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Home My WebLink About117-98 OrdinanceRECORD OF ORDINANCES Dayton Legal Blank Co. Form No. 30043 117- 98 Ordinance No._ Passed_________________________________ An ordinance providing for a change in zoning for 2.674 acres located at ~' the northwest corner of Bradenton and Parkcenter Avenues From: PCD, Planned Commerce District, To: PCD, Planned CommerceDistrict (Tuttle Crossing Plan -Text Amendment -Creating Subarea E). 19 NOW, T~REFORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, of the elected members concurring: Section 1. That the following described real estate (see attached map marked Exhibit "A'~ situated in the City of Dublin, State of Ohio, is hereby rezoned PCD, Planned Commerce District and shall be subject to regulations and procedures contained in OrdinanceNo. 21- 70 (Chapter 153 of the Codified Ordinances) the City of Dublin Zoning Code and amendments thereto. Section 2. That application, Exhibit "B", including the list of contiguous and affected property owners, and the recommendations of the Planning and Zoning Commission, Exhibit "C", are all incorporated into and made an official part of this Ordinance and made an official part of this Ordinance and said real estate shall be developed and used in accordance therewith. Section 3. That this Ordinance shall take effect and be in force from and after the earliest period allowed by law. Pass is day of , 199. Clerk of Council Sponsor: Planning Division File No. 98-1112 ~' 1 ~6y ~8ttlfy fh~Rd d'095i0t ;,j ~!~,: fS ~ a•rfrt; a ~!:f. t.y ~ P . i rt an ~vece poste' in Gty of Dublin in accar-iu~„ , ~ or ~~,~ DF:o Revisell ~o! ,~~'. fiAY f C®rmci{, Dubtin, Ohio ,~ ~XisriN ~ ?~~C[' ~•- 1-270/T IJTTLE ROAD SUBAREA DEVELOPMENT STANDARDS AUGUST 9, 1988 REVISED AUGUST 30, 1988 REVISED OCTOBER 31, 1988 REVISED NOVEMBER 10, 1988 REVISED OCTOBER 22, 1993 REVISED DECEMBER 11, 1995 REVISED OCTOBER 15, 1996 The following Subarea Descriptions and Development Standards by subarea shall be made part of the Concept Plan and are further discussed and illustrated is the Subarea Plan. Because of the site's location along the eastern edge of the I-270 outerbelt and adjacent to a major proposed interchange with Tuttle Road, Subarea A may contaiafreewny-oriented office uses similar to those found further north and bordering I-270. These uses may include, but are not limited to, hotels/motels, general office uses, corporate headquarters office or major institutional uses. High to mid-rise signature office buildings with parking structures will be promoted within Subarea A. 'I~+pically found adjacent to a major interchange and the first at grade intersection, these two subareas contain fi~ee-standing uses on individual lots that require: • A highly visible location • .Immediate access • Arterial roadway frontage r Although available to the general community, these uses are also designed to serve the needs of the immediate neighborhood including the adjacent office uses: Bec~uuse of the site's location along the eastern edge of the I-270 outerbelt and adjacent to a moor proposed iutec+cliatige'with l~rttle=R~oaB:~S A2 mny coaf~n`finevvay orlentod office uses similar to those found further north and bordering I-270. These uses may include, but are ` 1 AftUlMflm1000lRlpl. IOII IAl~iN10ON.~L~lLZG7d .. .. .~ not limited to, hotels/motels, general office uses, corporate headquarters office or major institutional uses. High to mid-rise signature office buildings with parking structures will be promoted within Subarea A2. • I-270lTuttle Road Subarea Development Standards for Subazea A3 which was part of Subazea A in the original zoning approved by the City of Dublin. This subarea is a 10.214± acre tract on the west side of Blazer Parkway, south of Parkcenter Drive. The creation of Subarea A3 reflects the specific needs of the proposed hoteUconference center development as it relates to the site. This subarea transitions from the lazger scale signature office located along the freeway to the smaller, low scale structures associated along Frantz Road. Subarea B will be characterized by medium scale multistory suburban office uses. This is characterized by its relationship with the adjacent office uses along Frantz Road and the overall intention to compliment the small scale, low rise structures. Subarea Development Standards General 1. It is the intent of the developer to create a unified, high quality office park development. Mid-rise sigioahn~e type offices with parking structures will be promoted along freeway frontage. Office structures will transition to smaller scale owner-occupied type offices along Frantz Road. Detailed architectural standards will be set forth indeed restrictions providing for coordinated use of materials and architectural character throughout the development. The use of extensive landscape treatrnent will be promoted throughout the development. A major landscaped boulevard will be creatod from Tuttle to Rings Road. It is the intent of.the developet~ao work clearly .with ODOT and the City of Columbus to ~y landscape t1~e propgsed;intercbanga and~l~ttle Road. • "~ ~ ~ t A major entry feature structure is proposed for the intersection of Tuttle Road and Tuttle Parkway. The same palette of landscape materials will be utilized in a similar design manner throughout the development to create a unified theme. The proposed developments will be focused around major water features utilized for detention and aesthetic quality. Wells will be utilized in some cases to control levels. ~.. Signage, shape, size, color and style will be controlled in signage standards set forth the entire development with the deed restrictions. All site planning will be done in a manner consistent with prudent planning principles and practice. 2. If these standards conflict in any way with the City of Dublin Codified Ordinances, then the Planned Commerce- District shall prevail. Standards in the Dublin Zoning Code applicable to matters not covered in this document shall apply to each of the subareas in the Planned Commerce District. 3. Street plan alignments shown on the plan give a general indication of how they will be platted and constructed. They are not, however, intended to be precise, and while the functional system will be produced, its precise location may vary from that shown so long as the functional objectives continue to be attained. 4. Initial development will begin with Subarea C, Subarea A will not begin development until proposed interchange construction has begun. The pane and ultimate time frame of development will vary depending on market conditions. 5. Signage and Graphics Except as otherwise herein staxed: a. All sigaage and graphics shall conform to the Dublin Sign Code Chapter 1189. b. All signage shall be subject to applicable signage setbacks of Chapter 1189, Signs. c. All uses within Subarea Al shall have signage of consistent, proportion and materials. Glrouad mounted "monument" signs, sign base, and landscaping shall conform to the'standard signage design detail as shown in Exlu'bit "A" and shall be either internally or externally illuminatod. Wall mounted signs shall consist of only single block letters-and shall either intenially or txtiaaally illuminated. . ~ .... .. ..~~; >t: .. ~, ;:..tip itr•. .. d. `~' Other than isoes~ailthin Subarea Al ~o sig~n'shall'be painted or posted directly on the surface of any building, wall or fencx. No wall murals shall be allowed. 3 e. Other than uses within Subarea A 1 no signs shall be applied to windows for the purpose of outdoor or exterior advertising. f. No roof signs shall be permitted. Nor should a sign extend higher than the building. g. No flashing, traveling, animated or intermittently illuminated signs may be used. h. No billboards, or electrical or other advertising signs shall be allowed other than a sign carrying the name of the business occupying the site. i. Each freestanding use fronting on Tuttle Crossing Boulevard within Subarea Al shall be entitled to two identification signs. One shall be oriented to Tuttle Crossing Boulevard and the second shall be oriented to Blazer Parkway or Bradenton Avenue or to the north service road as applicable. In no case shall any freestanding use be allowed more than two (2) building identification signs. The building identification sign along Tuttle Crossing Blvd. shall be either a ground mounted "monument" sign or a wall mounted sign. The building identification sign along Blazer Parkway and Bradenton Road shall be either a ground mounted "monument" sign or a wall mounted sign. The Building identification sign along the service road shall be a wall mounted sign. The freestanding "monument" sign shall be a maximum of 6 feet in height and contain a maximum area of 50 per sign face. The wall mounted sign shall be a maximum height of 15' and equal to one square foot of sign area for each lineal foot of width of the building face to which the sign is attached, but shall not exceed the maximum size of 80 square feet, The combined area of all wall ground mounted monument, and window signs shall in no case exceed 90 square feet. j. Each use: within Subarea Al shall be permitted (1) window sign. It may not exceed 10 square feet and shall be included in the maximum area calculation per . site as outlined above. k. A project identification ground sign will be allowed in Subarea A adjacent to a site no more than 25' From the 1-270 right-of-way, and shall be no higher than 20'. The sign shall be internally illuminated and two-sided and not exceed 300 square . fcet is area per sign,facx. If this site.is developed with a hoteUconference center .. and the above referenood sigoage is used for that development, then the developer shall give.up its right to install a.project identification sign along the I-270 right- of-way which was permitted in the lhttie R~oad/I 270 coning. Said project sign .. ~. ~ . - ..was aa~wu-~ided~sign.v~rith~00 square feed is area pe~sign.faae for an over all total ~+ :3.: 4 of 600 square feet of sign area. 1. Notwithstanding anything to the contrary contained in item 5 Signage and Graphics the signage for the proposed hoteVconference center is as specified in the specific text for Subarea A3. 6. Lighting: Except as otherwise herein stated: a. External lighting within all subareas shall be cut off type fixtures. b. All types of parking, pedestrian and other exterior lighting shall be on poles or wall mounted cutoff fixture and shall be from the same type and style. c. All light poles and standards shall be dark in color and shall either be constructed of dark wood, dark brown, black or bronze metal. d. Parking lot lighting shall be no higher than 28'. e. G~toff type landscape and building up lighting shall be permitted. f. All lights shall be arranged to reflect light away from any street or adjacent Property. g. Direct or indirect glare into the eyes of motorists or pedestrians shall be avoided h. All building illuminations shall be from concealed sources. I. No colored lights shall be used to light the exterior of buildings. j. Landscape lighting along Tuttle Road shall be ground mounted with a low level of illumination. 7. Landscaping: a. As many existing trues as possible shall be preserved. b. Any portion of a lot upon which a building parking area is not constructed shall be landscaped. c. Street troes on each side of an entry drive shall be set back twenty (20) feet from the curb to acxxntuate the entry/exit points. S d. A minimum greenbelt often (10) feet shall be maintained between adjoining property line except in Subarea A3 where a minimum of five (5) feet shall be maintained. - e. Site unity can be maintained by specifying the same species of major landscape elements (shade trees, evergreen trees and ornamental trees.) New compatible species of shrubs and ground cover will be introduced to the plant palette as needed to provide interest, focal points and screening around new development. Fences/Walls: a. No chain link or wire fending shall be permitted. 