning for breaking this application into parts. He said handling it in
phases would make it easier for the Commission to deal with and to measure their progress. He
said he liked where the plan was headed He noted that when they went through the NCR
approval process, the Commission discussed the amount of traffic that Avondale Boulevard
would have to support. He recalled that they specifically discussed what would happen when the
entire parcel develops, and that is a subject that still needs to be addressed. Mr. Taylor said as
this development phases in, the traffic will increase. He asked about the NCR project's status.
Ms. Ray reported that NCR received their grant funding award this past summer and they intend
to proceed with filing the final development plan this fall.
Mr. Taylor asked about the character of the intersection planned at Avondale and Avery Road.
Ms. Ray said at this point, it would just have a stop sign for the NCR development. She said the
phased improvements for this development still needed to be determined but will likely include
signalization.
Mr. Taylor said assuming that Avery Road is not six lanes before either of these developments
happen, and assuming that NCR is in place and then the new project comes along, that is going
to become a significant intersection. He said he was glad to hear that a second access is going to
be considered as part of this proposal in the future.
Mr. Taylor said he liked the concept of the traditional small town that the applicant mentioned in
the narrative they submitted because the site is so hemmed in. He thought it would help give the
development an identity of its own, and that is a good thing. Mr. Taylor said typically in small
towns, the larger houses face the central green, and the houses get smaller as the village moves
farther from the center. He noted that is the opposite here, and he wondered if putting houses
with rear loading garages around the central green was something that would be more acceptable
on larger lots with larger homes as opposed to smaller lots. He said a garage size is not going to
change a whole lot from a bigger house to a smaller one, but it is going to occupy a much larger
percentage of the property on a smaller lot. He said as much as he liked the looks of houses with
rear loading garages from the front and as much as he agreed that it would help give the
appearance of walkability, people will still come and go from their cars in their garages, and 99
percent of the time, people will come down the alley, drive into their garage and enter their
houses that way. He said that this neighborhood will have to have something to pull people out
onto their front porches, potentially by doing something special with the bikepaths, wide
sidewalks, benches, and lots of things going on in the park.
Mr. Taylor said regarding the park, he was not crazy about the idea of putting the clubhouse and
the pool in the park. He said visually, it would become a barrier across the park itself and
prevents residents from seeing across that central area. He said it also becomes a very active and
noisy space, and may be very well -lit during the evening hours. He said a passive park would be
something that might be used more for many different things. Mr. Taylor suggested moving one
of the retention ponds to the central park, or at least provide a pond there, and relocate the
clubhouse and pool to where the ponds are now shown. He said another reason for this is that a
clubhouse and pool might be better at the edge to back up to future commercial uses than
parkland, which will involve an abrupt change from what may be the back of offices, parking,
and dumpsters.
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Mr. Taylor asked if the Avondale Woods Park would be a neighborhood or community park. Ms.
Ray said that she did not think that had been determined, but it will be dedicated to the City as
parkland.
Mr. Taylor said he would like to see that addressed. He mentioned Amberleigh Park, which is
technically a community park, but built in a neighborhood. He recalled heated discussions from
the neighbors at that time about bringing traffic into the neighborhood to access the park. He
thought it should be a community park, but he asked that it be made easily accessible without
having to drive through the neighborhood to get to it.
Amy Kramb said she did not like the idea of putting the clubhouse and pool in the central green
because when driving in, it would look like every other apartment community. She suggested it
be relocated to the far southwest corner. She said the green space should be open with benches
and maybe a fountain and be somewhere where children can play, because with smaller lots and
smaller yards, the central green can become their yard. Ms. Kramb said she liked the on- street
parking in that area, at least on the side of the street closest to the park. She said she would like
to see the far east bikepaths connected, and she pointed out that the bikepaths seemed to stop on
the main mad, and she thought there should be a wide sidewalk or bikepath the entire length of
the road. She agreed with Mr. Taylor about the park traffic not entering through the
neighborhood. Ms. Kramb said the rear - loaded garages were a great idea, but more details
would be needed as to where the driveways and garages would be located.
Ms. Kramb said her answers to Discussion Points 1, 2, and 3 were all "yes." She said when the
Tuttle Crossing Boulevard extension is complete; anyone entering the neighborhood coming off
I -270 is going to come from Tuttle Crossing Boulevard. She said it needs to be designed as a
primary road for this development and built to discourage speeding.
Warren Fishman said currently, there is nothing in the area, so it is important that this
development sets the right tone for the area. He said he was very interested in knowing what
materials are planned. He said there would be a huge difference in this community since it is
dense if it was built with vinyl siding and fiberboard trim versus stone, stucco, brick or masonry
materials. He thought that NCR was an asset, and if played on correctly, this could be a lovely
community. Mr. Fishman said this was Dublin's southern border and Columbus and Hilliard will
look at it closely. He agreed that the clubhouse and pool should not be located in central area.
Mr. Fishman referred to the City Council minutes which said they would consider a maximum of
three units per acre, and he noted that that was what is currently presented. He did not think
three units per acre were necessary. He said he was leery of 50 -foot and 60 -foot lots unless the
homes were high quality with stone, masonry, and high- quality landscaping. He pointed out that
condominiums do not necessarily stay condominiums, so he thought quality was critical.
Todd Zimmerman said regarding Discussion Point 1, that there is a section in the Community
Plan that talks about bringing people together at different ages in different housing types, and he
thought that because this site will be effectively land - locked; this is a good site for a multi -
generational housing development.
Mr. Zimmerman asked if the NCR project was meant to be part of this community or if it would
be totally separate. Ms. Ray said Planning had recommended that they take into consideration
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September 2, 2010 — Meeting Minutes
Page 17 of 22
some of the design characteristics of NCR and find ways to make connections. She said they also
discussed pedestrian connections between the two developments.
Mr. Zimmerman suggested finding a way for the NCR residents to use the community pool and
clubhouse. He said the connectivity of the streets and the bikeways were important because this
is going to be a clustered community.
Mr. Zimmerman referred to Discussion Point 4 regarding the second access point. He said he did
not think the focus should be on when the area to the north is developed, but a happy medium
needs to be reached.
Mr. Zimmerman said regarding the design characteristics, three dwelling units per acre is the
maximum density recommended by the Community Plan, and to get to that level, there has to be
real quality materials and architecture.
John Hardt said he agreed with the other Commissioners' comments. He thought this plan was
heading in the right direction as well. He said he thought the Planning Report was on the mark,
and he agreed that taking the clubhouse and pool out of the central green was a better option, but
he did not want to see it end up within any specific residential area because he did not want it to
feel like it `belonged' to that area. He thought it needed to land in one of the park spaces to
remain a community amenity. He agreed with the comments made about the secondary access
and said he was willing to allow the details to be resolved in the future when more is known
about what is going on to the east, as long as there is a commitment that that secondary entrance
will happen in some form or fashion.
Mr. Hardt said he had favorable opinions of all of the discussion points, with the exception of
Point 3, which he thought the answer was `yes.' He said what the roads and sidewalks are not all
that conducive to is external circulation. He said he realized that this will be a hemmed in
community and that there is nowhere to go to the west, and Dublin does not control what
happens on the east. He agreed that there is going to be significant commercial development to
the east along Avery Road, probably retail, but he said that there is no bigger shame than to live
two blocks away from a retail center and not be able to walk to it. Mr. Hardt said that some kind
of provision to get pedestrian access in that direction would be very well received. He felt the
same way about the land to the south.
Ms. Amorose Groomes said she would like to see the applicant come back with a materials
palette to earn the maximum three dwelling unit per acre density. She said the Commission has
held NCR to a very high standard, and she expects the same from this development. However,
she said she would like to hold the specific material palette discussion for the zoning
conversation regarding density. Ms. Amorose Groomes said the Commission would like to
communicate very clearly that the standard is going to be very high, particularly if they get to the
three -unit maximum density.
Ms. Amorose Groomes addressed the discussion points. She said she thought the land use is
completely appropriate. Ms. Amorose Groomes said in terms of the location of the pool and
clubhouse area, she was in full agreement with the other Commissioners. She referred to
Discussion Point 4 and said regarding the secondary access point, the reason she felt that the
Commission needed to know where it was going to be was because they had to decide what the
Avondale Woods Park is going to be before anyone moves into the development. Ms. Amorose
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Dublin Plamning and Zoning Commission
September 2, 2010 — Meeting Minutes
Page 18 of 22
Groomes said she felt it was vitally important to know what is going to happen with this park
prior to committing to anything on any portion of this parcel.
Ms. Amorose Groomes said she would like to see the units facing the central park be rear loaded,
but she has not yet seen a well -done alley. She said detached garages, as Ms. Kramb mentioned,
would be a great way to do that, but with the narrow lots, it will be virtually impossible to have a
rear - loaded garage with a driveway to the street. Ms. Amorose Groomes said she would be
interested in seeing the marketability of a home with a detached garage. She said they will have
to come up with a creative solution if the lots remain that narrow.
