The Planning & Zoning Commission took the following action at their March 13, 2014 meeting
The Commission reviewed and provided non-binding feedback on a Concept Plan application for a potential new subdivision with approximately 284 single-family lots, 58 acres of open space and associated site improvements on 168 acres.
A large number of adjacent residents provided comments of concerns regarding this proposal on loss of green space, school overcrowding, and increased traffic and congestion.
The Commissioners complimented the residents for their initiative, coordinated efforts, professionalism and preparedness for this public meeting.
The Commission discussed whether the proposed land use is appropriate and some agreed that given the current zoning allowing single-family residential as a permitted use, a Planned Unit Development governing the site would be preferred to development under the existing standard district zoning. Other Commissioners felt that the site is best used as a golf course.
Regarding the proposed project density of 1.7 units per acre, the Commissioners suggested the applicant lower the density to be more in line with the lower end of the adjacent neighborhood densities.
The Commissioners commented that the relationship of development areas to surrounding uses need to take the adjacency of existing schools into account and provide buffers to shield light and noise as much as possible. Some Commissioners suggested the applicant incorporate direct routes to school into the proposal not just from the site but also from the adjacent neighborhoods and contemplate the needs of the neighborhood serving services. Other suggestions included incorporating more diverse housing into the plan.
The Commissioners suggested that the applicant provide more open space and more usable open space, and create a natural open space along the Avery Road frontage.
The Commission suggested the applicant take the comments from the residents and work with them to address as many of their concerns as possible.
The application can be viewed online at: http://dublinohiousa.gov/pzc/13-114
Application Process and terms can be found at: http://dublinohiousa.gov/planning/development-application
Riviera Club Concept Plan
On November 8, 2103, the Planning Department received concept plan application for the Riviera Club. The site is the 168 acres of the Riviera Golf Club, bounded by Avery Road to the east. Planning and Engineering staff have met with the applicant to discuss the review process and required information at the different development stages.
The Riviera Golf Club is located at 8205 Avery Road on 165 acres of land with approximately 2,020 feet of frontage on Avery Road. The site is comprised of three parcels, divided along county boundaries, with 93 acres in Franklin County, 66.6 acres in Union County, and 5.7 acres in Delaware County. Existing zoning for this site is split along the Franklin/Union County line. Parcels in Franklin and Delaware Counties are zoned R-1 (Restricted Suburban Residential District); the parcel in Union County is zoned R (Rural District).
- The site is bordered to the south by the Celtic Estates and Belvedere subdivisions.
- Muirfield Village is east across Avery Road.
- Grizzell Middle School and Deer Run Elementary School are to the north.
- Single family and multiple family sections of Tartan West are to the northwest.
- A series of large lot single family homes are to the west, accessed from Hyland-Croy Road (only one of these homes shares a property line with the golf course).
- Dublin Jerome High School is located to the southwest.
- The proposal is for a single-family residential development with approximately 284 lots. The concept plan does not show individual lot lines but rather pods of residential development. Number of lots at this stage are approximate.
- A proposal for 284 lots on 168 acres results in a density of 1.7 units to the acre. By comparison, the surrounding Shannon Glen, Belvedere and Tartan West developments range in density from 1.5 to 1.83 units per acre. Surrounding Density Map
- The concept plan includes 58 acres of open space or 35% of the site.
- The main access point is proposed off Avery Road in the center of the site.
- Secondary connectivity is proposed via Tantalus Drive and Timble Falls Drive to the south within the Belvedere subdivision and Firenza Place to the west through Tartan West to Hyland Croy Road.
- The plan shows several pockets of development, labelled Zones A through E, and each zone includes a certain type of single-family lot, differentiated by lot widths. Zones A through C include 75-85-foot lots and Zones D and E include 100-foot lots.
Section 153.050 of the Zoning Code contains regulations for the establishment of a Planned Unit Development. The concept plan is the first stage in the creation of a PUD and is intended to outline the basic scope, character and nature of a proposed project. The review is to provide input in the formative stages of design prior to the applicant submitting an application for a Planned Development District zoning amendment. The applicant may request review and feedback from City Council in addition to the Planning and Zoning Commission prior to preparing a rezoning with preliminary development plan. No discussions, opinions, or suggestions provided on any aspect of the concept plan shall bind the applicant, or the City, or be relied upon by the applicant to indicate subsequent approval or disapproval by the City. The application can be viewed online at: http://dublinohiousa.gov/pzc/13-114/
Staff has indicated to the applicant that the review process for the concept plan will proceed following the applicant’s meetings with the various neighborhood associations present in the area. Once these meetings have taken place, comments from the associations will be forwarded to the Planning and Zoning Commission for consideration during their review.