8. Sidewalks shall be a minimum of five feet wide, paving material to be concrete. Sidewalks shall be located as shown on the approved pedestrian circulation plan (See Exhibit B.) Permitted Uses: The following uses shall be permitted within Subarea A: 1. Those uses listed in Section 1159.01 and 1175.01 of the Zoning Code. 2. Corporate offices. 3. Hotel and Motel. 4. Institutional uses. 5. ,Ancillary commercial or restaurant uses within a structure primarily devoted to office or hotel uses. Permitted Density: In an effort to promote large scale signature type office buildings with integrated parking , - structures, the maximum density within Subarea A will be 18,000 SF/Ac. The higher density will offset cost needed to create .parking structures, therefore, promoting open space other than parking lots. 6 Yard and Setback Requirements: 1. Setback on Blazer Parkway shall be 30' for all pavement areas, 50' for buildings. 2. Setback along I-270 shall be 50' for all parking areas and 75' for buildings. 3. Side yards shall be 25' for pavement and buildings. 4. Rear yards shall be 25' for pavement and. buildings. 5. All other publicly dedicated local streets shall have a 25' pavement setback and 50' building setback. 6. Total ground covered by all buildings shall not exceed 25% of the total lot area. However, parking garages and buildings shall cover no more than 75% of the total lot area. Height Requirements: 1. The maximum height for structures in SubArea A shall be measured per the Dublin .Zoning Code and have a maximum height limitation of 100'. The maximum height may be extended if the structtu~e is setback from both the Main Drive and I-270 right-of-way as additional 2' beyond the required setback for every 1' of height above the 100' maximum. A minimum height of two stories shall be required for all primary structures. Parking and Loading: 1. Sizes, ratio, and type of parking and loading and other facilities shall be regulated by Dublin Code Chapter 1193. 2. .Bank drive-thru requirements as per the Columbus Zoning Code. Circulations: 1. Blazer Parkway shall have a 100'right-of-way and a 56' pavement width. All other local public access streets shall have a 60'right-of-way, and a 32' pavement width. 2. Curb cuts on Blazes Parkway shall be spaced a minimum of 200' (as measured from the driveway's centerline) with opposing arts offset no less than 100' or directly aligned whercwer possible consistent with pn~dent traffic engineering principles and practice. t. .. ~ . c 7 Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence. Storage and Equipment: 1. No materials, supplies, equipment or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be screened from public view with materials harmonious with the building. Landscaping: 1. - All landscaping shall be according to the Dublin Landscape Code Chapter 1187. 2. Within the setback area along Blazer Parkway and Tuttle Crossing Boulevard, a 3' average height continuous earth mound shall be installed as well as one tree per 40' of frontage or fraction thereof. Trees have to be equally spaced, as possible. 3. A continuous landscape treatment shall be provided along the I-270 frontage containing a mixture of deciduous and evergreen trees planted in a decorative manner. 4. (Deleted) Permitted Uses: The. following uses shall be permitted within Subarea Al 1. Those uses listed in Section 1159.01 and 1175.01 of the Zoning Code. 2. Eating and drinking establishment. 3. Day Care 4. Ancillary commercial uses within a structure primarily devoted to office uses. Conditional Uses: 1. Drivo-thru facilities developed in association with a permitted use. 8 '1 i Permitted Density: Subarea Al shall have a density no greater than 10,000 SF/AC. ~,,,, ~.c~r$1 ~,,,o Buildings will have a common architectural theme with good aesthetic quality, the same or compatible building materials and a common lighting, signage and landscaping ethic "Exhibit A." Within this mold, all faces may identify the separate users and their products with appropriate expressions of individuality. Structures, be they buildings or walls; roof lines and types; building spacing; signage, lighting and landscaping should present a conservative commercial approach with low level sigaage employed solely to identify users with structures and landscaping effectively shielding the street from the impact of activity on the site. The following additional standards are deemed appropriate to produce such a function. Yard and Setback Requirements: 1. Along Tuttle Crossing Boulevard, pavement setbacks shall be equal to 30', building setback equal to 80'. Signage setback shall meet Dublin Zoning Code. 2. Along Blazer Parkway, pavement setbacks shall be equal to 30' buildings setbacks equal to' S0'. 3. Along the private access drive, pavement setbacks from the curb of the access drive shall be equal to 25' building setbacks equal to 40'. 4. All other local street pavement setbacks shall be 25', building setback 50'. 5. Total ground covered by all buildings, excluding parking garages, shall not~exceed 30'/0 of the total lot area. Utilities: 1. All utility lines including water supply, sanitary sewer service, electricity, telephone and gas, and their connections or feeder lines should be placed underground. Meters, transformers, etc. may be placed above ground, but should be screened from view. 2. All utility connections should be out of view or scxeened. 3.' ' ` All mechanical equipment and related atrwcttin+es should be effectively cd from grade level view by a fence, vegetation or wall of harmonious architec~uzal material and character. `~ 9 4. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be screened from public view with materials harmonious with the building. Circulation: 1. Blazer Parkway shall have a 100' right-of--way and a ± 56' pavement width. 2. No full service curb cut shall be allowed from Tuttle Crossing Boulevard. One right-in/ right-out curb cut shall be allowed on Tuttle Crossing Boulevard: one right-inhight-out curb cut shall be allowed on Blazer Parkway: one full service curb shall be allowed on Bradenton: one full service curb cut shall be allowed for each free standing use on the - .private access road. Paving• 1. Asphalt pavuig for roads and parking areas. 2. Concrete curb and gutter. 3. Concrete road paving as needed in service area. 4. Sidewallcs should be minimum 5'-0" wide; paving material to be concrete, and located as shown on the approved pedestrian circulation plan for the Tuttle Crossing area (see Exhibit B). Parking: In addition to meeting the current City of Dublin code requirements, the following guidelines should be followed in the design of parking facilities. 1. All parking and loading shall be regulated by the Dublin Code Chapter 1193. 2. Drive-thru stacking areas for fast food restaurants shall accommodate a minimum of eight spaces per exchange .window. 3. Bank drive-thru stacking requirements as per the Columbus Zoning Code. Waste and Refase: 1.., : ; All waste and refuse shall be containerized sad fully screened from view by a solid wall 10 Service: All refuse, trash and garbage collection shall be enclosed or not visible from the street or adjoining property. 2. No noises, smoke, odors, vibrations or other nuisances shall be permitted. 3. No area of the site will be used for outdoor storage. 4. Service courts and loading docks shall be screened from tall streets or adjacent buildings by landscaping, mounding or walls. S. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence. 6. No materials, supplies, equipment or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. Landscaping: 1. Within the setback area along Blazer Parkway, .Tuttle Crossing Boulevard, Bradenton Road, and the private access road a three foot average height continuous earth mound shall be installed as well as one tree per 40' of frontage or fraction thereof. 2. Common landscape theme and plan (see attached Exhibit "B") shall be adhered to by all property owners within Subarea AL ,,, All landscaping shall be according to the Dublin Landscape Code Chapter 1187 and follow the Subarea Development standards established under Subarea Al -Service Zones under landscaping. Signs and Graphlcs:_ , Building Identification Signage (Refer to the General Section of this Zoning Text): 1. All building identification signage shall have only the company name and logo. No .brand names or products shall be listed on the sign. 2. Where more than one tenant occupies the building, there should be one sign identifying the name of the building only. 3. All building identification signs shall be. fr+oestaading, ground mounted, doublo-faoed cad set p~ndicular to the strroet frontage, or wall mounted single block letters. 11 r 4. No temporary product advertising signage shall be attached to the building. 5. All traffic and directional signs shall conform to the Dublin sign code, Chapter 1189. 6. All window signage shall conform to the Dublin sign code, Chapter 1189. Architectural: Height: 1. No out parcel structure shall be more than 28' in height. For structures with pitched roofs, this height limit will be measured to the roof peak. 2. Maximum height for office structures shall be 65'. Color Palette: 3. Earth tones, muted and natural tones are preferred. Accent colors in brighter hues are permitted for building accent features only such as awnings, doors, limited trim, etc. A mixed palette on a single building should be carefully selected so all colors harmonize with each other. Materials: 1. Warm-tone brick (predominant material). 2. Stone veneer with limestone trim. (Limestone rubble in a coarse ashlar pattern.) 3. On pitched roofs, standing seams cedar shakes, or shingles with no less than 3251b. per square weight shall be used. 4. Wood, stucco, tile, decorative concrete block, and other similar materials maybe used as and accent with brick and stone. Roof: 1 • Pitched roofs with gabled or hipped ends are required with a slop equal to 6/12 or greater. . 2. Minimum 8" overhangs are required. • "`~3. :," (Mass roofs are accxptable iu portions of a structure ; ` ~ . 12 4. Mansazd roofs aze not permitted. S. Flat roofs are penmitted, provided they are proportionately integrated with a sloped roof system that adequately screens mechanical roof top equipment and/or other penetrations. Scale: ""' 1. Structures should be designed to harmonize with the landscape. ~""` 2 The scale of each building can be aided through the use of articulated building elements, such as .porticoes, dormers, recesses, awnings and other such elements which help break up the building mass. Wall Articulation/ Fenestration: 1. In addition to using building elements to articulate the building mass, individual walls must be articulated with fenestration, pattern, or structural expression equally on all sides of each structure. 2. Blank facades on the "rear" of the building will not be permitted, however, articulating such facade with rtxresses, fenestration, fences; pilasters, etc. is encouraged. 3. The amount of fenestration should be balanced with the amount of solid facade. 4. With the exception of enclosed service corridors, the buildings shall have the same degree of exterior finish on all sides. Permitted Uses: The following uses shall be permitted within Subarea A2: 1. Those uses listed in Section 1159.01 and 1175.01 of the Zoning Code. 2. Corporate offices. 3. Hotel and Motel. 4. Institutional uses. S. Ancillary commercial or restaurant uses within a striteture~~primiirily devoted to office or hotel uses. '~ ~ 13 Permitted Density: In an effort to promote large scale signature type office buildings with integrated parking structures, the maximum density within Subarea A2 will be 18.000 SF/Ac. The higher density will offset cost needed to create parking structures. therefore, promoting open space other than parking lots. Yard and Setback Requirements: 1. Setback oa Blazer Parkway shall be 30' for all pavement areas. SO' for buildings. 2. Setback along I-270 shall be 50' for all parking areas and 75' for buildings. 