Ms. Amorose Groomes said she thought the design characteristics will have to be tremendous to
justify three dwelling units per acre. She was not particularly in favor of having two separate
ponds, but she understood why it was there. She said it was unfortunate to eat up that amount of
land with two ponds, but did not know if there were any creative solutions. She said she would
like to see some other options explored.
Ms. Amorose Groomes asked if the Commission had provided enough direction at this point.
Jim Lipnos, President of the Homewood Corporation, said they were willing to consider
everything that had been discussed. He said they did not come prepared to discuss architecture,
but they understood what the expectations were and will come prepared next time.
Ms. Amorose Groomes thanked everyone for their time and said she hoped to see the applicants
return with this proposal in the near future.
3. Multi446da1 Transportation
iu-v MV1 /hat inis tive Review
Jonathan P presented a project to on the Multi- Tra S dy that had been
going on or a little more than year and should be Aped of this year. He
Jonathan
red Kent, P;iden t Project for Public S ces: If you or cars and traQ4c,
you t cars and tra. I u plan for people places, you nd places. He he ought it was a great to to begin a Mul ' octal project beve great people t places in the Ci it was just a matter o getting people to ase places effi ' y
and in environmen y- friendly ways.
Mr. Papp expl ' ed that a multi study was a coo ' ated evaluation of
modes that lexist or may tntroduced into a ci o assure that they all ltwtation
on as one
system. H aid several plans y exist in Dublin have looked at dill it transportation
modes, o e of them being the unity Plan whi includes the Thoro fare Plan for the
autom ile and the Bikeway Ian for bike and p trian improZch'o Mr. Papp said other
s recently complet were the Alta Bi cle Facilities and the Parks and
R tion Master Plan. a said that the irate of this study is or refine all these plans.
e said this study als works from one of ' y Council's goals, to evaluate multiple
tra modes of nspo tion such as bik lanes and public tion as a possible
implementation future CiP projects.
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RECORD OF PROCEEDINGS Avondale Woods
E7.Abiip.q& Council -_- tYleetln
Avery Road
April 6, 2009 Page 4
Ordinance 13-09
Rezoning of Approximately 19.62 Acres, More or Less, Located on the West Side of
Avery Road, Approximately 4,000 Feet South of Rings Road, from R, Rural District,
to PUD, Planned Unit Development District. (National Church Residences at Avondale
Woods - Case 09 -0072)
Ms. Swisher stated that at the hearing on March 16, Council requested clarification
regarding the project's compliance with the Community Plan. The Homewood
Corporation, owner of the 140 acres of which the 20 -acre site is a part of, raised concerns
about the development potential of the remaining 120 acres. Homewood has requested
that Council consider the residual 120 acres at the Community Plan's maximum
recommended density of three dwelling units per acre.
As outlined in the staff report, at the Plan's recommended density of three dwelling units
per acre, this would result in a total of 420 dwelling units over the entire parcel. Excluding
the NCR development site results in 360 dwelling units on that residual 120 acres. The
effect of the three dwelling units per acre is that there are an additional 20 acres at three
units per acre, resulting in a total of 60 dwelling units net increase. The impact of this
requested density brings the density of the overall 140 acre parcel to four dwelling units
per acre. While the NCR project density would not separately comply with the Plan at Its
proposed density, Planning believes there are unique characteristics associated with this
development that justify this deviation:
• The Southwest Area Plan, as displayed, shows that it meets the general intent of
the Plan, with greater density shown in the southeastern quadrant - the location of
the NCR development.
• The Southwest Area Plan also includes a general note that additional senior
housing options and alternatives are recommended in appropriate locations.
• Senior housing typically generates lower volumes of traffic than typical multi - family
or single - family developments.
• Planning believes that this proposed land use would serve as a suitable land use
buffer between Avery Road and the development on the remainder of that parcel.
Planning therefore supports Council's consideration of maintaining the Community Plan's
maximum recommended density of three dwelling units per acre over the residual of that
acreage. However, because that acreage Is not part of this or any other rezoning proposal
at this time, any future development would be evaluated on Its merits, guided In part by the
Community Plan. Any action Council takes tonight regarding the NCR development would
be specific to that development. Approval does not commit or limit a future Commission to
a specific zoning action on the remainder of that parcel.
Mayor Chinnici - Zuercher stated that at the last meeting, it was reported that Homewood
Corporation would not sell the property to NCR, if the City did not agree to this pre - zoning
density issue. What is the status of the sale of the property?
Ms. Swisher's responded that she understands that NCR has moved forward with
obtaining a land option from the owner. This has apparently been worked out between the
parties.
Mayor Chinnici - Zuercher clarified that before Council tonight for rezoning is only the
acreage related to the NCR development - not the entire parcel owned by Homewood.
Ms. Swisher responded that is correct.
Mr. Foegler added that the one Item Homewood wanted clarification about was that by
approval of this rezoning, Council was not as a matter of policy incorporating an offset and
therefore a net reduction in the residual amount of housing left on the property. This has
been addressed In the staff report.
Vice Mayor Boring added that on the reverse side, approval of the NCR rezoning
application does not indicate to Homewood that the City is going to approve amending the
Community Plan to four dwelling units per acre density for this property.
Ms. Swisher confirmed that is correct.
Mayor Chinnici- Zuercher asked Ms. Swisher to review the NCR proposal for the site.
She reviewed the details of the development, as shared at the meeting of March 16.
• The 20 -acre site Is part of a 140 -acre parcel, as previously described. The site is
located 4,000 feet south of Rings Road, In the southernmost portion of the City.
10 -036CP
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Avondale Woods
5215 Avery Rd.
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RECORD OF PROCEEDINGS Avondale Woods
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meld 20
The City's corporation limits run along the site's eastern and southern boundaries,
with frontage on Avery Road. There are parcels within Washington Township as
well as the City of Columbus to the south and east of that development.
• The Community Plan specifies the overall parcel as mixed residential, low density
— three dwelling units over that entire 140 acre parcel, with objectives of providing
a mix of housing options and greater housing choices.
• There are a number of near future transportation improvements planned in this
area, Including the widening of Avery Road, extension of Tuttle Crossing, and a
Britton/Cosgray connector, currently under construction by the City of Columbus,
which will pass immediately to the south of this site.
• The Southwest Area Plan showed different densities of housing recommended for
the overall 140 acres.
• The proposed preliminary development plan includes a single -story community
center in the center of the site, fronted by two three -story residential buildings —
containing a total of 100 dwelling units.
• To the south of the main building is a % acre outdoor recreational area with a
variety of amenities.
• Around the perimeter of the site are 30 single -story cottage units, containing from
3 -4 dwelling units each. They are intended to act as a buffer to the three -story
building from future lower density residential developments to the north and west.
• She shared the proposed north and south elevations of the three -story buildings,
constructed primarily of brick and stone with some architectural detail and changes
to the roof and chimney lines. She a so shared east and west elevations of the
same building as viewed from Avery Road. There are three different styles of
cottages — all Intended to coordinate with the three -story buildings — and utilizing
brick and stone materials.
• The applicant has submitted a traffic Impact study which has recently been
approved by the City of Columbus, as this portion of Avery Road is within their
jurisdiction as we ;I as the City of Dublin's. It shows that turn lanes will be
necessary from both northbound and southbound directions.
• Access to the site is provided by a proposed connector roadway along the northern
boundary of the development. It consists of three lanes, tapering down to two, with
two access points into the development off of the roadway. An internal roadway
circulates throughout the site around a three -story building, with groups of parking
spaces located in offset groups for safety and maneuverability by the residents.
• The Community Plan recommends a Dublin model roadway character, which is
typical of mounding and varying bikepaths along that frontage. The applicant also
shows a dry creek bed detention system along that frontage, which will be more
naturalized.
• The applicant has provided approximately 3.85 acres of open space, counting the
% acre outdoor recreation area and the walking path and bikepath systems that
circulate throughout the site.
• This project is to develop within two phases, approximately within a year of each
other, depending upon funding. The eastern halves of the three -story buildings,
the community center and 15 northern cottages will be in Phase 1; the western
three -story buildings and remaining single -story buildings will be developed with
Phase 2.
Planning has evaluated this request based upon review criteria for a rezoning and
preliminary development plan. Approval with four conditions, as outlined in the report is
recommended.
Ms. Salay noted that in reviewing the minutes, she has questions about the group of five
parking spaces being eliminated. This parking would serve residents from the north side
who picnic in that area. Why did Planning Commission feel It was Important to eliminate
this parking?