Internal staff review is currently taking place and the application will likely be forwarded to the Planning and Zoning Commission for their March 13th, 2014 meeting. Adjacent residents within the notification boundary will be notified.
Following the review of the concept plan by the Commission, the applicant has the option of presenting the concept plan to Council for its review, as provided in the Zoning Code. After the concept plan review stage, a rezoning with preliminary plan application may be submitted by the applicant for review by the Planning and Zoning Commission and City Council. A preliminary plat will likely also be submitted and reviewed concurrent with the rezoning process.
The site has been designated a couple of different uses during the past several years. The 1997 Community Plan showed the Riviera site with a residential land use classification with 1 to 2 units per acre. Adjacent residential developments approved during the effect of the 1997 Community Plan provided for connectivity through the site with roads stubbing to Riviera as part of the Belvedere and Tartan West neighborhoods.
The current City of Dublin Community Plan shows the site with a Future Land Use designation of Parks and Open Space, which includes private golf courses. Land used for public or privately owned parks and recreational uses, or lands that are to be preserved in a natural state. This classification may include portions of private lands that have been identified for open space preservation as part of future development projects, but not necessarily targeted for public dedication or acquisition. This land use designation was given to the Riviera site as requested by the land owner in 2005 as part of the 2007 Community Plan update. It was carried forward without changes in the current Community Plan.
Frequently Asked Questions
Having 284 homes built on this property will create a lot of traffic? How will Avery Road and other area streets and intersections, such as Brand Road be affected?
The proposed Riviera Club development will likely have impacts on adjacent roadways and intersections. This is the reason that the developer, as part of the rezoning with preliminary development plan application, is required to prepare a Traffic Impact Study (TIS) for City review and approval. Once staff reviews the TIS, the City will have a better understanding of what the impacts will be and what the developer will need to do to mitigate any impacts on the surrounding transportation network.
What about pedestrians walking on or crossing Avery Road?
There are shared use paths along Brand Road from Avery Road to Hyland-Croy Road and along the west side of Avery Road from north of Glick Road to south of Brand Road. The City will evaluate a roundabout at the Avery Road/Brand Road intersection this year that will include pedestrian facilities. At the proposed entrance from this neighborhood along Avery Road, the City will evaluate whether a pedestrian crossing is needed across Avery Road. The City will continue to evaluate enhanced pedestrian treatments at other locations as the project progresses and will require treatments as necessary.
Will traffic cut-through adjacent neighborhoods?
If approved, there may be some traffic from the proposed Riviera Club development onto adjacent neighborhood streets, but as those routes provide a circuitous route to Brand Road, Avery Road, or Hyland-Croy Road, it is unlikely that there will be much traffic diversion through existing neighborhoods. The concept plans show a total of 4 connection points to the City’s existing roadway system. This will efficiently disperse traffic across the available network so that no single route is overburdened. The new connections will also provide the opportunity for existing residents to route through the new neighborhood to reach their destinations.
Why doesn’t the City buy this property and make it a park?
In general, City policy views parkland as very important amenity for residents, however this land would not rank very high on a priority scale for acquisition. The City requires each residential development to dedicate land for the use as open space and the open space focus for this site would be on the stream corridors, connections to existing open space around the golf course, tree preservation, and preservation of any other high quality natural features. The concept plan application includes 58 acres of open space, which is 35% of the site.
Criteria used in considering the purchase of additional parkland include stream corridor and riparian protection, natural features preservation and the land required to provide important links to existing or anticipated destinations. To meet these objectives it is often not required to purchase all of a given property, including that which is subject to development. The City has a long, positive history of working with developers to secure the areas of a development to meet these open space and recreation objectives.
Other criterion that is used in considering the purchase of parkland is needed land for organized recreational activities. The City does not anticipate expansion of organized recreation programs in this part of the city that would require additional land.
Will this development cause the trees on this property to be removed?