3. Side yards shall be 25' for pavement and buildings. A zero sideyard may be allowed in cases where lots within the same subarea share the same property line provided that a common access drive exists along and adjacent to the property line, the lots function as a single parking lot and this access drive connects to a city street or traffic carrying private road which facilitates entry into both properties. To compensate for lost greenspace, additional interior parking lot islands with a minimum width of 18 feet, as measured from face of curb to face of curb, and planted with a minimum of two 3.5-inch caliper trees per island will be required along both sides of the access drive. 4. Rear yards shall be 25` for pavement and buildings. S. All other publicly dedicated local stc~eets shall have a 25' pavement setback and 50' building setback. 6. Total ground covered by all buildings shall not exceed 25% of the total lot area. However, parking garages and buildings shall cover no more than 75% of the total area. Height Requirements: 1. ~- The maximum height for structures in Subarea A2 shall be measured per the Dublin Zoning Code and have a minimum height limitation of .100'. The maximum height may be extended if the structure is setback from both the Main Drive and I-270 right-of-way and additional 2' beyond the required setback for every 1' of height above the 100' maximum. A minimum height of two stories shall be required for all primary st<vctures. Parking and Loading: 1. Sizes, ratio, and type of parking and loading and other facilities shall be regulated by . ,Dublin Colo Chapter 1:193., < .: r~t;l1; x : • r, t ._ , R,. r, ,, , i ', ' ~ -~ 14 2. Bank drive-thru requirements as per the Columbus Zoning Code. Circulations: 1. Blazer Parkway shall have a 100' right-of--way and a 56' pavement width. All other local public access streets shall have a 60' right-of--way, and a 32' pavement width. 2. Curb cuts on Blazer Parkway shall be spaced a minimum of 200' (as measured from the driveway's centerline) with opposing cuts offset no less than 100' or directly aligned wherever possible consistent with prudent traffic engineering principles and practice. Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence. Storage and Equipment: 1. No materials, supplies, equipment or products shall be sorted or permitted to remain on any portion of the parcel. outside the permitted structure. Mechanical equipment or other utility hardware on roof; ground, or buildings, shall be screened form public view with materials harmonious with the building. Landscaping: 1. All landscaping shall be according to the Dublin Landscape Code Chapter 1187. 2. Within the setback area along Blazer Parkway and Tuttle Crossing Boulevard, a 3' average height continuous earth mound shall be installed as well as one tree per 40' of frontage or fraction thereof. Trees have to be equally spaced, as possible. 3. A continuous landscape toeatinent shall be provided along the I-270 frontage containing a mixtul+e of deciduous and evergreen trees pleated is a decorative manner. Permitted Uses: The following uses shall be permitted within Subarea A3: 1. Those uses listed in Section 1159.01 and 1175.01 of the Zoning Code. .:> ,.. ~. 2. Corporate offoes. " 15 3. Hotel/conference center 4. Institutional uses. 5. Ancillary commercial or restaurant uses within a structure primarily devoted to office or hotel uses. Permitted Density: In an effort to promote large scale signah~re type office buildings with integrated parking structures, the maximum density within Subarea A3 will be 18,000 SF/Ac. except that the maximum density for a hoteUconference center shall be 20,800 SF/Ac. Yard and Setback Requirements: 1. The maximum height for structures in Subarea A3 shall be measured per the Dublin Zoning Code and have a maximum height limitation of 100 feet. 2. Setback along Blazer Parkway shall be 30 feet for all pavement areas; 50 feet for building. 3. Setback along Park Center Circle shall be 25 feet for all pavement areas; 50 feet for building. 4. Rear yards shall be 5 feet for all pavement areas; 25 feet for building. 5. Total ground covered by all buildings shall not exceed 25% of the total lot area. However, parking garages and buildings shall cover no more than 75% of the total lot area. Parking and Loading: .:.ti~~, 4.: 1. ~ - ~ Sizes, ratio, and type of parking and loading and other facilities shall be regulated by Dublin Code Chapter 1193. ' 2. Bankdrive-thru requirements as per the Columbus Zoning Code. Circulation: 1. Along Blazer Parkway one right-out and one right-in/right-out curbcut shall be pernutted. 2. Along Parkcenter Circle three full service ~urbcuts shall be pentnitted. 16 Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence. Storage and Equipment: 1. No materials, supplies, equipment or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. Mechatucal equipment or other utility hardware on roof, ground, or buildings shall be screened from public view with materials harmonious with the building. Landscaping: 1. All landscaping shall be according to the Dublin Landscape Code Chapter 1187. 2. Within the setback area along Blazer Parkway a three foot average height continuous earth mound shall be installed as well as one tree per 40 feet of frontage or fraction thereof. Trees have to be equally spaced, as possible. 3. A water feature equal in size to the pond which was eliminated from.the subject site to permit the development of the hotel, shall be established on the ground which is owned by Tuttle Road Limited Partnership and located on the east side of Blazer Parkway across the street from the subject site. The water feature will be designed to be a positive amenity for the development and its design will permit views into that site. Signage: Sign restrictions for a hoteUconference center. Due to the unique nature of a hoteUconference center with its public meeting areas and a clientele which consists of local, county wide and out- of-town visitors, and due to the proximity and visibility of such a facility to :the interstate and due to the scale and acchitecxure of the proposed building as well as the integration of the signage into the overall design of the building the following signage shall be permitted: 1. The hoteUoonference center shall be a minimum of seven stories is height with a minimum gross square footage of 200,000 square feet of which twenty (20%) percent of this footage will be public meeting/restaurant space to qualify for the following signage: a. Free-standing sign The main fi+oo-staa~ding sign as depicted on the submitted grapltics_ drawing. and site plea shall be located at the first aubcut on Parlu~enter Circle west of Blazer' Parkway. Dh+octional signage and a sign for the restautaat both as depicted on the 17 submitted graphics drawing and site plan shall also be permitted. b. Wall signage: each building facade shall be permitted its own wall sign as depicted on the submitted graphics drawing. c. All signage shall be subject to applicable signage setbacks of Chapter 1189, Signs. d. No temporary sign shall be painted or posted directly on the surface of any building, wall or fence. No wall murals shall be allowed. -~° e. No product signs shall be applied to windows for the purpose of outdoor or exterior advertising. f. No roof signs shall be permitted. Nor should a sign extend higher than the building's exterior walls. g. No flashing, traveling, animated or intermittently illuminated signs may be used. h. No billboards, or electrical or other advertising signs shall be allowed other than a sign carrying the name of the business of occupying the site. i. The wall signage on the east elevation shall be incorporated into the overall design of the building structure. j. In order to accommodate a name change the signage outlined in this section may be refaced/replaced with a new name subject to staffs review that the square footage of each sign does not exceed the square footage of the corresponding sign depicted on the submitted graphics drawing. Subarea B -Internally Related uses Permitted Uses The following uses shall be permitted within Subarea B: ~5~.c~ ~S3.o3~ 1. Those uses listed in Section ~i and 1-1,'~S.AI of the Zoning Code. 2. Day Care Center Conditional Uses: . Dr1Ve-fin faCll~tlCS dCVClOpCd X11 aSSOCIatIOII Wlth a pCrmltted U3C. • . ` 18 Permitted Density: 14,000 square feet per acre. Yard and Setback Requirements: 1. Side yards shall be 25' for pavement and buildings. 2. Rear yards shall be 25' for pavement and buildings. 3. Setback from Blazer Parkway and Park Center Aveaue shall be 30' for all pavement areas and 50' for all buildings. 4. Front yard parking setback for Bradenton and all publicly dedicated local access streets shall be 25' for pavement and 50' for buildings. S. Total ground covered by all buildings shall not exceed 25% of the total lot area. However, parking garages and buildings shall cover no more than 75% of the total lot area Height Requirements: 1. Maximum height for structures within Subarea B shall be 65' as measured per Dublin Zoning Code. Parking and Loadings: 1. Size, ratio and type of parking and loading facility shall be regulated by Dublin Code Chapter 1193. 2. Bank drive-thru stacking requirements as per the Columbus Zoning Code. Circulation: 1. Blazer Parkway shall have a 100'right-of-way and a 36' pavement width. 2. Park Ceater.Avenue shall have a 60'right-of-way and a 36' pavement width. Waste and Refuse: 1. All waste and refuse shall be coatainerizod and hilly screened fi+om view by a solid wall or leave: ' ~ , ~ . 19 Storage and Equipment: 1. No materials, supplies, equipment or products shall be stored or permitted to remain on any portion of a pazcel outside a permitted structure. Mechanical equipment or other utility hazdwaze on roof, ground, or buildings shall be screened from public view with materials harmonious with the building. Landscaping: L Landscaping shall be according to the Dublin Landscape Code Chapter 1187. Permitted Density: In an effort to step the scale, a density from higher along the freeway to smaller, lower density office that would blend in with existing Frantz Road office, Subarea C will have a maximum density of 11,000 SF/AC. Permitted Uses: The following uses shall be permitted within Subazea C: 1. Those uses listed in Section 1159.01 and 1175.01 of the Zoning Code. 2. Day Care Center. Yard and Setback Requirements: 1. Side yards shall be 12.5' for pavement and 25' for building. 2. Rear yards shall be 12.5' for pavement and 25' for building. 3. Setback from Park Center Avenue shall be 30' for all pavement areas and 50' for all buildings. 4. Setback from Tuttle Road shall be 30' for pavement and 50' for buildings. S. Front yard parking setback for Bradenton and all publicly dedicated local access streets shall be 25' for pavement and 50' for buildings. 6. - Total ground covered by all buildings sbau not exceed 25% of the total lot area. However, parking garages and buildings shall cover no more than 70'/0 of total lot area. 20 Height Requirements: 1. Maximum height structures within Subarea B shall be 65' as measured per Dublin Zoning Code. Parking aad Loading: 1. Size, ratio and type of parking and loading facility shall be regulated by Dublin Code Chapter 1193. 2. Bank drive-thru stacking requirements as per the Columbus Zoning Code. CYrcalation: 1. Park Center Avenue shall have a 60'right-of-way and a 36' paveme~ width. 2. All other local public access sheets including the Bradenton Road shall have a 60' right-of-way, 36' pavement width. Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence. Storage aad equipment: 1. , ~ ..No materials, supplies, equipment or products shall be stored or permitted to remain oa ~""'" any portion of a parcel outside a penaitted structure. Mechanical equipment or other .utility hardware on roof, ground, or buildings shall be screened form public view with ~"' ~ materials harmonious with the building. Landscaping: 1. Landscaping shall be a~ocording to the Dublin Landscape Code Chapter 1187. ,; 2. ~ Within the setbaalcurea along Park Center Avenue a 3' average height continuous earth mound shall 6e installed as well as one true per 40' of frontage or fraction thereof. Trees have to be equally spaced, as possible. • ....:::, mariottxt _ ~~ ,,: ~ . 