Ms. Swisher responded that it was actually staffs suggestion, because all of the other
parking spaces are located off the main roadway throughout the development. That
creates a safer area for them in terms of backing out of spaces. With 60 spaces on the
north side, staff felt the five in this location could be eliminated.
Ms. Salay asked if there was a specific reason for the developer proposing the parking it
this location. 10 -036CP
Concept Plan
Avondale Woods
Avery Road
5215 Avery Rd.
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RECORD OF PROCEEDINGS Avondale Woods
Dublin City Coun cil_ 3U.ctIJIg Avery Road
April 6, 2009 Page 6
Het - --
Ms. Swisher responded that they desired more parking spaces closer to the outdoor
recreation area.
Ms. Salay stated that a Commissioner talked of putting trees and a tree canopy in the 20
feet of utility easement. In view of the City's Right Tree, Right Place program, she wants
to ensure that the developer selects the proper planting material for this location.
Ms. Swisher stated that staff made it clear that coordination with the utility company would
be important to ensure there would not be conflicts in the future.
Ms. Salay noted that the perimeter walking paths are a great addition. Will those be built
with Phase 1?
Ms. Swisher responded that the applicant has Indicated that all of the outdoor amenities
will be constructed with Phase 1.
Ms. Salay pointed out that Council needs to make an effort to meet regularly with Planning
& Zoning Commission. There was much discussion about this project not meeting
density, and the Commission felt It was problematic for the site. In a Council study
session, however, Council indicated their support of this project at a higher density than a
typical Dublin project because of the affordable senior housing it offered. For those
reason, Council felt it was appropriate to deviate from the Community Plan,
Ms. Salay asked how the Britton - Cosgray connector will cross the railroad tracks.
Ms. Swisher responded that it was originally to have been an overpass, but staff
understands that it is now to be an underpass.
Ms. Salay stated that this will be more aesthetically pleasing than an overpass.
Mr. Reiner noted that the information identified as 'Supplemental Information regarding
Proposed Uses' is not part of the proposed text. Is there any reason for this?
Ms. Swisher responded that staff merely wanted to include the information. The applicant
had submitted the Information to staff as part of the text, but staff felt it did not fit in the
zoning text. Staff felt it would be helpful for P&Z and Council to have the information to
explain how NCR plans to operate.
Mr. Reiner thanked the applicant, staff, and the P&Z Commission for working together to
create a beautiful project Is there any other information to share about how the facility will
operate? Is there any food service offered in the facility?
Ms. Swisher responded that there is not a commercial kitchen involved. The applicant can
expand on this.
Jim Baugh and Matt McClure. Nation1l Church Residences addressed Council.
Mr. Baugh indicated that the property is operated as independent living, mufti- family
apartments with an affordability component and restricted to seniors 62 and over. There
are no meal services provided. Typically, their properties are served by Meals on Wheels
or food brought in by other volunteer groups. The community center has two components,
serving as a center for the residents and an adult daycare for the community at large.
Mr. Reiner asked how applicants are selected for admittance to the facility.
Mr. Baugh responded that in the first phase, 80 of the 100 units are income restricted.
The restrictions are prescribed by the low income housing tax credit program. The
restrictions are both income and rent restricted. A typical set aside for income would be
60 percent of the area median income. That would be the primary screening mechanism.
This level would vary by community.
The tax credit program is the primary funding mechanism. It is an equity program,
administered by the IRS and promulgated by the state. The Ohio Housing Finance
Agency administers the program In Ohio.
Mr. Reiner asked if there is any set aside for Dublin residents or for military veterans.
Mr. Baugh responded there is not such a set aside at this property.
Ms. Salay stated that when the City group toured other NCR projects in relation to the
potential Dublin project, they talked of how the advertising is done in the community. They
cannot set aside properties for Dublin residents, but they advertise the opening within the
area at senior centers within this geographic area. Typically, a high percentage of
10 -036CP
Concept Plan
Avondale Woods
5215 Avery Rd.
F�at
ezoningt
April 6, 2009 rage
2 0
residents moving into these neighborhoods are from the immediate area, close to their
own homes.
Mr. Baugh responded that they have found that most seniors don't want to live more than
five miles away from their current residence for reasons of proximity to doctors, family,
places of business. NCR wants to lease the property as quickly as possible, and will
advertise in the local area.
Mr. Reiner asked what the estimated rents for this property will be, based upon the
median income in the area.
Mr. McClure stated the two- bedroom units will be in the $900 range for the market rent.
The tax credit rent is close to that as well.
Mr. Gerber added that this Is a fantastic project. Several proposed developments have
been submitted for this site previously. This Is a needed product in Dublin. He is aware
that there Is a group in that area very interested In this project, and he Is hopeful that any
applications they submit will be given full consideration.
Wallace Maurer, 7451 Dublin Road asked if there are any "greening" principles or
mandates applicable to an enterprise of this type. He understands the City is gearing up
to implementing such greening initiatives into the Code.
Mayor Chinn ici-Zuercher responded that there are other projects, such as IGS, where staff
is working with the developer to ensure LEED certification. In general, the focus is more
on commercial projects to become LEED certified. Such certification generally Increases
costs for the developer. For this type of housing product, Council would support
reasonable efforts toward this goal which would not substantially increase the costs.
Ms. Salay added that there has not been discussion of the City requiring buildings to be
LEED certified, but developers are encouraged to do so.
Vote on the Ordinance: Mr. Relner, yes; Mr. Keenan, yes; Vice Mayor Boring, yes; Mayor
Chinnici- Zuercher, yes; Mr. Gerber, yes; Ms. Salay, yes.
Mayor Chinnici - Zuercher noted that Council is looking forward to working with NCR as
they develop this project in Dublin.
Ordinance 1409
Changing the a of Wichita Street to Chita Drive in the City ubHn, Ohio.
Mr. Hamm math reported that there I o additional information t are regarding this
propos change. Staff recomme approval.
I o asked how the na ichita" was selected.
Ms. Salay responded th a street Znames. Run Meadows subdivial
there are many natty merican stre Vote on th : Ms. Salay, r. Keenan, yes yor C hinnici-
Zuercher s; Vice Mayor Boring, y .
OyKnance 15.09
Changing the Name of D y Street to North Street ginning at High Street
Terminating at a Poi pproximately 245 Feet of High Street in the of
Dublin,( hio.
Mr. Hammers stated that staff recomm s adoption at this time.
Vote on th di Vice Mayor Bo , yes; Mr. Keenan, yes; einer, yes; Mr:
Gerber ; Ms. Salay, yes; Mayor n lcl Zuercher, yes.
Petitioning the Boa of County Commission of Franklin County, Oht Adjust
the Boundary L s of Perry Township In er to Exclude That Tarr Which, as
a Result of exation, NEdina Lies witht a Corporate Boundari of the City of
Dublin, Declaring an ergen . Request to dispense wi ublic hearing)
Mr. K an introduced the -
M mith stated that this prov for an adjustm: of the wnship boundary in orde
I this property in Was gton Township. This a owilup to the annexation approved by Council o ebruary 16. The intent ave service provided b 10 -036CP
Concept Plan
Avondale Woods
5215 Avery Rd.
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/Preliminary Plat
Avondale Woods
Avery Road
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RECORD OF PROCEEDINGS Avondale Woods
_ MitrWcs►f Dyplln. City Copncll Meting Avery Road
March 16, 2009
Page 4
}fiel 20
Ordinance 12 -09
Authorizing the City pager to Enter into an ass Easement Agree "fit with
Swickard Enterprl s, Inc. Granting Rights Access to Swickard a he City
of Dublin over rtatn Properties Owne Each of the Parties N r the
Inters and Woe - Temple Road.
Ms. Sala troducinance. Mr. S stated the M dpal Pool South was b , the City purchased a
of entry from t to allow the City access the land. There have
n numerous dei the Swickard Enterpri desire to have a curb on
Avery to their propuse the City won't a e to provide this curb cu a City
is providing such ae City access roa .
Ms. Salay stqW that she spoke with Mr ammeramith about this tier earlier
tonight. is also the access point the community pool, a90 1 many pedestrians
5emrn ative d bi 1es use this area. She h concerns with this sery as the access point for
roperty located on the co r, which will be develop In the future. Perhaps arrangement s d be pursued to provld edestrian and vehicular x,
to the pool, and perhap ut access to the Swioka property further to the t.
Perhaps something be agreed upon to Se ate the two properties. ons who
are accessing th 01 are cognizant of pegg Dian and bicycle traffic, those
accessing a re mixed use on the oth property would not hav at level of
attention t e pool - related traffic.
' Mr. !th suggested that he a Mr. Hammersmith rev! some of the options an
ort back to Council by o prior to the second r ing.
Vice Mayor Boring n d that the point is well 1 en, but when the road built, was
there no consid on given to access fort property?
