Avery Crossing concept draws sustained neighborhood opposition over density and traffic

Casto’s Avery Crossing concept plan, presented to the Dublin Planning & Zoning Commission, proposes a 127‑acre mixed‑use neighborhood southwest of Rings Road and Avery Road that includes single‑family homes, townhomes, multifamily apartments, commercial nodes and a network of open‑space ponds.

Gary O’Grocki of Dimmit Architects and Drew Russell of Edge summarized changes since the April submission: the applicant said it reduced overall density in some areas, increased open space, and refined an open‑space framework that includes seven distinct park areas connected by a hierarchy of pedestrian routes meant to link into the city’s larger trail network.

Commissioners asked technical questions about future road alignments (including the Tunnel/Tuttle Crossing Boulevard extension), utilities and whether a traffic‑impact study would be required at the preliminary development plan phase. Staff said a traffic study would be needed if the project advances to rezoning and PDP stages.

The bulk of the meeting was taken by public comment. More than two dozen residents from Ballantrae, Kramer's Crossing, Balintree and other nearby neighborhoods voiced consistent concerns: they said the plan concentrates too much multifamily housing near Rings Road, does not respect the “country‑lane” character of Rings, and will overload intersections and local streets used as cut‑throughs. Several speakers urged a rethinking of apartment and multifamily placement, said the southwest quadrant should include a destination park as envisioned in Envision Dublin, and sought stronger buffering and integration of the existing Ponderosa Mobile Home Park.

“It's too congested — there are too many units,” one resident said, asking the commission to retain the lower densities shown in earlier iterations. Several Ponderosa residents said rising lot fees and recent operator charges made them worried they would be priced out as the area redevelops.

Commissioners acknowledged that the applicant reduced units and increased open space in response to prior feedback but said the proposal still feels too intense in places. They asked the applicant to return with clearer transitions from Rings Road single‑family neighborhoods to higher‑density blocks, more thoughtful distribution of open space (rather than concentrating ponds in one corner), and a transportation plan that explains how the development will avoid overloading Rings Road.

The commission did not vote; instead members offered detailed, nonbinding guidance and asked Casto to continue community outreach and refine the plan to better match the area plan’s character while preserving walkability and open‑space connectivity.

Next steps outlined by staff include required traffic and utilities studies at the PDP stage and continued neighborhood engagement before any rezoning or subdivision applications would be scheduled.