10/16J'96 ' { •' x .ryj ~~~~{nom ~.I./Y. r .~~ ~ I ..,, ~ '. •.#~iF 4 ~~ ~~ r; ,~ F o^ ~~ ,fit ,~ t ~ i91~ ~, ~ ~ ~,~ t d ~ .~ y . r F ~, y r,.~~,'- L; s• ~ Sri ~ R 1~ ,,' fi... .,.V,... .. • • ~ • • •~ •~ ~ • • • • ~ r ~ ~ • ~ ., O • ~ ~ ~ ' ~ • • • • ~ • • ' '1 • P-C-p ~ i ~ ` ' ~ 's obaroa.A: ' V 22.04 Aoros • ' ~ ~ . • ~ _ ~ ~= ~ /fir ~ • • ~b- ' (/. a e 'C' ~ .. Subare# A3 ..,,,,~~ ~ " .1D.214 •_ ty • ~~ ~ ~ ~ ,r. .' a r • • ~. •• i ~.Q„~. ~ . . f • ~ R ~~ • r ~ ~ ~ '1 i ~ ~ ~~ ~ .~ r.~ • ~• tl• ~ • ~• : - •~ y~ ~~ ~zFd~ M • r ..:....~:s~ i JelZS.1~~ '%` ~~ • t .. • . • ~ .~~ • '~" sty. f =' ; * • • .. ~~ A ~ ~-ff'. e ` ~i -: ~ . ~ ~~ ~ ~ ~ti0C~01tYM ~ ~ • • ~ .~ • ~ ~ • .~ • • :! • O • ' •• • ~ ~ fr ~ ~ • ~ ., ~.~ _ t. • ~ ~ • t .- r ., __ .l ~ .. .. ~t • • • • '• • • ••• •• •• •• • • /~ • •. ~• • i •j •• • • •• • • =t = •~s ~i~ • • ~ •• I •~•S ~ .~~i •S ~ i •1S • • • • h•• I • •L ~ ~ ~ ~ • •~ w ~ • .: O: !~R s~.s.Z r''! ~• • _ ~. • • T ~ •; ~•.. s.. • • .+... i .. .. .._.• •• • s • •. • • • ~(j+ ,• .. • ~ ~ ~ -.f 7M• •• • • M• . S •f ~ • • • • • • • • • • • • .. • _ • •~ ••• h • • ti • , • f ,•• • • ~ • ~ • . C ~ f • ~ ~ ,. .. • ~a..a~a.+~.rn ~s!• • •. O • . r . • :• ~. • • _ ..r • • ~~M . ' ~f _ .1 , .. •• ;; • • • j • L _ j . • O • • • a t ~• • • • ~ . •• • ~ ~ .• _ i • : ~ .~ • • ~±. ..,.ter • oD ;• • • • w ~ .• • _ • •~ ~ ~y • • • • • • • • _~ • • • •. s .• 11„ ' ' :. • • i • • • • f f • • ~ r~ Q ~• •. •. Q~• •• ~`• ' • : . • • .~~ ~ i ..• • J , • • • • i • •~ ~ •• • • • • N • f~~! ~ ~ • t~ ~ p - 0°°~ ~n . t ._ .~ • . A •• ~ off, ~ ;' v• V ~ O 1 '' ~ ~ . ' a l .. •. '•~ . A •' '' •~~ .. rr October 5, i993• Revised November e, 1993' 4.98 ACRES svBARFa- Al . TATTLE cROSSINa CITY OF DUBLIN, OHIO Situated in the Stets of Ohio, County o! Franklin, city of Dublin, being a part of Lot 10 of "Tnttls Crossing", a subdivision of record in Piat Book 71, Page 100, Recorder's Ottice, Franklin County, Ohio, and being more particularly desaribed as toilovss Beginning FOR REFERENCE at the centerline intersection o! Tuttle Crossing Boulevard and Paui Slater Parkways thence along tbs centerline o! Slater Parkway a distance of 85.00 teen thence easterly, across Slater Parkway, a.'distance of '50.00 feet to the TRUE POINT OF BEGINN1Tt6 in the right-ot-way lines Tbencs along said right-Q!-'way line - North 10. 35 ~ 16" West, ~ a distance of .95.27 .feet, •~ With tbs arc o! a curve~to the left, having a radius o! 599.35 feet, a distance o! 215.67 leeti • with the arc o! a curve to the right, having a radius of 500.00 teet,.a distance o! 24.35 teen Thence through said Lot 10 - . North 61° 28~ 20" East,. a distance of 7.50 feet, - Kith the ar~s-ot s curvy to' the right, hav;.nq a radius o! 150.00 ~leet, a distance of 46.78 leet, ;•North 79. 24. 44" East, a distance ot~$86.45 leet to the proposed Westerly right-of=sway line of Bradenton Avenue] Thence-along said proposed right-ot-way line~- With the arc o! a non-tangent curve to the lett,•having a radius of 540.00 feet,~a distance ot.72.95 le8t, -South 10. 35~ 16" East, 'a distance of 267.22 teat, With the arc'ot a curve to the right, bavit~g a radius of '35.00 feet, a distance o! 49.50 feet to the rortberiy right- ot-'way lies o! Tunis Crossing Boulevard': _ . . Thence along said right-of-gray line South 79. 24. 44" West, a distance of Si8.00 test, With the arc of a curve to the right, having a radius of 35.00 fast, a distance o! 48.50 feet to the TRUE POINT OF SEGINNZNG, and containing 5.137 acres of land. Excspting;from the area tlsscribsd above, all of Reserve M8", containing 0.ib7,aare, isaViAg a nst-area of 4.88 acrss. . ~ .... Tbie descriptioA s+as` prepareQ ..by N-E Enginserinq, Sib. :. -. Civil Division: - • - ..._ ... _ .. .. ... .. _. .. .... ~ ~ ~~ ... ~ Y . P~~UA_ ._ :, ~ :.~ w, ,.. -, . . `` Pout ~eLpZE ~-,. ~ , o ~,- ~ - 1 •Nro~3sfa~w ~ _. ~ 1 ~ ~ s~2r- ' ~ • .~~' y I p ~ ~ ~ 1 *'"' ~ ~ ~V813~~yvd ' 1 ~ O I ~re13s flN 1 .. I •~ 1_ 1 b ~ 1 ~+'~ • 1 ~ -' '~- --+------------_ - - ~1 .~ 1 1 > 1 11 a y 1 Y I . 1 1 ~ .- ~~ 1 man Cp; ~ i 1 ~ •: ~~ .:o G7 ~ c7 r 1 1 ' . ~ ~ ~ 1 ~~ ~ , to T .1 1 Z I ql c ~ ~ ~~~ 1 ~~ ~ O~0 ~, I 1 I ^ ' 1 1 i ~ 1 vJ I 1 1 I 1 1 1 1 al 1 ~ ~ ~ O of ~ ~ ~30_~ NC AdC .~ I 1 5 - 1 1 1 -- 2-- 3 PARIdNC SETB'4CK . 1 1 ~~ . ~ . ' ~ 1 Sfo'33'fa'~ 267.22' 1 ~ ~ 1 ~ T EX R/'N~ A0011lQIVAC IO' OF R/1Y ~ P.B. 74 PC. 72 1 ~ 1 BR DENTON ~AVL'. ~ ~ ~ ~ 'p` ~ g ~ fULL ACCESS OPENING ~ ~ ~ ~ R b .LOCATED IMTH-N THIS AREA, ~ ~ M ~ ~ ~# , . N #. ~• , ~ N # g ~ ~ ~ 11 i/1iN1111 .~ r ~ - ~ rA .. ... ~. P~,w~Y_ •• ~~ - . ~~_ s ...:'PAS?~ '~E~ ~, .• ~ ~• ~. f ti~• • ~ . ~',' .- .rte • o.: i . ' ~ ~ .' • I • ..! ~ ~ N ~~ • 1• •~ ~. ~ •I ' ~ • • ~ ~ ~ ~ , ~ ~ , • N ~ ~•' , '! • . ••• r • ~ ~ ~. ~ ' ~ ~ ~ .~ ~ ~. ~.. ' . .. ~ ~ I ~ '~ ~ ~ ' ~ . • ~ ~ ,. BRADEJ1FTgN A1/E 60' „ ""' ' ' r~.rsaMU »'..:.: ~iuc ~ arowt - ~ ~ ~. . ,~ i '~ R • + i t ~ ~ ' •~ ~ .. ~. ~ .~ •~l. . ~ ... . • ~ ~ N• • ~ ~ ~ • ~ •~. ~ p! .~ ~~7~•iiiii . 111ttt111 ,~ • ~~ • jy~ ~ ` ' ` • ~ •' ~ • •. ~ i.i. y •- \ ~ fir • .. . .. ; y; ;~ . .. ``~. ~., - .. _ .. . ., . _ ~. . . . . i~ ~.. m: ~ ~ ~ . "_ ~ ~• . ~ , . ~+ -- o ~ t Z p' •' ' ''' ..~ .0 ^ . "'_' O w m - -~-~ n Z ,o ~ . .a ~ ~• -~ .~ ~ ~ ~ ~ - ~ .. . .~ - F ~~ ~ ' f ~ . _- • S '~ . ~ ~~ . _._ E~ j ~' ~ ~, ~. ~ ~ '~ r .. ~ ~ . ~. ..~oA ~~. ~~ ~ .~ . - .~ ~.n~, ~~ . ~ --- o ~ . (~1~ •~ . ~Z•, . ~~ ~` ' a . • ~..~--~ ~' I .~.. ~. ~' 1 r ~ j G l • V /~ ~- ~~..~-. .. u . .. ~~ • ~ • • • • ~• ~~ ~ ~• ~ • ~ ~~ • ~ ~J • ~ •' r~• • ' • 3: '~ N ~ • ~ ~ ~ '~ _~~ ~ ~ ~ Q • ~.~~~. ;. . • .• s ~ ~ • .. ~ .. ~ ~ .. . ~ •. . ~. _~ ~.~ •.. • ~ • . •, . s ..s. . .. :~ ~ ••s.•NN.• / ~ ~•. • r t ' O ~.• ~ '• ... s t ~ .~ ..~ .~ . ~.... ~ ., .,. 1 ~. • . ~ ~ - :. b ~ ''• ~~~ ~ ~~ •. r _ __. ... .II. . ~.. ~_. .. . TTT1 . _ ... -~. t . , ii l~.i r ~ .M .,~ a ~. . •... ~ •.. . r ~• • .~ 0"-~ ~~ ~~ 0 r ~~ • ~ ~ ~~' • ,~ • .. ... o--~ . , ~ --e • •~ • • . / •. .. . ~'- " ~ r •~ ~ ~ • - o •.. ~I ~ 0 .. .,. da •, • •,•+ f '. ~~ • ` • ••• .. ~, ,~ .. .. ~s ~ . .. .~ ~ ~.. r .. ~~ ~ ~. E IBI " e.re ~• RECORD OF ORDINANCES Dgto" IwWI 61uk Ca F«m Na IOOW 117' 98 t7rdlnanee No.-..---•_-••-•------•---- Passed----- --- -------------------------------------19-..--.-. An ordinance providing for a change in zoning for 2.674 acres located at the northwest corner of Bradenton and Parkcenter Avenues-From: PCD, Planed Commerce District, To: PCD, Planned Commerce District (1lrttle Crossittg Plan -Text Amendment -Creating Subarea E). NOW, TI~ORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, _ of the elected members concurring: iz~tion_l. T7tat the following described real estate (see attached map marked Exhibit "A'~ situated in the City of Dublin, State of Ohio, is hereby rezoned PCD, Planned Commerce District and shall be subject to regulations and procedures contained in OrdinanceNo. 21- 70 (frhapter 153 of the Codified ) the City of Dublin Zoning Code and amendments thereto. ~S&tip112. That application, Exhibit "B", including the list of contiguous and affected property owners, and the recommendations of the Planning and Zoning Commission, Exhibit "C", are all incorporated into am made an official part of this Ordinance and maw an official part of this Ordinance and said real estate shall be developed and used in accordance therewith. ~IiQII~. That this Ordinance shall take effect and be in force from and after the earliest period allowed by law. Passed this day of , 199_. Mayor -Presiding Officer Attest: Clerk of Council Sponsor: Planning Division File No. 98-1112 w~no~ocawai. 3 ~.~9 CITY OF DUBLIN 5800 Shier Rings Road Dublin, Ohio 43016 PhonelfDD: 614/761-6550 Fax: 614/761-6566 REZONING APPLICATION , (Code Section 153.234) TO EXPIRE Ordinance No. ! / 7` 9 S City Council 1st Reading /O City Council Public Hearing City Council Action ^ PLEASE SUBMIT TWO (2) ORIGINAL SIGNED AND NOTARIZED APPLICATIONS _ PLEASE PRINT AND THIRTEEN (13] COPIES OF THE ORIGINAL APPLICATION and CHECK THE TYPE OF APPLICATION ^ Composite Plan(Code Section 153.058) ^ Preliminary Deveplpo~ernyt PlaUn Cod/e~ Sectiown~153.056) ^ Other (Describe) i_V+U 1 ~i7ti~ M~~IV D~~'~I~ I. PROPERTY INFORMATION r TAX ID NO/ All of 273-9720 and part of 273-5332 DISTRICT PARCEL NO: Parcel size: ~ acres 2 ~~~G+,t_ , (Acres) -*~- Property Address: Parkcenter Avenue Property Location: Northeast corner of Paul Blazer .Parkway and Parkcenter Avenue Side of Street: (N, S, E, W) North side of Parkcenter Avenue Nearest Intersection: Paul Blazer Parkway Distance from Nearest Intersection: 0 N, S, E, W from Nearest Intersection Existing Land Use/Development: Vacant Proposed Land Use/Development: Office/Hotel/Restaurant Current or Existing Zoning District: PCD Requested Zoning District: No. of Acres o~f,~R,gzgned~ PCD (Amendment) i~c~€s `f ~~~ ~~ ~~ ~ r v:., ; ~'"~=~ ~, Page 1 of 4 Po' l~ I ~• ~~~ ~rMr. STATEMENT: State briefly how the proposed zoning and development relates to the existing and potential future land use character of the vicinity. The proposal is a minor revision to the I-270/Tuttle Road PCD text to allow Hotel and Restaurant uses on a newly constituted 6.0 acre tract that includes azeas in Subazeas B and C of the original text. The HoteURestaurant uses are in keeping with the type of development that has taken place on the north side of Tuttle Road within the municipal bouitdaries of Dublin. The proposed uses would supplement the ' uses already incorporated in the existing text and would allow for a more diverse development on the 6.0 acre tract without being out of chazacter with other uses in the immediate azea. STATEMENT: State briefly how the proposed zoning and development relates to the Dublin Commun~'ty Plan. The azea to be rezoned is located in an azea of mixed use -Employment Emphasis and Light Industrial uses. The addition of the Hotel and Restaurant uses to the existing uses listed in the text will serve as a supplement to the two stated land uses detailed in the comprehensive land use plan, as the stated uses need these ancillary uses to support the desired land uses. The proposed zoning therefore complements and strengthens the comprehensive land use by providing needed service activities in the area. PREVIOUS APPLICATION? Has an application for rezoning the property teen denied by the City Council within the last two (2) years? YES ^ NO IF YES, WHEN? State the basis of reconsideration: IF A PLANNED DISTRICT 1S REQUESTED, IS COMPOSITE OR PRELIMINARY PLAN ATTACHED? YES ^ NO ^ IF A PLANNED DISTRICT IS REQUESTED, IS PROPOSED DEVELOPMENT TEXT ATTACHED? YES ~ NO ^ PLEASE INCLUDE THE FOLLOWING: ® 14 COPIES OF LEGAL DESCRIPTION: rf ~/ I II ~i Legal description of the property to be rezoned consists of ~ page(s). S GG ~Jl~~/~~ ~ ~ C PLAN REQUIREMENTS: ® 14 SETS OF PLANS TO SCALE (NOT GREATER THAN 24"X36") SHOWING: a. The site and all land 500 feet beyond the boundaries b. North arrow and bar scale c. Existing conditions (Roads, buildings, vegetation,topography, jurisdictional boundaries, utilities, etc.) d. Proposed Uses (Regional transportation system, densities, # of dwellings, building/unit types, square footages, parkland/open space, etc.) e. Existing and proposed zoning district boundaries f. Size of the site in acres/square feet; and g. All property lines, street rights-of-way, easements, and other information related to the location of the proposed boundaries. ® 14 SETS OF REDUCED DRAWING(S) (NOT GREATER THAN 11" X 1 T) ® 14 COPIES OF COUNTY OWNERSHIP MAP: (NOT LESS THAN 8'i4" X 11"AND NOT MORE THAN Showing contiguous property owners within 500 feet from the perimeter of the area to be rezoned. ._.., I~ ~~ ~ ~Ji ~ ~ ~rT ' I (998 2 ~ Page of 4 n I T~R4R4~ AAlY1~1 10/09/98 FRI 09:82 FAI 614 818 480Y ~COYPANIfiS ~x f "'f I ~ (~ ~ ~o0s ~; ' • October 9,1998 ., y' DESCRIPTION OF 2.674 ACRES NORTH OF PARKCENTER AVENUE EAST OF PAUL BLAZER PARKWAY WEST OF BRADENTON AVENUE CITY OF DUBLIN, OIIIO • ~ Situated is the State of Ohio, County of Franklin, City of Dublin, being part of ' s ~ Lot 8 ea shown end delineated upon the plat "Thole Crossing", a subdivision of record in ' t i Plat Book 71, Pagea 100,101 and 102, all refa+enas harem being to