Mr. Hammers h responded that he w of Involved In the desl of Woemer-
Temple. 11 research this In the rds. Based on where access point Is laid
out an a medlan break, he bell es It was intended to be shared access,
reg ass of whether there d be a future pool or ho a Swidcard property
Id be developed. It we of known at that time th a pool would be located the
property.
Mayor Chinnid -Z or stated that the pro sed legislation Indicates prohibition for
large vehicles equipment using this a s. What would it then used for?
Mr. Hamm mith responded that th tent Is that it not be use or construction
access the Swickard property.
Mayor Boring asked w compensation has bee id to the Swickards to e
Mr. Smith responded th ey were paid $4,200 fo to five years ago, be n an
appraisal fora tem ry right of entry at the N
Vice Mayor Borin fated that it appears Sw' rd now wants the acts back.
Mr. Smith res ded that if she is sugge g that Swicke should w pay the City,
those nego ' tions were not successf . Because they cannot h e a curb cut on
Woeme ample and cannot have a on Avery, staff felt thl as the only feasible
will be a second rya6ing/public hearing at thg dCpril 6 Council meeting.
Ordinance 13 -09
Rezoning of Approximately 19.62 Acres, More or Less, Located on the West Side
of Avery Road, Approximately 4,000 Feet South of Rings Road, from R, Rural
District, to PUD, Planned Unit Development District. (National Church Residences
at Avondale Woods — Case 09 -007Z)
Ms. Salay introduced the ordinance.
Ms. Swisher stated that is a request for zoning and preliminary development plan
approval for 19.62 acres, including a 17 -acre development site and 2.62 acres of
dedicated right -of -way from R, Rural District to PUD, Planned Unit Development
10 -036CP
Concept Plan
Avondale Woods
5215 Avery Rd.
12- 084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
RECORD OF PROCEEDINGS Avondale Woods
Minut S>f Dublin Cit r Councll _ MftniTj Avery Road
I March 16, 2009 Page 5
i,I�eM 0
District. The proposed rezoning would allow a 200 -unit senior housing development
and a one -story community center. The National Church Residences organization
came before Council at the June 19, 2008 study session, where they discussed with
Council their desire to locate a facility in Dublin. With support from Council, they
worked with staff to identify potential sites. Ultimately, a concept plan application was
flied and reviewed by P&Z in December of 2008. After incorporation of the comments
from P&Z, the applicants have refiled for a rezoning /preliminary development plan,
which was recommended for approval by P&Z on March 5, 2009 with five conditions
as outlined in the memo.
• The site is located on the southeastern comer of the southernmost parcel in the
City of Dublin. The city limits run along the development site on the southern
and eastern property lines.
• The Community Plan specifies mixed residential, low density, which is intended
to provide a mix of housing options for individuals of all ages. It recommends a
density of three dwelling units per acre over the entire 140 -acre parcel.
• The site is also identified in the Southwest Area Plan. Various bubbles on the
Plan Indicate different residential densities of land use. The higher density
portion is located In the southern portion of that parcel, which is approximately
where the NCR development Is located. The lower density is located to the
north and west of that area.
• The proposed rezoning would permit a single -story community center in the
center of the site, with two three -story residential buildings on the north and
south sides of that center. Both buildings would contain a total of 100 dwelling
units. A three - fourths acre outdoor recreation area Is located to the south of
the community center. A total of 30 single -story cottages are located around
the perimeter of the sites and contain the remaining 100 dwelling units for the
development.
• Access to the site is provided from a proposed public roadway called Avondale
Boulevard. It is a three -lane roadway tapering to two lanes.
• A traffic impact study has been submitted which will be finalized prior to final
development plan approval.
• Two access points into the site are proposed from Avondale Boulevard, with a
roadway that circulates throughout the site. Groups of parking spaces are
located in offset groups off of the internal roadway.
• The applicant proposes providing a total of 23 percent open space for this
development. Code would generally require 25 percent open space, but
Council is permitted to allow a text with less that 25 percent. Based on the type
of development and the quality of the open space, with amenities and walking
path provided throughout the site, Planning's opinion is that the amount of open
space is sufficient.
• The development would take place In two phases, with the eastern halves of
the three -story buildings and the entire community center developing in the first
phase as well as the northern 15 cottages. The remaining cottage units and
western halves of the three -story buildings would be built in the second phase.
All roadway improvements would be done with the first phase of the
development.
Based on the P &Z's comments, the applicant has revised the architectural concepts
for the development, recognizing the gateway location of this development. They
have incorporated high quality materials and architectural elements.
Planning has evaluated this proposal based upon review criteria for rezonings and
preliminary development plans, and recommends approval with the five conditions at
the second reading.
Mr. Langworthy added that subsequent to the P&Z review, the property owner has
come forward to NCR and indicated to them that they have an issue with the way the
density for the property is being calculated. It is the property owner's understanding
that these roughly 20 acres would be excluded from the density calculation for the
entire site. When the P &Z reviewed this rezoning application and Planning presentf
their recommendations, they looked to the Community Plan for guidance regarding
density. The Community Plan for this entire area reflects a density of three dwelling
10 -036CP
Concept Plan
Avondale Woods
5215 Avery Rd.
12- 084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
RECORD OF PROCEEDINGS Avondale Woods
.111
A_mUrLQ�it CoUncll
letting
Avery Road
lReid_—
March 16, 2009 Page 6
20
units per acre, an increase from the 1997 Plan which reflected two units per acre.
Homewood is asking for Council's consideration that the subject 20 acres be excluded
from the three units per acre designation so that their remaining 120 acres of the 140
acre parcel would meet the three units per acre density. If the 20 acres at this
proposed density were included in the overall property calculation, it would bump up
the density for the 140 acres to four units per acre, which would not be consistent with
the Community Plan. He noted that there Is adequate time to work this issue out with
NCR and Homewood prior to the second reading. After Council's input, staff would
come back with a proposal that will attempt to be generally in compliance with the
Community Plan, but will carve out these 20 acres to treat it as a separate piece of
property.
Discussion followed regarding clarification of how the density calculations were done
for the entire 140 acres owned by Homewood and how It would be impacted by
allowing removal of these 20 acres from the calculation.
Mr Lecklider stated that his assumption with the Community Plan in this area is that it
was not contemplated that a segment of this property would be utilized for this
population group. The senior housing would likely have fewer trips associated with it,
resulting in less traffic impact.
Mr Langworthy responds that is actually contemplated in the plan. The Homewood
plan at first submittal called for higher density in the southern portion and lower density
in the northern part. This project is essentia;ly in line with that pattern, so the area
plan did contemplate this. The density looked at was for the entire 140 acres — not
just for this 20 acres. There are 12 units per acre in the p ;ece highlighted on the map
In red, and it drives up the density on the rest by one unit per acre. In total, It would
add 60 units to the remainder of the Homewood project.
Mr. Keenan asked what is planned for the remainder of the Homewood land.
Mr. Langworthy stated that there is no proposal submitted at this time.
Mr. Keenan stated that the reason for allowing this level of density for NCR was to
create some affordable housing for that segment of the community.
Mr. Lecklider asked about the traffic modeling, and whether It can be adjusted for this
type of use.
Mr. Langworthy responded that an additional 60 units over this area of property would
not likely result in a significant traffic increase, but he deferred to Mr. Hammersmith.
Vice Mayor Boring stated that the additional units could impact the number of students
generated for the schools.
Mr. Langworthy agreed. The anticipation is that most of the units in the remaining
portion would be single family.
Mr. Gerber recalled a previous proposal for this parcel. What density level was
proposed?
Mr. Langworthy responded that it included 270 units over 140 acres — approximately
two units per acre. It met the 1997 Community Plan density guidelines.
Ms. Salay asked how this complies with the intent of the Community Plan.
Mr. Langworthy responded if the density is spread over the entire 140 acres, it would
meet the Community Plan densities. Homewood is asking for these 20 acres to be
excluded from the calculation.
Mr. Gerber asked how this impacts the agreement with NCR.
Mr. Langworthy responded that from what staff has been told, Homewood would not
sell the property to NCR if this land is not excluded from the overall density calculation.
Mayor Chinnici- Zuercher stated that this would therefore prevent the City from
providing another type of alternative senior housing for residents.
10 -036C P
Concept Plan
Avondale Woods
5215 Avery Rd.
12- 084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
RECORD OF PROCEEDINGS Avondale Woods
min=fif-
Meeting. Avery Road
March 16, 2009
Page 7
Mr. Langworthy stated that in fairness to Homewood representatives, who are present
tonight, they did not understand how the density would be calculated. They indicated
that they had believed that Dublin would pull these 20 acres out and treat it separately,
due to the nature of the project.