The concept plan focuses development areas away from stream corridors and existing water features. Given the number of trees planted as part of the development of the golf course, it is likely that the proposal will necessitate some removal of trees. The City’s tree preservation and replacement ordinance require that trees larger than 6 inches in diameter that are in fair and good condition be replaced inch-for-inch on-site.
Will the City be changing the Community Plan to help this development be approved?
The Future Land Use Map in the Community Plan identifies this site as ‘Parks/Open Space,’ which includes private golf courses. As part of a concept plan review, staff will analyze the proposal in terms of adherence to the Community Plan. There is currently no process outlined in the Zoning Code to consider an amendment to the Future Land Use Map. In general, if a rezoning request is approved that permits a land use that is different from the Community Plan, at some point an amendment to the Future Land Use Map should be forthcoming.
During the 2007 Community Plan update, the initial land use assumption was for the Riviera Country Club to potentially redevelop for residential use at a density of about 1.5 dwelling units per acre. Through the Plan’s public review process, City Council elected to identify this site as Parks/Open Space. Prior to the 2007 Plan, the 1997 Future Land Use Map identified the west half of the site as future Metro Park and the east half as ‘Residential – Medium Density’ [1-2 dwelling units per acre].
Is the City capable of providing adequate public services to this project, including water, sewer, and police protection?
Public Water Service: A 12-inch water line exists on the east side of Avery Road. This will be the main connection point for this development to obtain public water service. Looping of the water line system will be accomplished along any new streets as well as connecting to the existing 8-inch water lines in the adjacent subdivisions. This connectivity will provide adequate public water service for development of this property without adverse effects to existing users on the system.
Public Sanitary Sewer: The North Fork Indian Run sanitary trunk sewer exists along the southern and western boundaries of this property. This 18-inch sewer line was installed to provide service to land to the northwest of this site as part of the development of the Tartan West subdivision. When the extension was made in 2003, an analysis was performed that indicated capacity issues downstream in the trunk sewer with full build-out considered for the land in northwest Dublin. This analysis assumed that this property would remain as a golf course.
Due to the proposed change in use of this property from golf course to single family housing, the impact of this change on the City’s trunk sewer will need to be studied. The developer has engaged EMH&T to perform this sanitary sewer modeling. Engineering worked with EMH&T on the sewer to be modeled and with data collection. The developer’s team analyzed the existing conditions, the capacity of the sewer at a build-out scenario that matches the current Community Plan, and an alternative that includes this property as a single family development. This effort demonstrated the impact of the development on the trunk sewer. The original deficiency remained. The applicant has informed staff that their Engineering group is working on solutions to address the deficiency.
Stormwater Management: The development will be required to follow Chapter 53, the Stormwater Regulations. The existing ponds on the property could be used for this if enough investigation is done and the correct modifications are implemented to demonstrate compliance.
The tributary for the North Fork of Indian Run provides ample outlet opportunities for managing the stormwater on this property. The latest FEMA maps show that this tributary has a 100-year floodplain bisecting the site. Adherence to the requirements of Chapter 151 is required for this area. At the northern side of the site, an area that is outside of the FEMA designated floodplain, along one of the streams, will need to follow the Stream Corridor Protection Zone (SCPZ) regulations in Chapter 53. Existing developments in this area have arranged their lot layouts to avoid any new lots being created in the designated floodplains. This minimizes the need for flood insurance requirements for future residents.
Will the construction of this development cause my taxes to go up?
There are three components that make up a property tax bill:
- The various tax rates which are requested by taxing authorities, such as school districts, park districts, townships, and cities and approved by the voters;
- The assessed value of the property; and
- Any special assessment, if applicable.
The county auditor is responsible for determining the fair market value of all properties within the county. The assessed value of the property, which is 35% of the fair market value, is then used as a basis in calculating the property taxes.
Property taxes increase when one of the three aforementioned components are impacted in such a way that would result in higher taxes. For example, if voters approved additional levies from a taxing authority, property taxes may increase. If assessed value of a property, as determined by the county auditor, has increased, property taxes may increase. And finally, if a special assessment is placed on a property for items such as street lighting or weed assessments, property taxes may increase.
Additional information is available from the Franklin County Auditor’s Office at www.franklincountyauditor.com or via phone at 614.525.4663
Will the construction of this development have a negative effect on my property values?
Given that the fair market value of all properties within the County are determined by the County Auditor, it is not possible for the City of Dublin to determine what impact, if any, the construction of this development will have on surrounding properties.