the records of the Recorder's Offue, Franklin County, Ohio. and being more perticulatly described as ' follows: i' Beginning FOR RT.F'ERENCE at an iron pin set in the westerly line of Lot 8, the t ; easterly right-of-gray line of Paul Blazer Padcway,100 feet in width, at the southwesterly !' comer of that 3.000 acre tract as described is a deed to Prudential Life lastnance, of ~, ~',• record in Offidal Records Volume 28315, Page H03; thence North 82 ° 21' S4" East, along the southerly line of said 3.000 acre tract, a distance of 375.48 feet to the TRUE PLACE OF BEGINNING, Thence North 82° 21' S4" East, continuing along said southerly lire, a distance of ' ~ 5.61 feet to the sott~eaaterly corner of said 3.000 acre tract; ,S ~' Thenca South 44° 42' 39" East, through Lot 8, a distance of 349.63 feet to a point ' `_ -of- line of Bradenton Avenue, 60 fcet in width; i ; in the westerly right way y 'Thence along said right-of-way line with tho arc of anon-tangent curve roo the left, having a radius of 580.00 feet, a central angle of 13 ° 24' 30", the chord of which bears South 19° OT 48" West, s chord distance of 135.42 feet to the point of tangency; ~; i, Thence South 12° 2S' 33" West, continuing along said right-o£-way line, a distance of 143.13 feet to a point of ctuvature; Thence with the arc of a curve to the right, having a radius of 30.00 feet, a central ~' angle of 90 ° 00' 00", the chord of which bears South S7 ° 2S' 32" West, a chord distance of 42.43 feet tp the point of tangency is the northerly right-of-way line of Parke~nter '• ~ Avenue, 60 feet is width; Thence North 77 ° 34' 27" West, along avid right-of-way line, a distance of 253.14 i' feet to a point; . Thence Nor@i 12 ° 2S 33" East, through said Lot 8, a distance of 495.42 feet to the ,' TRUE PLACE OF BEGIIQNING and coining 2.674 acres of land Bearings herein conform to those of the referenced plat, ie. North 77 ° 34' 27" Writ for Parkcettter Avenue. , `' This descriptien was prepattid by M-E Civil Engineering. Inc. i i' 97300802.674~quegal f ,: ._.. ., ;, .' ^.. III. CONTIGUOUS PROPERTY OWNERS list all neighboring property owners within 300 feet from the perimeter of the area to be rezoned. Such list to be in accordancewith the County Auditors curtent tax list (Use additional sheets as necessary) Labels formatted for Avery 5160 may besubmitted as labels or on a computer disk. PROPERTY OWNER (not Mortgage Company or Tax Service) MAILING ADDRESS CITY/STATE2IP CODE S~~ ATtaC ~M ANT ~X N 16~ ~ 'C~ ~ ~ -~ _„ ~ ~~ C~~dC~ ~ Or - i 199f3 L...~- --:- _: „'' CITY a~ ~- - .=---_ Page 3 of 4 Rezone Application ~jCNI~~ ~ Bradenton Pediatric Building Co. Ltd. 5040 Bradenton Avenue Dublin, OH 43017 Graham Browne 6505 Tonbridge Street Worthington, OH 43085 Charter Hospital of Columbus, Inc. Magellan Health Services PO Box 209 Macon, GA 31202 Timothy Fallon 8394 Gleneagles Court, Dublin, OH 43017 Mid-States Development Corp. Robert Davis 5720 Avery Road Dublin, OH 43016 Hospital Properties, Inc. Attn: Frank Pandora 3555 Olentangy River Rd., Suite 4000 Columbus, OH 43214 Duke Realty L/P 4700 Lakehurst Court, Suite 150 Dublin, OH 43016 Lori Cross 5133 Rings Road Dublin, OH 43017 Kenneth.Urban 5179 Rings Road Dublin, OH 43017 Franklin Properties Funding Corp. One International Place, Room 608 Boston, MA 02110 Precision Equities Ltd. Daimler Group, Inc. 1533 Lake Shore Drive Columbus, OH 43204 Principal Mutual Life Insurance Co. Bradenton Internal Medicine Properties Division Building Company Ltd. 711 High Street 5070 Bradenton Avenue Des Moines, IA 50392 Dublin, OH 43017 Randall Asmo 5145 Rings Road Dublin, OH 43017 City of Dublin 5200 Emerald Pazkway Dublin, OH 43017 Dublin Hotel LLC 4243 Hunt Road Cincinnati, OH 45242 Pazk Center Properties, Inc. 5060 Pazkcenter Avenue, Suite D Dublin, OH 43017 FILE COPY A8-i~~ ~p ~~~od~ ~ r--------____. nT ~~ ~~ ~ ~ ~~~ $ .' CITY C~~ [~~ _l -. ,, _~ a • IV. PROPERTY OWNER INFORMATION. Name of Current Property Owner(s): ;,~=Q-~-~ =~;~o / Tuttle Road L/P Mailing Address: ~a^~°-~~;~«entz~,-~~it~--.B / c/o Multi-con Builders (Street, City, State, Zip Code) 7 / 500 S. Front St. , Suite 770, Columbus, OH 432 Daytime Telephone: , , Fax: Name of Contact Person", (ex. Attorney, Architect, etc): Ben W. Hale, Jr. or Jackson B. Reynolds III `Please complete the Agent Authorization, Section VII, below. Mailing Address: Smith & Hale, 37 West Broad St., Suite 725 (Street, City, State, Zip Code) Columbus, OH 43215 Daytime Telephone: (614) 221-4255 Fax: (614) 221-4409 Which of the above is the primary contact person? Ben W. Hale , Jr . V. AUTHORIZATION TO VISIT THE PROPERTY Site visits to the property are necessary by City representatives in order to process this application. The Owner/Applicant hereby authorizes City representatives to visit, photograph and post a notice on the property described in this application. VI. UTILITY DISCLAIMER The City of Dublin will make every effort to provide essential services to the property as needed. However, the rapid growth of the City of Dublin and northwest Franklin County has stretched the City's capacity to provide these services to the limit. As such, the City of Dublin may be unable to make all or part of said facilities available to the applicant until some future date. The Applicant/Owner hereby acknowledges that approval of this request for rezoning by the Dublin Planning and Zoning Commission and/or Dublin City Council does not constitute a guarantee or binding commibnent that the City of Dublin will be able to provide essential services such as water and sewer facilities when needed by said Applipnt. VII. OWNER AUTHORIZATION FOR REPRESENTATIVE I, - ,the owner and applicant, hereby authorize to ad as my representative and agent in all matters pertaining to the processing and approval of this application inGuding modifying the project, and I agree to be bound by all representations and agreements made by the designated agent. Signature of Current Property Owner. Date: Signature of Curerrt Property Owner. Date: " ~~~ U ~, VIII. APPLICANT'S AFFIDAVIT ~ ~ ~~ I ^' ~~p STATE OF OHIO ~~ - f IJJO °Ot,NTY OF FRANKLIN CITY OF . i~ I, Jackson B... Reynolds III, on behalf of The Leslie OrO~~pplicantor and understand the contents 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 bel'~ef. II Authorized Representative/ /~,,.~~~.~~~i~-%~~f / L~e~.'/'L~' I Date: ~D /~ / l fJ II Subscribed and sworn to before 7 rr d~of 19~ Notary Public FILE COPY q~3~iu Page 4 of 4 Rev. February 13, 1996 :~~p1A PAUTA V. PRICE i~aalr~uc,alaaEOw:aNo Mr c~lou io~ll~s guar is, zoa2 G:W FFICE\WP~DOCS~FORMSWPPUCAT~REZONE.APP ~. Subarea E Smaller 0f5ce SiteslHotel/Motel Use Permitted Density: In an effort to step the scale, a density from higher along the freeway to smaller, lower density office and other permitted uses that would blend in with existing Parkcenter Avenue office, Subarea E will have a maximum density of I 1,000 SFIAC for office and a density maximum of 33 rooms per acre for the hoteUmotel use. Permitted Uses: The following uses shall be permitted within Subarea E: 1. Those uses listed in Section 1159.01 and 1175.01 of the Zoning Code. 2. Day Care Center 3. Hotel/Motel Yard and Setback Requirements: 1. Side yards shall be 12.5' for pavement and 25' for building 2. Rear yards shall be 12.5' for pavement and 25' for building 3 Setback from Parkcenter Road shall be 30' for pavement and 50' for buildings, and setback from Bradenton Avenue shall be 25' for pavement and 50' for buildings. 4. Total ground covered by all buildings shall not exceed 25% of the total lot area. However, pavement and buildings shall cover no more than 60% of the total lot area unless an increase up to 70% is approved by the planning and zoning commission. Height Requirements: ... 1. Maximum height structures within Subarea E shall be 65' as measured per Dublin Zoning Code. Parking and Leading: Size, ratio, and type of parking and loading facility shall be regulated by Dublin Code Chapter 1193. 2. Bank drive-thru stacking requirements as per the Columbus Zoning Code. Circulation: All proposed access points on to Parkcenter Avenue and Bradenton Avenue shall be reviewed and auvroved by the City Engineer and shall be shared with the lots located to t,~te u-~t and north AS SUBMITTED T+0 CQUN 9 FOR MEETING oN ~,~~o~ D CITY OF Y Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened form view by a solid wall or fence. Storage and equipment: ~„,,,,, 1. No materials, supplies, equipment or products shall be stored or permitted to remain on any portion of a parcel outside a permitted structure. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be screened from public view with materials harmonious with the ~"" building. Landscaping: Landscaping shall be according to the Dublin Landscape Code Chapter 1187. 2. Within the setback area long Park Center Avenue a 3 foot average height continuous earth mound shall be installed as well as one tree per 40 feet of frontage or fraction thereof. Trees have to be equally spaced as possible. An eight-foot (8') bike path will be installed along the north side of Parkcenter Avenue and afive- foot (5') sidewalk shall be placed along Bradenton Avenue. Architecture Building Materials: Brick will be the predominant building material on all four facades of the building. Brick shall constitute not l~Ns than 70% of the elevations and the remaining area may be dryvit, hardiplank, or other natural materials. Chimneys will be done in masonry. The architectwe should coordinate with the surrounding buildings. ~. 2. The facade areas will be articulated with varying plane changes and detailing, and may be accented by the change in building materials to add visual interest and aid in breaking up the overall height and mass of the structwe and dominance on the site. ,..+ 3 The building materials and facade treatment will be used on all fow (4) building elevations to inswe an attractive and architecturally interesting addition to the Tuttle Road area. 4. The shingles on the roof will be complimentary to the predominate roofing color found in the area and the roof will be articulated with changes in pitch, dormers, offsets, or other features to give variety to the roof line of the structure. Minimum roof pitch shall be 7:12 or subject to planning and zoning commission approval, and may be flat if architecturally preferable. 5. The architecture and materials proposed for the motel/hotel building are to be reviewed and approved by the Planning and Zoning Commission during the development plat stage of PCD process. r Signage: 1. Signage for the site shall consist of one monument style sign with an area of 50 square feet per side and a maximum height of six feet (6'). The sign shall be set on a masonry base constructed of materials to match that of the building. Lighting: 1. Site lighting shall comply with the Dublin Lighting Guidelines and the general development standards of the Tuttle Crossing text. ..• DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION July 15, 1999 CITY OF DUBLIN ~~ Division of Pla~g I seoo s~-~ eooa ~~abpn, oha 43016-1236 Mione/1DD: 614-761.6550 Fax: 614-161.6566 Mleb Sile: www.dubl'n.oh.us The Planning and Zoning Commission took the following action at this meeting: 4. Rezoning Application 98-1112 -Revised Composite Plan -Tuttle Crossing - Subarea E -Hawthorn Suites Hotel - 5300 Parkcenter Avenue Location: 2.674 acres located ors the northwest comer of Parkcenter Avenue and Bradenton Avenue. Existing Zoning: PCD, Planned Commerce District (Tuttle Crossing Plan). Request: Review and approval of a revised text (including the creation of Subarea E zor hotel use) under the PCD provisions of Section 153.058. Proposed Use: Hotel with 89 rooms, in addition to office: uses as currently permitted.. Applicant: Tuttle Road L/P, Multicon Builders, X00 South Front Street, Suite 770, Columbus, Ohio 43215; represented by Ben W. Hale, Jr., 37 West Broad Street, Suite 72,5 , Columbus, Ohio 43215. MOTION: To approve this rezoning application because it provides a needed business service and is consistent with the Tuttle Crossing development; hotel revenue characteristics are positive for the municipality; and it provides vehicular connections to surrounding properties, ..