Mr. Keenan asked Mr. Foegler to comment.
Mr. Foegler stated that it is worth noting that because there Is no rezoning application
submitted for the residual of this parent tract, there is no way for Council to confirm
what that density will be when it is brought in for rezoning. What is being sought at
this time is a sense that Council will view conformity with the Plan as being three units
per acre over the residual tract, in addition to the rights established for these 20 acres.
If Council would like staff to examine the basis for the density of the Plan and consider
such factors as traffic and compatibility of adjacent uses, In order to see if there is a
rationale for carving out this higher density, that can be done. This research could be
done between now and the second reading.
Ms. Salay responded that she would find this analysis helpful, as well as Information
about how to memorialize what is agreed upon going forward.
Mr. Langworthy responded that staff will bring forward some text to be included in the
minutes that would justify a departure from the Community Plan. It is Council's policy
decision of whether or not to accept that deviation. It would be important to do so to
avoid having future requests to take other portions of the site out of the 140 acres for
separate density calculations.
Mayor Chinnici- Zuercher requested that staff review the traffic patterns carefully, In
view of the high density areas of Columbus directly to the west.
Mr. Langworthy responded that they are aware of this, and have been In
communication with the City of Columbus traffic department. The traffic study Is still
under review by both communities. The preliminary finding Is that there will be left turn
lanes needed on Avery. There are some differences In the City of Columbus and
Dublin's future expansion plans for Avery Road. However, staff anticipates the
communities can work this out prior to future improvements.
Mr. Keenan stated that Council will need to have this kind of information for future
planning purposes.
Vice Mayor Boring stated that, at a minimum, there should be a compromise.
Mr. Langworthy stated that he has requested that Homewood be patient and allow
time for this discussion to occur. What NCR needs at this point is discussion
regarding their project and Council's views, absent this separate issue.
Mr. Reiner stated that the site plan is excellent and could likely be used for some other
sites as well.
Mr. Langworthy responded that there may be a need to postpone this ordinance until
the April 20 Council meeting to allow staff to work on these details.
Vice Mayor Boring asked if there is another site available that could accommodate the
NCR project.
Mr. Langworthy responded that NCR representatives are present to address this. He
understands that there is a deadline for grant submittal for this site which is of
Immediate concern.
Mayor Chinnici- Zuercher invited the applicant to testify,
tutatt McClure. National Church Residences. 2335 North 'Bank Drive. Columbus II
thanked Council for their consideration of this project. He understands that it is
Council's desire to have this type of housing available in Dublin for seniors. One point 1
to consider Is that the density for these types of projects is often higher for various
reasons. Primarily, these campuses contain three -story buildings and cottages
surrounding a community center, and all activities In this community feed from this 10 -036CP
Concept Plan
Avondale Woods
5215 Avery Rd.
12- 084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
RECORD OF PROCEEDINGS Avondale Woods
Dublla council Meer;n Avery Road
March 16, 2009
Page 8
Held - - -• - -2 0
center. To meet the three units per acre would require a much larger site and would
not lend itself to the tight campus deslred.
Ms. Salay stated that Council had understood at the outset that this project would
have higher density, and they are supportive. Council's disappointment is with the
seller of the land. Council is not being critical of NCR's project whatsoever.
Mr. McClure responded that his point is that Council should consider the density of
their 17 acres. Objectively, he feels that Homewood is being asked to reduce the
available units on their remaining property, and thereby to somewhat subsidize the
NCR project's higher density.
There will be a second reading/public hearing at the April 6 Council meeting.
Ordinance 14.09
Changing the a of Wichita Street t ichita Drive in the Cit Dublin, Ohio.
Mr. Gerber oduced the ordinance.
Mr. Ha ersmith stated this is a sekeeping item brough staffs attention by the
Fra n County Auditor's offl here appears to some crepancy in the suffix of
" rest" and "drive" with thl adway, located north o ara Hill Drive. Staff has
contacted the nine aff residents to make the aware of this change, a as
heard no feedback taffs understanding is tl he residents have use Ichita
Drive" as their Tess over the years. St therefore recommends mal adoption of
the ordinan at the April 6 Council m mg.
Mr. Le er asked if staff believe esidents will have adeq time to respond to
this e.
tonight's meeting IVKe best opportunity to
this change to the neig rhood.
Vice Mayor Boring ad her concern with the apping software availabl nd how
such changes communicated to them.
Mr. Hamme ith responded this is a od question. Staff has n ad much success
in conta g MapQuest regarding se changes. This same -ton occurred with
Hos ' Drive versus Perimet oop Road. Overtime, a apping is updated
ugh GIS at the county 1 el, MapQuest and others I incorporate the new
There will be a�cond reading /public hearer at the April 6 Council
0 r din a 15 -09 te r°
Ch P . the Name of Dart to North Street BegiJ ping at High Street a
rW
rminating at a Point A 245 Feet We$t of High Street In
Mr. Gerber lntrodu d the ordinance.
the C of
Dublin, Ohlo.
r ,
Mr. Hammers stated that in an effort to, implement improved wa ing In Historic
Dublin, an aking easier navigation fortilsitors, staff has recog the confusion
regard Darby Street. The street a6ually begins at Bridge , between the vet
h I and the "BriHi" project., ends north, making a 9 egree turn at the libra
head east, intersecting w.!W`High Street. This resul n two intersections -
Bridge /Darby and Bridg�ligh. Staff is proposing aming the small piece arby
Street between High Street and in front of the ( ry to North Street, con ent with
North Street on,ihi east side of High Stree here are no addresses this portion of
Darby Stree ego it would not require an angel in addressing. -'
I �r.ter noted that at the co r of Bridge and High, thKoject under constru n
d "BriHi." Is the bui g to be called, " "BriHi ?" at is the intent?
Mr. Hammersmith respo ed that " "BriHi" is the na of the privately -own 10 - 036CP
within the Stonehen project Concept Plan
Mayor Chinn - uercher followed up, no g that the sign on I- indicates, Avondale Woods
_ „�� II r,_.�_. " 5215 Avery Rd.
12- 084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
Avondale Woods
Avery Road
CrfY OF DUBLIN.
5900 SNa ftp Rod
hOn, No 49016.1236
PW*: 614410-400
Fu: 61441W47
Wes sip rren►.delk. km
PLANNING AND ZONING COMMISSION
RECORD OF ACTION
NOVEMBER 18, 2004
The Planning and Zoning Commission took the following action at this meeting:
4. Rezoning 03 -139Z — Avondale Woods of Dublin — 5215 Avery Road
Location: 139.65 acres on the west side of Avery Road, 2,000 feet south of Rings Road.
Existing Zoning: R -113, Limited Suburban Residential District (Washington township).
Request: Review and approval of a rezoning to PUD, Planned Unit . Development
District, under the provisions of Section 153.053.
Proposed Use: A mixed -use residential development consisting of 190 single- family
lots, 63 attached condominium units, and 49 acres of open space (35 percent).
Applicant: Homewood Corporation, clo J. C. Hanks, 750 Northlawn Drive, Columbus,
Ohio 43214; represented by Christopher Cline, Blaugrund, Herbert, & .Martin, 5455
Rings Road, Suite 500, Dublin, Ohio 43017.
Staff Contact: Mark Zuppo, Jr., Planner.
Contact Information: Phone: (614) 410 -4654 or E -mail: mzuppo@dublin.oh.us.
MOTION: To table this Rezoning application.
* Christopher Cline agreed to the tabling of this case.
VOTE: 6-0.
RESULT: This Rezoning application was tabled so that the outstanding issues such as traffic,
access, site layout, stonmwater and text clarifications, as outlined in the staff report, can be
addressed by the applicant.
08 -100 CP
Concept Plan
National Church Residence
5215 Avery Road
Dublin Planning and Zoning Commission
Minutes — November 18, 2004
Page 11
X . Gerber said the red a little too i
. but there w Mama with the
wanted to see mo f a burgundy color '
than what was posed tonight.
12- 084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
Avondale Woods
na. He said the ivory ed good, the blue Avery Road
and rust colors. a said the Commi ' ners
red and the green uld be about 2%s s s darker
Ms. Bo said when this case came in as a preWEary, there was a ni sweeping Kroger
scrip "K", and when the design came in, were big, bold b k letters used. She
7 s ' that had made a duff ce.
Mr. Hale said this is actually called " oger Marketplace." a thought they wool o back
to the original ping script Kroger s' . He said he wan o come back in a mo to try to
make the Co ' sion happy with sign illumination an Tors.
Ms. Re's /olors match the awning ors and the colors p sed tonight do not
do
. Gerbeto table this Development P1 with respect to the ge only. Mr. ded them on, and the vote w follows: Mr. Me eo, yes;
Mr. Spragyes; oring, yes; Mr. erman, yes; and Mr rber, yes.
(Tabled 6_
ber said this case w d be seen again in J uary. He said the ligift demonstration wad
and he appreciated it
4. Rezoning 03 -139Z — Avondale Woods of Dublin — 5215 Avery Road
Dann Bird said staff requested that this rezoning case be tabled. He said staff met with the
applicant today to discuss refinements to the development, and as a result of the discussion, staff
requests that the case be tabled so that the applicant and staff can work through refinements and
opportunities to the development.
Christopher Cline, representing the applicant agreed to a tabling.
Rick Gerber said a tabling was a great solution at this point. He made the motion to table this
Rezoning application.
Mr. Zimmerman seconded the motion, and the vote was as follows: Mr. Messineo, yes; Mr.
Sprague, yes; Ms. Reiss, yes; Ms. Boring, yes; Mr. Zimmerman, yes; and Mr. Gerber, yes.
(Tabled 6 -0.)
5. mal Development — 04- 143FDP — ' erslde Woods — H oad
.Gerber swore ' use who wished in regards to 's case. There /wno
discussion or q ' ns from either the Co 'oners or the au ' nce.
Rich Towle, a applicants'
Mr. GerW made the motion
uality and characte
arc , and enmin
represe 've, agreed to the pions as listed
to pprove this Final D lopment Plan bee
of the land consiste with accepted
it preserves the
principles, it comp ' s with the final der 10- 036C1P
Concept Alan
Avondale Woods
5215 Avery Rd.
12- 084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
Avondale Woods
Avery Road
PLANNING AND ZONING COMMISSION
71 RECORD OF ACTION
MARCH 4, 2004
CITY OF DUBLIN -
Dirision of Planning
5800 Shier -IOngs goad
Duhho, Ohio 43016 -1236
PhoneMD: 614A104600
For: 614.4104147
Web Site: www.dubfi oh.us
The Planning and Zoning Commission took the following action at this meeting:
5. Informal 03 -139I — Avondale Woods of Dublin — 5215 Avery Road
Location: 139.65 acres on the west side of Avery Road, 2,000 feet south of Rings Road.
Existing Zoning: R -1B, Limited Suburban Residential District (Washington Township).
Request: Informal review of development options, as required by Resolution 48 -03
regarding conservation design techniques, for a proposed PLR, Planned Low Density
Residential District, subdivision under the provisions of Section 153.051.
Proposed Use: The following two residential development options are proposed for
general discussion:
1) Option 1 : A mixed -use, residential development consisting of 197 single -
family lots, 81 attached condominium units, and 44 acres of open space
(31.5 percent).
2) Option 2 : A residential development consisting of 278 single - family lots,
and 69.8 acres of open space (50 percent).
Applicant: J.C. Hanks, Homewood Corporation, 750 Northlawn Drive, Columbus, Ohio
43214; represented by Christopher Cline, Blaugrund, Herbert, & Martin, 5455 Rings
Road, Suite 500, Dublin, Ohio 43017.
Staff Contact: Mark Zuppo, Jr., Planner.
MOTION: That this site is not conducive to Conservation Design.
VOTE: 5 -1.
RESULT: After much discussion, the Commissioners decided that this site was not conducive
to Conservation Design. Four of the Commissioners preferred the plans submitted December
2002 to these plans and all agreed the density should be lowered.
STAFF CERTIFICATION
Frank A. Ciarochi
Acting Planning P*
10 -036CP
Concept Plan
Avondale Woods
5215 Avery Rd.
Dublin Planning and Zoning Commission
Minutes — March 4, 2004
Page 23
Mr. G er agreed, but said o because of the
12- 084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
Avondale Woods
lAe Commission shoudreview it Avery Road
Gunderman clarifi that if changes to the ode had been ; dote o consolidate the P with the PUD, this w d not be before the C ission. Mr. Gr Iderstood.
Mr. Saneholtz de a motion to appro this revised develop t plan because it co rms to
the existing area J text and co m 'es with the PCD prov' ons of Section 153.05 , providing
for the ex ion and update of a ccessful Dublin busin s with seven condition .
1) Th vehicular display be ' bited on the propos path and be noted as ch on all plans,
ject to staff approval-
That no colored lease a used for any lighti on site;
That the propos odifications comply 'th applicable Sto ater Regulations, to e
satisfaction of City Engineer;
4) That revised ans be submitted if a and door is required, 'ect to staff approv -
5) That pro sed new signage be ubmitted that is dire onal in nature, sub' t to staff
approv ;
6) Th relocated trees be re ced on an inch -per -i basis if they die five years,
.ect to staff approval; d
7 at the applicant uti ' e a rock that is more a etically suitable, sub' ct to staff approval. ,
Mr. Gerber second the motion. Mr. Cli agreed to the conditi s as listed above. Th ote
was as follows: r. Messineo, yes; Ms eiss, yes; Ms. Borin es; Mr. Zimmerman, ; Mr.
Saneholtz, ye and Mr. Gerber, yes. pproved 6 -0.)
4. oning/Revised Pre ary Development an 03 -045Z — NE had PUD Retail,
ubareas SA and 513 _ oger Center — Sa '11 Road
Gerber noted thi as a very large ap cation. He said a mmission meeting w
scheduled for Marc 18, but there are no lications currently a to review. Inste of
canceling the me ng, it made sense to h this case then.
Ben W. Hp*, Jr., representing th pplicant, agreed to r uest a tabling in ord to hear this
applicaf in its entirety at the ext meeting. He sai ey were ready to go onight and that
they Id not change an in the next two wee .
Gerber made a mo ' to table this case an ade a motion. Ms. ss seconded the motio
and the vote was as lows: Mr. Messineo es; Mr. Saneholtz, ye . Zimmerman, yes s.
Reiss, yes; and . Gerber, yes. [Ms. Bo ' g had left the room to porarily.] (Tabled 5 -0
5. Informal 03 -139I — Avondale Woods of Dublin — 5215 Avery Road
Mr. Gerber said this is an informal review of development options in order to address the
objectives of the recently enacted Conservation Design Resolution. The discussion will be
limited to thirty minutes.
Mark Zuppo said the applicant has filed for a rezoning application to request a change in zoning
to PLR, Planned Low Density Residential District, but wanted to discuss the issue of
10 -036CP
Concept Plan
Avondale Woods
5215 Avery Rd.
Dublin Planning and Zoning Commission 12- 084Z /PDP /PP
Minutes — March 4, 2004 Rezoning /Preliminary Development Plan /Preliminary Plat
Page 24 Avondale Woods
Conservation design prior to moving forward with the application. He said the Commission, on Avery Road
December 12, 2002, heard an informal proposal for this site on December 12, 2002.
The site is a peninsula at the southernmost portion of Dublin, west of Avery Road. It has
approximately 4,000 feet south of Rings Road, and is surrounded by the City of Columbus on
three sides. He said the site currently has Washington Township R -1B, Restricted Suburban
Residential District zoning. Parcels within Dublin to the north are also zoned R1 -B. The
existing CSX railroad track has approximately eight to ten trains per day passing through the site.
There is a 25 -acre woodland in the northwest corner of the site and a four -acre triangular woods
in the southwestem portion.
According to draft plans for the Hayden Run Corridor, office developments will abut this
development on both the west and east sides of Avery Road. Several Traditional Neighborhood
Development zoning classifications are to the southeast and southwest. Directly to the south is
the location for the overpass of the future Britton - Cosgray connector.
Ms. Boring inquired about the densities of the Traditional Neighborhood designations. Mr.
Zuppo said approximately six dwelling units per acre.
tion 1:
Mr. Zuppo showed a slide of Option 1, which included 197 single - family lots located north of
the 81 attached condominium units (three units per building). He said Avondale Commons, the
single - family portion of the site, is noted as Avondale Village on the site plan. It has
approximately 44 acres of openspace, mostly woodlands on the northwest comer (28.5 acres) as
well as four acres, and a small swale in the southeastern portion of the site.
He said the main access will be on Avery Road, and future access to Tuttle Crossing when it
extends through, will be to the north. A retention pond is proposed in the east central portion of
the site along with other small ponds in the condominium unit development.
tion 2:
Option 2 includes fifty percent openspace (69.8 acres). This option provides more openspace
and a few more view sheds through the site. The main north -south boulevard will go through the
site, abutting the woods. Homes along an east -west drive will back up to the woods.
Mr. Zuppo showed slides of the area for the two proposed options. He said staff did not have a
recommendation on this informal application, but does believe the applicant has been amenable
to staff's suggestions and would like feedback from the Commission to move forward.
Mr. Gerber said it was the Commission's role to determine if this site warrants a conservation
development approach. He noted that this case began at 6:45 p.m. and so it will continue until
7:15 p.m.