•~ with five conditions: 1) That the Architecture Building Materials portion of the text be revised as follows: (Revisions in italics) 1. Brick will be the predominant building material on all four facades of the building. Brick shall constitute not less than 70 percent of the elevations and the remaining area may be dryvit, Hardiplank, or other natural materials. Chimneys will be done in masonry. The architecture should coordinate with the surrounding buildings. 2. The facade areas will be articulated with varying plane changes and detailing, and may be accented by the change in building Page 1 of 2 NIl40flm W OOIJMf.7. IOII~A100N.~9 DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION July 15, 1999 4. Rezoning Application 98-1112 -Revised Composite Plan -Tuttle Crossing - Subarea E -Hawthorn Suites Hotel - 5300 Parkcenter Avenue (Continued) materials to add visual interest and aid in breaking up the overall height and mass of the structure and dominance on the site. 3. The building materials and facade treatmewnt will be used on all four (4) building elevations to insure an attractive and architecturally interesting addition to the Tuttle Road area. 4. The shingles on the roof will be complimentary to the predominate roofing color found in the area and the roof will be articulated with changes in pitch, dormers, offsets, or other features to give variety to the roof line of the structure. Minimum roof pitch shall be 7.•12 or subject to Planning and Zoning Commission approval, and may be jlar if architecturally preferable. S . The architecture and aterials proposed for the motel/hotel building are to be reviewed and approved by the Planning and Zoning Commision during the development plat stage of PCD process.. 2) That the text be changed to state that pavement and buildings shall cover no more than 60 percent of the total lot area unless an increase, up to 70 percent, is approved by the Planning and Zoning Commission; 3) That the text be revised to permit ground signs (no wall signs, etc.); 4) That the lighting comply with the Dublin Lighting Guidelines and the general development standards of the Tuttle Crossing text; and 5) That all conditions above be resolved to the satisfaction of staff prior to scheduling this case on the City Council agenda. * Jackson Reynolds, Smith and Hale, agreed to the above conditions. VOTE: 6-0. RESULT: This rezoning application was approved. It will be forwarded to City Council with a positive recommendation. STAFF CERTIFICATION .~ ~ j~ Suzann ingenfield Planner ,. ~` 'Dublin Planning and Zoning Commission Staff Report -July 15, 1999 Page 15 CASE 4: Rezoning Application 98-1112 -Revised Composite Plan -Tuttle Crossing, Subarea E -Hawthorne Suites - 5300 Parkcenter Avenue APPLICANT: Tuttle Road I./P, c/o Multi-Con Builders, 500 South Front Street, Suite 770, Columbus, Ohio 43215; represented by Ben W. Hale, Jr., 37 West Broad Street, Suite 725, Columbus, Ohio 43215. REQUEST: Review and approval of a revised composite plan and development text (Tuttle Crossing Plan) to permit a hotel use under the PCD, Planned Commerce District provisions of Section 153.058. The proposal includes the creation of Subarea E. The site is 2.674 acres located at the northwest comer of Bradenton Avenue and Pazkcenter Avenue. STAFF CONTACT: Suzanne E. Wingenfield, Planner. BACKGROUND: The site is zoned PCD, Planned Commerce District and is located in Subareas B and C of the Tuttle Crossing Plan. Permitted uses include office, laboratory and research and daycare uses. Hotels are not currently permitted. This proposal will modify the composite plan and development text by creating a new Subarea E, which will add hotels as a permitted use. A 79,000 square foot, 89-room, four-story hotel is proposed. This case was tabled after discussion by the Commission on May 6, 1999. The main issues were design and architecture, lot coverage and greenspace, and the scale of the building compazed to the surrounding azea. Following a recommendation by the Planning Commission on this rezoning application, a public heazing will be held at City Council, for final disposition. Atwo-thirds vote is required to overturn a negative recommendation from the Planning Commission (a majority vote is required otherwise). If this rezoning is approved, a development plan must also be approved by the Commission prior to construction. CONSIDERATIONS: • The site is located at the northwest corner of Bradenton and Pazkcenter Avenues. The 2.674-acre site is generally rectangulaz, flat, and has no significant natural features. It has about 250 feet of frontage on Pazkcenter Avenue and 300 feet along Bradenton Avenue. • To the north is undeveloped land within Subarea C. To the northwest is the one-story Dublin Physician Center, and to west is the future two-story Executive Suites office building, both within Subazea B. To the south, across Pazkcenter Avenue, aze undeveloped land and a new three-story office building (under construction), both within Subazea B. To the east, across Bradenton Avenue, is a two-story medical building (under construction) in Subarea C. • The proposal provides for the creation of Subazea E. This proposed Subazea E text permits office uses, daycare, laboratory and research uses and hotels. Dublin Planning and Zoning Commission Staff Report -July 15, 1999 Page 16 • The maximum density for office uses will remain at 11,000 squaze feet per acre. The maximum density for a hotel is proposed to be based on the number of rooms per acre. For hotel use, a maximum of 33 rooms per acre is proposed. Density is not a valid tool for evaluating hotels • There have been two rezoning requests for hotels in this general azea in the past few years. One involved the 210,000 square foot, 303-room Marriott which was approved within Tuttle Crossing in 1996. The site included 10.2 acres. A rezoning application was_ disapproved by the Commission last yeaz and then withdrawn. It included a limited service hotel (three acres on Tuttle Crossing Boulevazd) with 63,000 square feet and 137 rooms. • Hawthorn Suites is the proposed user of the site. The proposal is fora 79,000 square foot, 89-room, four-story hotel. The text indicates that brick will be at least 70 percent of all facades, plus all chimneys. The remaining azea will be dryvit or hazdiplank. The roof pitch will be 7:12 and the smaller dormers will have a 9:12 pitch. The text requires facade plane changes accented by changes in building materials. Attention should also be given to the rhythm of the windows and the treatment of the main entrance at the development plan stage. The text also gives full discretion to the Commission over the architecture and materials at the development plan stage. To blend with the area, staff suggests using a weathered wood color of shingles and limiting the accent material to hazdiplank. • The proposed text requires a 30-foot pavement setback and a 50-foot building setback along Pazkcenter Avenue and a 25-foot pavement and a 50-foot building setback along Bradenton Avenue. The setbacks proposed are the same as the existing text. • Two access points aze shown into the site, one on each street. Both are proposed to be shared. • The pazking requirement for hotels is one space per hotel room, plus one per employee on the largest shift, plus pazking for conference or restaurant use based on squaze footage. The proposed text indicates that the parking will meet the Code. • An eight-foot bikepath is required along the north side of Pazkcenter Avenue, and a five-foot sidewalk is required along the west side of Bradenton Avenue. The text reflects commitments to these improvements. • The submitted plan does not meet the Landscape Code. However, this will be required according to the text. A revised landscape plan will be needed for the development plan. • The proposed text states that signage will consist of one monument style sign with an area of 50 square feet and a maximum height of six feet. The sign will be set on a masonry base to match the building. Also proposed is a six squaze foot wall sign, consisting of the corporate logo and name, to be placed over the main entrance. Wall signs aze not permitted under the current text. Staff cannot support wall signage for this newly created subazea. • All lighting must comply with the Dublin Lighting Guidelines and the general development standards of the Tuttle Crossing text. • Hotels have a different fiscal impact from office use. As part of the Community Plan process, a fiscal analysis was done for non-residential land uses. An update to this ~.. r.. Dublin Planning and Zoning Commission ' ~ Staff'Report -July 15, 1999 Page 17 study was completed this year, and it includes hotels, along with industrial, office and retail uses. The study included the annual net revenues for each use. Due to the significant level of income tax for industrial and office uses, these uses do produce the highest City revenues. The majority of hotel room revenue comes from the six- percent hotel tax. Hotels do produce net positive results, albeit at lower levels than office The Dublin Convention and Visitors Bureau 1998 Annual Report states that the occupancy rate of Dublin hotels was 72 percent, compared to 66 percent occupancy countywide. In 1998 there were approximately 1,500 rooms, and $1,058,930 was collected from bed taxes for the year. As of the end of June 1999 $725,583 has been collected from bed taxes. STAFF RECOMII~NDATION: The proposal provides needed services to Dublin businesses. Hotels generate much less peak hour traffic than office uses. The use is consistent with the Community Plan goal of encouraging land development intensities that can be supported by the transportation network. Staff recommends approval of the revised composite plan, subject to five conditions: Conditions: 1) That the text be revised to limit signage to ground signs; 2) That the text be revised to limit the building accent material to hardiplank; 3) That the architecture of the building coordinate with surrounding buildings including roof color _and have similar architectural design and quality on all elevations; 4) That the lighting comply with the Dublin Lighting Guidelines and the general development standards of the Tuttle Crossing text; and 5) That all conditions above be resolved to the satisfaction of staff prior to scheduling this case on the City Council agenda. Bases: 1) The proposal would provide a needed service to the surrounding offices. 2) The proposal is consistent with the Tuttle Crossing development. 3) The revenue characteristics of a hotel are positive for the municipality. 4) The proposal provides vehicular connections to surrounding properties. r= ~ n ~~ SjfE Q ~.a ,~' ~ GIENDON 0. P dRK ~ ~ 4~ ~ ~ ~I ~ n d r~ TWP . ~ 1~ °,~ rd - -~ ~~~~ `' COLUMBUS 1 98-1112 D'F: 1r ~ Revised Composite Plan ~ 1 ~ Hawthorne Suites - -~ ~ ` 1 ~ Tuttle Crossing, Subarea E ~ ~ v HILLIAR~D ' ~~ ; 87' v LI RI P~ PCD SLR .- a P~ TW j'CD f ~~~ ~ I• HILI~IARD SO a~uMBUs OLR ~~ I R ~'-! _ 9$-1112 Revised Composite Plan Hawthorne Suites Tuttle Crossing, Subarea E ~ j •. •• r Q• i ~ s~1= ~ • ••• w•S •• •• • •.• 'r•s t• •~• s •j• • ..• •• • .. •:' • • • • •/ : • w • t ~ • • • ~•~ • / : • ~:. • • • • • • - • • •t • • • • • - ~• • • • . • w '• ~ • • • Z • • ' : • • • • . • ~ f vD 0 ~ - •• ---I - • C .. _ ~..-~•p ~ •= '~ s •: ~a t C~ ., - •.- t~ ;~ • _ o, t p PJ , . ~ ~ • • . • • _ • • • • • • • •• • s ., ~~ ~ ~ ~ • ' .~- • -; s ~• ;• ..Q~ • .• • • • • . ' •• . ~ • .~ ~ ~ • • / A _ • vJ M~ • • • • • •~ • M . ~ ~ • _ • ~ • • • • • • •• t V • C • .~ _ • :a ~ .: . ~ .. D •' - 3~ « f ~ • _, r • ~.. _ t ~ °'b s '\ ~--~ Z ••• •- ~ ~ • N • a • - •~ • ~ • ~ : ? •• • • ~ • • • • :• • • •t • 7 • '_ • t w • ~ • N • • • , ~ - •~ ~~ 1. • tit/ ~ • q • . • • . :..- , . r ~ ~.