Christopher T. Cline, Jr., representing the applicant, said he hoped tonight they would get a
positive or negative answer on whether this site is appropriate for conservation design.
Mr. Cline said the site has been owned by Homewood since 1993. They were ready to file an
application in 2003, and staff asked them to wait because of events with Columbus. They filed
10 -036CP
Concept Plan
Avondale Woods
5215 Avery Rd.
Dublin Planning and Zoning Commission 12- 084Z /PDP /PP
Minutes — March 4, 2004 Rezoning /Preliminary Development Plan /Preliminary Plat
Page 25 Avondale Woods
Avery Road
this application on November 2, 2003, so they predated the Conservation Resolution by six
weeks. He said there is a legitimate question as to whether it applies to this site. He said the
Resolution just states that it will apply to "new" subdivisions. Nothing was said about
grandfathering.
Mr. Cline said they had a big investment in time and resources in the original plan (Option 1),
which is the one they preferred. However, he said that they completed conservation design as
requested. He said preserving the woods significantly constrains the planning, particularly for
conservation options. They set that as a priority because it is clear the City wants the woodlot
preserved. They hope to develop a higher quality subdivision on this site with 75- to 95 -foot
lots. The homes are proposed to be 2,400 to 3,200 square feet in area. They would like to set the
tone in this area before development commences in Columbus. Mr. Cline said conservation
design does not apply to every project. For the sites and densities that it works for, it seems to
plan itself.
Linda Menerey presented options that were submitted at the December 2002 hearing for this site.
She said planning cannot be done in a vacuum, and everything must be considered as Mr. Arendt
makes clear.
Ms. Menerey said when looking at property, locational context needs to be understood. The
objectives of the developer and the City must be integrated into a plan. She said the reality here
is that there will be 2,700 units to the west at six units per acre (17 percent openspace). Most of
the openspace is contained along the Hayden Run, the high - pressure gas line easement, and
along the railroad tracks.
She said Dublin's Community Plan suggests 1 to 2 dwelling units per acre. Their biggest issue is
when they look at everything happening around the site, it was hard to look at a conservation
development in the true sense and figure what they are supposed to be doing.
Ms. Menerey said this parcel has one of the largest woodlands in the Southwest area. Keeping it
as a feature of this development poses issues because conservation principles encourage
providing greenspace throughout. The whole concept is to provide an integrated openspace
network. Unless they develop the woods, they are stuck with 28 acres in the corner and seven
acres remaining elsewhere on the site. Ms. Menerey said Dublin wants to protect the rural
character. The applicant is attempting to do some of that by saving the woods, keeping the large
openspace corridor along Avery Road, and preserving natural features.
An objective of diversifying housing choices is very clear. The plan submitted in November
showed two different kinds of housing. The typical lot size is 75 to 95 -feet and the other
product, which is a three -unit building, is designed to offer a different price point/life style in the
marketplace. Ms. Menerey said this plan has around 31 percent openspace.
She said in terms of integration, it is not necessarily all or nothing. While the plan is not 100
percent conservation design, it is not a standard subdivision plan. She said they did not believe
that was necessarily the right solution. They would like to think there is a better solution that
incorporates some of the conservation design objectives the City would like. Ms. Menerey said
they did not think 100 percent conservation was the right way to go with everything that is
happening in the surrounding area.
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Page 26 Avondale Woods
Avery Road
Ms. Menerey said Option 2 provides a combination of 50 by 110 -foot lots and the other more
"typical" lots. She said in order to get the 50 percent openspace and keep the woodlot, that
shapes the lot sizes and product types. They also worked with staff in terms of road connections
and some of the impacts with Avery Road. She said they had modified both plans in terms of
entry points along Avery Road.
Al Berthold, Alfred Edwin Berthold Architect, said they considered a multi - family product.
They thought about the massing and scale of the buildings and worked back to the interior
design. He presented a small model of a building. He said they thought about putting three units
in a building to provide a mix that included a ranch, a story -and -a half, and a traditional two -
story in the middle. The garage locations can be varied, and stone was selected as a major
material.
Ms. Menerey said the multi - family is generally located along the railroad.
Mr. Cline said over the past ten years the need to incorporate different demographics into the
same developments has been discussed. He said the condos were intended to appeal to three
different markets. Mr. Cline said in the remaining six minutes he wanted to hear from the
Commissioners.
Ms. Reiss thought a good job was done in preserving the woods. Because the site is flat, it is
important to have proper stormwater management. More ponds would be great. She was
leaning toward the conservation approach (Option 2). The smaller lots are okay, and a good job
has been done providing setbacks off Avery Road. She wondered about the Tuttle extension and
suggested the last row of houses be eliminated. A buffer is also needed along the railroad tracks
where the woods and detention will be. She understood the site is surrounded by higher density
and leaned towards lower density because of traffic impacts.
Mr. Gerber said this was the third time he has seen this project. He did not think conservation
options fit here. He thought the December 2002 plan was more appropriate.
Ms. Boring did not like any of the previous layouts. She agreed with Mr. Gerber that
conservation design does not work because of the woods. She would like to see more frontage
on the woods and thought the diversity in the multi- family was great. She would encourage a
density of 1.5 du/ac and see what other things could be incorporated. Two dwelling units per
acre was too high.
Mr. Messineo said 2.0 du/ac seemed to be more of a medium density and he did not like the
condos on this site. He did not think conservation design was applicable, and he liked previous
layouts better.
Mr. Zimmerman said conservation design did not fit the site, and he wanted to see the woods
preserved. He liked the design of the condos, but would prefer a residential subdivision. Ms.
Boring asked what was not "residential" about the condos. Mr. Zimmerman said he looked at it
as multi - family on single - family lots. He said the previous layouts were more attractive.
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Dublin Planning and Zoning Commission 12- 084Z /PDP /PP
Minutes — March 4, 2004 Rezoning /Preliminary Development Plan /Preliminary Plat
Page 27 Avondale Woods
Mr. Saneholtz said Option 1 with the condos was appealing to him, but he would eliminate 22 Avery Road
lots along the railroad for openspace. That would provide a density of 1.8 du/ac. He liked that
there was nothing against the woods on the east side. He said the previous design layout with no
units against the railroad was more appealing to him..
Mr. Gerber announced the time allotted had expired. He asked that the layouts be better
identified for the record.
Ms. Menerey said the PLR design was what the Commission referred to as Option 1. The
conservation development is Option 2. Discussion about the previous three layouts were for
Options A, B. and C.
Mr. Cline counted four Commissioners that did not think conservation design would work.
Mr. Gerber added that the majority thought the 2002 proposals were better than these presented
tonight.
Ms. Menerey added that there is a sanitary sewer easement running east -west through the site
and per the City Engineer's office, that must go in a front yard.
Ms. Readler suggested that a motion be made to recommend that the site is not suitable for
conservation design.
Mr. Gerber made a motion that this site is not conducive to conservation design. Mr.
Zimmerman seconded the motion, and the vote was as follows: Ms. Reiss, no; Mr. Saneholtz,
yes; Ms. Boring, yes; Mr. Gerber, yes; Mr. Zimmerman, yes; and Mr. Messineo, yes. (Motion
Approved 5 -1.)
The meeting was adjourned at 9:55 p.m.
Respectfully submitted,
Ct�l,l�
Libby arley
///
Administrative Assistant
Planning Division
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PLANNING AND ZONING COMMISSION Avery Road
RECORD OF ACTION
DECEMBER 12, 2002
XITY OF DUBLIN
Division of Pl=ft
5800 shier --mw Road
Dublin, Ohio 43016 -1236
PhoneADD: 614410.4600
Fax: 614 - 1616566
Web Site: ww.d Whoh.us
The Planning and Zoning Commission took the following action at this meeting:
1. Informal Review 02- 139INF — 5215 Avery Road
Location: Approximately 130 acres located on the west side of Avery Road, about 4,100
feet south of Rings Road.
Existing Zoning: R -1B, Limited Suburban District (Washington Township
classification).
Request: Informal review and feedback for a proposed residential development and
openspace.
Proposed Use: A new residential development.
Applicant: Homewood Corporation, c% John C. Hanks, 750 Northlawn Drive,
Columbus, Ohio 43214.
Staff Contact: Barbara M. Clarke, Planning Director.
RESULT: Three different residential plans were presented, all having nearly two units per acre,
with parkland exceeding requirements. The Commissioners were concerned about preservation
of the barn and wooded area, park access, buffering along the railroad tracks, lowering the
density, and providing alternatives to single - family homes. No vote was taken on this informal
review.