}' • • . ~ "• '• 98-1112 ~ ; ti ~~ Revised Composite Plan ~ Hawthorne Suites • Tuttle Crossing, Subarea E .. ~~ ~~m 98-1112 Revised Composite Plan Hawthorne Suites Tuttle Crossing, Subarea E SITE PLAN ~~~ - ~~' s r r • r A 9&1112 Revised Composite Plan Hawthorne Suites Tuttle Crossing, Subarea E r•r Dublin Planning and Zoning Commission Minutes -July 15, 1999 Page 14 Mr. McCash made a motion to approve the plan with eight nditions: 1) That protective fencing be installed at the drip 1' of all trees to be prese d prior to and during all phases of construction with fie erification by staff; 2) That the proposed riprap for the storm se r outlet be replaced wi ashed river rock, or other natural looking treatment t lend with the natural ing, subject to staff approval; 3) That plant species within the d be approved by staff; 4) That all proposed improve nts within the existin foot-wide telephone c pany easement, including gra ' ,headwall constructi and tree plantings, be roved in writing by the phone mpany; 5) That a revised pe plan be submi showing a replaceme species for red maples, and service equipment be' reened per Code, subj to staff approval; 6) That boll or wheel stops for bus parking spaces be ' ed, subject to staff 7) staff work with the idents of Violet Ve' Court and the neigh ood sociations on issues rel ve to work hours, sego cing of construction, mi ' ation of related construction c and neighborhood c conflicts, etc. an incorporate those issues into a bid documents, and t consideration to alte five routes or access for cons 'on vehicles be work out; and 8) That appro ate signage be located entries into the park indicate that this is a nature serve, that .all dogs m leashed, and that pro 'its dogs from swimming in of the water features. Mr. tep seconded the mo ' n, and the vote was follows: Mr. Harian, yes; Mr. ider, yes; Mr. Spra ,yes; Mr. Peplow, yes; . Eastep, yes; and Mr. McCash, yes. pprrved 6-0.) Mr. Lecklider r ' rated that the Commissi was not likely to hear other cases after Case 4. Ms. Fierce the next scheduled m is August 19. 4. Rezoning Application 98-1112 -Revised Composite Plan -Tuttle Crossing -Subarea E -Hawthorne Suites Hotel - 5300 Parkcenter Avenue Suzanne Wingenfield said this site is located in Subareas B and C of the Tuttle Crossing PCD. Permitted uses include office, daycare centers, and laboratory and research. This proposal will modify the current composite plan and development text by creating Subarea E. This subarea will allow hotels which are currently not permitted. This rezoning was tabled on May 6, 1999. The main issues at that meeting were design and architecture, lot coverage, greenspace and the scale of the building in that area. The site will also need approval of the development plan before construction. She said the text has been revised and includes a commitment that make architecture and materials subject to Commission approval at the development plan stage. Ms. Wingenfield showed several slides. The site is 2.6 acres located at the northwest corner of Bradenton and Parkcenter Avenues. Adjacent sites have two- and three-story offices. Dublin Planning and Zoning Commission Minutes -July 15, 1999 Page 15 The text maintains the same setbacks (30-foot pavement and 50-foot building on Parkcenter Avenue, and 20-foot and 50-foot on Bradenton Avenue). Two access points are shown, both of which will be shared. The text requires parking to meet Code. An eight-foot bikepath on Parkcenter Avenue and afive-foot sidewalk on Bradenton Avenue are committed to in the text. A 79,000 square foot, four-story hotel with 89 rooms is proposed. The maximum height of 65 feet will still apply, and the building as shown is 55 feet tall. The text requires brick for chimneys and at least 70 percent brick on all facades. The remaining area can be dryvit and Hardiplank. She said staff prefers the Hardiplank. The roof is shown as black asphalt shingles, and staff recommends limiting it to "weathered wood" color to match the surrounding buildings. She said the text gives the Commission full discretion to review architecture and building materials at the development plan stage. Ms. Wingenfield said the text indicates signage will be round, monument-style signs with a masonry base matching the building, 50 square feet and six feet tall. The text also proposes a six square foot wall sig~t over the main entrance. Wall signs are not currently permitted here, and staff could not support wall signage here. She said hotels have a different fiscal impact from office uses. The Community Plan included a fiscal analysis of commercial land uses. A 1999 update to this study was included in the Commissioner's packets. The study showed hotels have net positive results, mainly due to the 6 percent hotel bed tax. In 1998, bed taxes were over $1M. Ms. Wingenfield said hotels are needed by surrounding Dublin businesses, and they generate less peak hour traffic than offices. The use is consistent with the Community Plan traffic goals. She said staff recommends approval with five conditions: 1) That the text be revised to limit signage to ground signs; 2) That the text be revised to limit the building accent material to hardiplank; 3) That the architecture of the building coordinate with surrounding buildings including roof color a~ have similar architectural design and quality on all elevations; 4) That the lighting comply with the Dublin Lighting Guidelines and the general development standards of the Tuttle Crossing text; and 5) That all conditions above be resolved to the satisfaction of staff prior to scheduling this case on the City Council agenda. Mr. Harian noted that the landscaping, architecture, etc. were not relevant at this stage. Ms. Wingenf~eld agreed. Ms. Wingenfield said the text was modified to be more restrictive. The lot coverage shown is 58 percent. She said most of 'the changes were architectural, making stronger text commitments and giving discretion to the Commission at the development plan stage if changes were made. There has been additional detailing added and work on the building roofline. Mr. Lecklider said that at the last meeting lot coverage and landscaping were major issues, and this has not changed. Ms. Wingenfield said the applicant is aware that their interior landscaping was deficient, and it will be addressed at the development plan. . Dublin Planning and Zoning Commission Minutes -July 15, 1999 Page 16 Mr. McCash asked if the reaz, 39-space pazking lot needs a landscape island. Ms. Wingenfield said it should be considered at the time of the development plan. Jack Reynolds, Smith and Hale, said the applicant agreed to the above conditions. He said the landscape plan was revised and resubmitted. Rick Larson, Tharaldson Development Company, appreciated the Commission's tune at this late .hour. He said Mr. McCash suggested several things be incorporated in the architecture. The pone cochere aligns with the building's center, and windows could be added on the bottom to keep things in line. He said windows cannot be placed where the stairs aze located. Mr. McCash said he had provided sketches and suggestions to Mr. Reynolds at his request. He said the brick quoins on the flat elevation aze typically seen on a corner. Mr. Tharaldson agreed to work with staff on the architecture at the development plan. Mr. McCash said the building still needed to be tweaked for scale issues. Mr. Peplow said the building was different from surrounding traditional office buildings, and he was concerned it would not fit. Mr. McCash said its height is comparable to the Duke buildings. Mr. McCash said there was probably a way the azchitectural treatment of the four-story building could make it more horizontal in appearance. Mr. Tharaldson said athree-story building would not work for them. He was willing to work with staff on the azchitecture. Mr. Eastep was concerned also with the scale. He suggested using dormers for the top floor to lower the roofline. He suggested eyebrows at the fourth floor windows and dormers those versus running a standard full height ceiling. Mr. Sprague said he was in favor of this proposal, but it had a lot of roof. Mr. Thazaldson said they were willing to work with the roofline, but he was not sure about the dormers. Mr. Lecklider said the architecture of the Residence Inn on Frantz Road fits with the ~,,, residential area across the street. He wants this hotel to compliment the area. Mr. Tharaldson was sure they could make this hotel fit in well. He appreciated the discussion regazding the height of the building. Mr. Reynolds said they were trying to exceed the standazds currently enacted in the PCD text. He said the area was still in need of hotel services. Mr. Eastep was not opposed to the rezoning but was concerned with the character of the building. Compatibility is necessary. He would rather see an office building on this site. He wanted the density lowered. Mr. Peplow and Mr. Sprague supported the rezoning of this site. Mr. Harian agreed with the comments made by all the Commissioners. Mr. Sprague said this was a good spot for a hotel. The design still needs work. ,.., Dublin Planning and Zoning Commission Minutes -July 15, 1999 Page 17 Mr. McCash was generally supportive of the rezoning. However, the architecture needed a lot of work. He did not think the revised text allowed enough freedom to address the architecture. He suggested revisions to the Architecture Building Materials portion of the text. Mr. Lecklider suggested changing the proposed text to lower the height under 65 feet and to decrease the lot coverage. Mr. Tharaldson said the Commission would have architectural approval including the height. Mr. Eastep said this rezoning would run with the land and someone else could build to the maximum of the PCD. Mr. Tharaldson said authority was being given for the Commission to look at whatever is proposed for this site. Ms. Fierce said the Commission's discretion is written into the text. Mr. Reynolds agreed to change .the overall lot coverage to 60 percent, and anything up to 70 percent will require Commission approval. Mr. Sprague made the motion To approve this rezoning .application because it provides a needed business service and is consistent with the Tuttle Crossing development; hotel revenue characteristics are positive for the municipality; and it provides vehicular connections to surrounding properties, with five conditions: 1) That the Architecture Building Materials portion of the text be revised as follows: (Revisions in italics) 1. Brick will be the predominant building material on all four facades of the building. Brick shall constitute not less than 70 percent of the elevations and the remaining area may be dryvit, Hardiplank, or other natural materials. Chimneys will be done in masonry. The architecture should coordinate with the surrounding buildings. 2. The facade areas will be articulated with varying plane changes and detailing, and may be accented by the change in building materials to add visual interest and aid in breaking up the overall height and mass of the structure and dominance on the site. 3. The building materials and facade treatmewnt will be used on all four (4) building elevations to insure an attractive and architecturally interesting addition to the Tuttle Road area. 4. The shingles on the roof will be complimentary to the predominate roofing color found in the area and the roof will be articulated with changes in pitch, dormers, of `'sets, or other features to give variety to the roof line of the structure. Minimum roof pitch shall be 7.•I2 or subject to Planning and Zoning Commission approval, and may be flat if architecturally preferable. 5. The architecture and aterials proposed for the motel/hotel building are to be reviewed and approved by the Planning and Zoning Commision during the development plat stage of PCD process.. 2) That the text be changed to state that pavement and buildings shall cover no more than 60 percent of the total lot area unless an increase, up to 70 percent, is approved by the Planning and Zoning Commission; ~• Dublin Planning and Zoning Commission Minutes -July 15, 1999 Page 18 3) That the text be revised to permit ground signs (no wall signs, etc.); 4) That the lighting comply with the Dublin Lighting Guidelines and the general development standards of the Tuttle Crossing text; and 5) That all conditions above be resolved to the satisfaction of staff prior to scheduling this case on the City Council agenda. Mr. McCash seconded the motion, and the vote was as follows: Mr. Harian, yes; Mr. ~""" Lecklider, yes; Mr. Peplow, yes; Mr. Eastep, yes; Mr. McCash, yes; and Mr. Sprague, yes. (Approved 6-0.) 