STAFF CERTIFICATION
A, L D&aa-_
Barbara M. Clarke
Planning Director
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Dublin Planning and Zoning Commission
Minutes —December 12, 2002
Page 3
Boring said her co m was that the i
/fised in a specific m er, and it now seer
to revert back and ants to know if there i
12- 084Z /PDP /PP
Rezoning /Preliminary Development Plan /Preliminary Plat
A ondale Woods
7ear ssion was led to be ' e the site was goin be Avery Road
that it will not. a Commission wo like it
some way to do
Mr. Sprague aid perhaps the site sji6uld be rezoned to thyfO, Suburban
M;. G suggested a mo : To ask City Co c to revisit the ' ed final developm
pl action ' n
for National fury Financial S 'ces (Revised Fin Development Plan
RFDP — Muirfield uare (6025 -6189 orial Drive) by the ommission, and to plore
any opti ons to set ii ide which were av ' able to the City. Ritchie revised his otion to
include that wor g. Ms. Boring sec ed the revised moti The vote was as ows: Mr.
Messineo, yes Saneholtz, yes; . Sprague, yes; Mr. enman, yes; Mr. ber, yes; Ms.
Boring, yes• d Mr. Ritchie, yes. otion approved 7- .
1. Informal Review 02- 139INF — 5215 Avery Road
Bobbie Clarke said there are no rules for an informal review, except that it can last no more than
30 minutes. Its purpose is to present a new proposal the Commission, and then for the
Commission to give feedback to the applicant.
This site is fairly isolated from other development. She said the developer has proposed three
possible scenarios for the residential development. The site is the southernmost property in
Dublin, located west of Avery Road. A railroad track runs diagonally on its west edge. It is flat,
open farmland and still carries Washington Township R -1B zoning.
Ms. Clarke said the City of Hilliard wants a Hayden Run Road "bypass," and its general
alignment is somewhere very near the southern property line of this site. She showed a
PowerPoint presentation. An aerial photo showed a major woodlot in the northwest comer of the
site and one along the railroad tracks. She said the proposals show parkland along the front
section. These options all have nearly two units per acre, with different amounts of parkland.
Option A is all single - family lots with varying widths, and all of the wooded areas are parkland.
Option B integrates a second type of housing with the same parkland. Cluster housing is along
the railroad tracks. Option C is a more standard - Dublin layout, and has less park. All show one
access from Avery Road and stub streets to the north and west. She said another consideration is
the Tuttle Crossing extension from Avery Road to Cosgray Road. There is no alignment even
under study as yet. Ms. Clarke said all three proposals exceed Dublin's parkland requirement.
J.C. Hanks, Homewood Corporation, asked for feedback. He said this site is basically a
peninsula. Tuttle Crossing Boulevard will someday cross to the north and isolate it. It could be
considered a transition area. On the other side of the train tracks, Dominion Homes projects
1,500 units in the City of Columbus. Nearby uses include a high- density mobile home park and
a driving range. The most important factor is the stand of trees.
Linda Menerey, landscape architect for Homewood, said 30 acres of this 139 -acre site is a
diverse woodlot in the northwest corner of the parcel. The site is bounded on three sides by
current or future City of Columbus ground. The transition is a trailer park to the north. There is
also one to the south that impacts less. The driving range is illuminated at night, and to the west
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Avondale Woods
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Dublin Planning and Zoning Commission
Minutes — December 12, 2002 12- 084Z /PDP /PP
Page 4 Rezoning /Preliminary Development Plan /Preliminary Plat
Avondale Woods
is an active railroad track. Her drawings showed the planned development for M/I and Avery Road
Dominion homes in Columbus at 6.5 and 7.5 units per acre. They need to develop a critical mass
of housing with an Avery Road identity. She demonstrated the different jurisdictions on an
aerial map. This site has the best woodlot in the area. Species include three kinds of oak,
basswood, and elm. Homewood wanted plans preserving the woods and Landmark trees.
Ms. Menerey said Plan A is primarily a 75 -foot, 10,000 -square foot lot subdivision. It does not
meet the Code's diversity requirements, but it saves 32 acres of woods as parkland. The plans
maintain a 200 -foot setback that is not included in the park calculation. The park requirement is
roughly 17.5 acres based on the unit count. In Plan B, the trees remain as well. They introduced
an 80 -unit project at five units per acre. It may be a townhouse or ranch product, and the overall
density will be two units per acre. Plan C is 75 -foot lots and meets the diversity code, but it has
18 acres of park. A tree survey will determine which part of the woods will be developed. Ms.
Menerey said Homewood prefers Plan A, but they would like the Commission's feedback.
Ted Saneholtz said the option "B" was most effective. The demographics require housing
alternatives to single - family homes, especially as the population ages. He said the cluster of
homes and/or condominiums of a one level design would be attractive.
Mr. Ritchie said he is familiar with the Columbus proposals, and he is concerned how they will
all fit together. How does this relate to the other developments around it? He dislikes the higher
density development having to access through the lesser density area. He is concerned about
everyone having either visual or physical access to the woods.
Mr. Ritchie asked if the development along the Avery Road frontage is viable and will it be
maintained. Ms. Menerey said there are a few large single -family lots on the west side of Avery.
Mr. Gerber said he likes Plan `B" for the same reasons stated by Mr. Saneholtz. He is concerned
that there is only one entrance, in terms of safety and services. He said active railroad tracks are
noisy, and noise abatement may be needed. He was unsure about water and sewer availability.
Ms. Menerey said they thought the cluster housing along the tracks would be a buffer, and it
would permit a larger setback than a single - family layout.
Mr. Sprague said he likes all options, he said they all have strengths and some weaknesses. He
said "A" seems to offer the most advantages, but he likes the diversity and creativity in "B ". He
said "B" may minimize the exposure to the track. They have to be concerned with diversity of
housing and adequate housing. He thinks they have a good start, but there is work to be done.
Ms. Clarke said the staff had informed her that there are 8 to 10 trains per day on that stretch of
railroad tracks, and the maximum speed is 50 mph.
Mr. Zimmerman said the train whistle blew at every crossing. He can hear it from his house.
Mr. Hanks said they will be looking at that very carefully, to address it properly.
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Minutes — December 12, 2002 12- 084Z /PDP /PP
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Ms. Boring said people will see the railroad before they move there, and they will make their Avery Road
own decisions. She is concerned about the owners versus the renters. Several neighborhoods are
experiencing problems with a number of rental homes, and a general lack of maintenance.
Mr. Hanks said this will not be a rental community; it will be a fee simple purchase community.
Ms. Boring said she did 'not like any of the three plans. The parks are for everyone in Dublin,
not just those nearest to it. Neighbors sometimes think the woods are theirs. Park areas should
not be closed off by the backs of houses. She said traffic calming should be incorporated into the
design, and this seems too linear to keep the speed of traffic down.
Mr. Hanks said he had not talked with the Hilliard School District.
Mr. Zimmerman said the barn looked rough. Staff should check into the feasibility of keeping it.
He said the area is flat, and the noise echoes. He thought having only one entrance was a safety
issue. He noted the Community Plan calls for a density of 1 -2 units per acre, but the planning
should start at one unit per acre, not at 1.92 per acre. Mr. Hanks said he understood.
Mr. Messineo thought the Dublin lot diversity requirements should also be included in Plan A.
Ms. Menery said the lot diversity would require developing part of the woods or reducing the
density. Mr. Hicks said the plans presented are economically feasible. Mr. Messineo
encouraged using a lower density plan. He was concerned about Plan B that shows multi- family,
or lower priced units against the railroad tracks.
Ms. Menery said economics and site characteristics, such as the railroad tracks and being
surrounded by Columbus, make a one unit per acre proposal unlikely. The next plans will
probably be in the "high ones." She repeated the positive comments. They can create another
entrance, work on the diversity, relocate the attached units, create a buffer along the tracks, etc.
Mr. Hanks thanked the Commission for the direction and input.
2. Revised F' PA Development Pla 2- 121RFDP — Ll ellyn Farms PUD 555 Frantz
Road - erican Cancer Soc — Signage
Chad Gi on pre sented this ised final develop t plan for a repl ment sign using
Power mt. The subject site ' on the northwest c er of Parkcenter A nue and Frantz Roa
wi . the office section o e Llewellyn F LTD. The 28,000 s foot building is a
s' of 3.1 acres. The s' is oriented toward rantz Road.
Mr. Gibson said a existing sign is 6' ' tall and 24 sq eet in area. A repl ement sign
face was in in August withou permit. Because background of the gn face is not
opaque, it es not meet Code. de permits a m of three colors, the existing sign
has four olors (red, white, bl , and light blue). C e sections violated Sections 153.158E
(opac ) and 153.158C (n r of colors). He ted that the site is z ed PUD, which allo
th ommission to use i 'scretion in the f evelopment plan to from the Code, ong
the proposal is con i ent with the overall ea and the approv an.
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Concept Plan
Avondale Woods
5215 Avery Rd.