5. Rewning Application 99-063Z -Perimeter Center, Subarea D -Crown Auto Dealerships -6350 Perimeter Loop Road Due to the Iate hour, this case was postponed agenda without discussion or vote. 6. final Development Plan 98-126FDP -Shannon Glen, Section 4 (Lots 114 -124) Due to the late hour, this case was postponed without discussion or vote. 7. Preliminary Development Plan (Fynalization) Z96-002 - Amberleigh North, Section 5 (Cluster Site) Due to the late hour, this case was postponed without discussion or vote. The meeting was adjourned at 12:05 a.m. Respectfully submitted, L~~l % ~- Libby F ley Administrative Secretary Planning Division EXISTING TEXT 1-270/TUT"I'LE ROAD SUBAREA DEVELOPMENT STANDARDS AUGUST 9, 1988 REVISED AUGUST 30, 1988 REVISED OCTOBER 31, 1988 REVISED NOVEMBER 10, 1988 REVISED OCTOBER 22, 1993 REVISED DECEMBER 11, 1995 REVISED OCTOBER 15, 1996 The following Subarea Descriptions and Development Standards by subarea shall be made pazt of the Concept Plan and are further discussed and illustrated in the Subarea Plan. Because of the site's location along. the eastern edge of the I-270 outerbelt:and adjacent to a major proposed interchange with Tuttle Road, Subarea A may contain fi-eeway-oriented office uses similaz to those found further north and bordering I-270. These uses may include, but aze not limited to, hotels/motels, general office uses, corporate headquarters office or major institutional uses. High to mid-rise signature office buildings with parking structures will be promoted within Subazea A. Typically found adjacent to a major interchange and the first at grade intersection, these two subareas contain free-standing uses on individual lots that require: • A highly visible location • Immediate access • Arterial roadway frontage Although available to the general community, these:uses~ane~also designed;to serve~the needs of the immediate neighborhood including the adjacent office uses. Because of the site's location along the eastern edge of the I-270 outerbelt and adjacent to a major proposed interchange with Tuttle Road. Subarea A2 may contain fi~eeway oriented office uses similaz to those found further north and bordering I-270. These uses may include, but aze not limited to, hoteLs/motels, general office uses, corporate headquarters office or major institutional uses. High to mid-rise signature office buildings with parking structures will be promoted within Subazea A2. 98-1112 Revised Composite Plan Hawthorne Suites Tuttle Crossing, Subarea E EXIST1NG TEXT I-270/T~ttle Road Subarea Development Standards for Subarea A3 which was part of Subarea A in the original zoning approved by the City of Dublin. This subarea is a 10.214± acre tract on the west side of Blazer Parkway, south of Parkcenter Drive. The creation of Subarea A3 reflects the specific needs of the proposed hoteUconference center development as it relates to the site. SLbarP.a B Tnt ally Related iJses; ~~This subarea transitions-from-the larger .scale signature office .located along the freeway to the smaller, low scale structures associated along Frantz Road. Subarea B will be characterized by medium scale multistory suburban office uses. This is characterized by its relationship with the adjacent office uses along Frantz Road and the overall intention to compliment the small scale, low rise structures. Sabarea Development Standards General 1. It is the intent of the developer to create a unified, high quality office park development. Mid-rise signature:,type offices with parking structures will be promoted along. freeway frontage. Office structures will transition to smaller scale owner-occupied type offices along Frantz Road. Detailed architectural standards will be set forth in deed restrictions providing for . -_ ~~ .coordinated use ofmaterials and architectural.character.throughoutahe.development. The use of extensive landscape treatment will bepromoted throughout:the development. A major landscaped boulevard will be created from Tuttle~taRings-Road: It is the intent of the developer to work clearly with ODOT. and the City of Columbus to extensively landscape the proposed interchange and Tuttle Road. A major entry feature structure is proposed for the intersection of Tuttle Road and Tuttle Parkway. y8-111Z 2 Revised Composite Plan Hawthorne Suites Tuttle Crossing, Subarea E EXITING TEXT The same palette of landscape materials will be utilized in a similar design manner throughout the development to create a unified theme. The proposed developments will be focused around major water features utilized for detention and aesthetic quality. Wells will be utilized in some cases to control levels. Signage, shape, size, color and style will be controlled in Signage standards set forth the entire development with the deed restrictions. All site planning will be done in a manner consistent with prudent planning principles and practice. 2. ~If these standards conflict in any way with.the City of Dublin Codified Ordinances, then the Planned Commerce District shall prevail. Standards in the Dublin Zoning Code - applicable to matte~ts notcovered in this document shall apply to each of the subareas in the • Planned Commerce District. 3: • • Street plan -alignments.shown on the plan-give:a=general .indication.of how they will be platted and constzucted..They are not, however-.intended.to::~be:.precise, .and -while the ;.. -functional system will be produced,~its precise location may vary firm that shown so ong _: :. , -:-; as the functional objectives continue to be attained. 4. .Initial ..development-will begin with Subarea C, Subarea A -will .not begin development -until proposed interchange construction has begun. The pace and ultimate time frame of development will vary depending on market conditions. 5. Signage and Graphics Except as otherwise herein stated: a. All signage and graphics shall conform to the Dublin Sign Code Chapter 1189. b. All Signage shall be subject to applicable Signage setbacks of Chapter 1189, Signs. c. -All uses within Subarea Al shall .have .Signage of consistent,.proportion and materials. Ground .mounted "monument" =signs; -:sign • base, ~ and landscaping shall conform to the standard Signage designdetail:as shown:inExhibit~-"_A" and shall be either internally or externally illuminated =Wall mountedsigns shall-consist of only single block letters and shall either internally or externally illuminated. d. Other than uses within Subarea Al no sign shall be painted or posted directly on the surface of anybuilding, wall or fence. No wall murals shall be allowed. e. Other than uses within Subarea Al no signs shall be applied to windows for the purpose of outdoor or exterior advertising. f. No roof signs shall be permitted. Nor should a sign extend higher than the building. 98-1112 3 Revised Composite Plan Hawthorne Suites Tuttle Crossing, Subarea E EXISTING TEXT g. No flashing, traveling, animated or intermittently illuminated signs may be used. h. No billboards, or electrical or other advertising signs shall be allowed other than a sign carrying the name of the business occupying the site. I. Each freestanding use fronting on Tuttle Crossing Boulevard within Subarea Al shall be entitled to two identification signs. One shall be oriented to Tuttle Crossing Boulevard and the second shall be oriented to Blazer Parkway or Bradenton Avenue or to the north service road as applicable. In no case shall any freestanding use be allowed more than.two (2) building identification signs. The building identification sign along Tuttle Crossing Blvd. shall be either a ground mounted "monument": sign or a wall mounted sign. The building identification sign along Blazer Parkway and Bradenton Road shall be .either a ground mounted "monument" sign ora-wall mounted. sign.'`The Building~ideittificationsign along the service road shall be a wall mounted sign. Thefreestanding "monument" sign- shall be a maximum :of 6 feet in height-and - - .contain amaximum area of 50 per sign face. The wall mounted sign shall be a maximum height of.15'. and equal. to one square. foot of sign area for each lineal foot of width of the:building face to which the sign is attached, but shall not exceed the maximum size of 80 square feet. The combined area of all wall ground mounted monument, and window signs shall in no case exceed 90 squaze feet. j. Each use within Subarea Al shall be permitted (1) window sign. It may not exceed 10 square feet and shall be included in the maximum area calculation per site as outlined above. k. A project identification ground sign will be allowed in Subarea A adjacent to a site no more thane 25' firm the 1-270 right-of--way, and shall be no higher than 20'. The sign shall be internally illuminated and two-sided and not exceed 300 square feet in area per sign face. If this site is developed with a hoteUconference center and the above referenced signage is used for that,developmeat, then the developershall give. . up its right to install a project identification<sign-$long the:I~274.right-of~way which :was permitted in the Tuttle Road/I-270 zoning.:Said projecirsign vas a two-sided sign with 300 square feet in area persign~face~for.an°overalltotal~of~600 squaze feet of sign area. 1. Notwithstanding anything to the contrary contained in item S, Signage and Graphics, the signage for the proposed hoteUconference center is as specified in the specific text for Subazea A3. 98-1112 4 Revised Composite Plan Hawthorne Suites Tuttle Crossing, Subazea E Ex~sTi~v~ ~xT 6. Lighting: Except as otherwise herein stated: a. External lighting within all subareas shall be cut off type fixtures. b. All types of parking, pedestrian and other exterior lighting shall be on poles or wall mounted cutoff fixture and shall be from the same type and style. c. All light poles and standards-shall be dark in color and shall either be constructed of dark wood, dazk brown, black or bronze metal. d. Parking lot lighting shall be no higher than 28'. e. Cutofftype=landscape and building-uplighting~shallbepenmitted. . . f. ~ .....All lights shall be arranged to reflect lightaway from any street or adj scent property. g. Direct or indirect glare into the eyes of motorists or pedestrians shall be avoided. h. All building illuminations shall be from concealed sources. I. No colored lights shall be used to light the exterior of buildings. j. Landscape lighting along Tuttle Road shall be ground mounted with a low level of illumination. 7. Landscaping: a. As many existing trees as possible shall be preserved. b. Any portion of a lot upon which a building pazking area is.not constructed shall be landscaped. c. Street trees on each side of an entry drive~shall~be~setback:twenty (20) feet.from the curb to accentuate the entry/exit points. d. A minimum greenbelt of ten (10) feet shall be maintained between adjoining property line except in Subarea A3 where a minimum of five (5) feet shall be maintained. e. Site unity can be maintained by specifying the same species of major landscape elements (shade trees, evergreen trees and ornamental trees.) New compatible species of shrubs and ground cover will be introduced to the plant palette as needed to provide interest, focal points and screening around new development. 98-1112 5 Revised Composite Plan . Hawthorne Suites Tuttle Crossing, Subazea E EXISTING TEXT FenceslWalls: a. No chain link or wire fending shall be permitted. 8. Sidewalks shall be a minimum of five feet wide, paving material to be concrete. Sidewalks shall be located as shown on the approved pedestrian circulation plan (See Exhibit B.) Permitted Uses: The following es shall be permitted wi ubarea A: 1. Thos es listed in Section 1.159. and 1`175:01 Hof-the Zoning 2. Co rate offices. ' 3. tel and Motel. 4. 'tutional uses. S. Ancillary commercial or taurant uses within hotel uses. ermitted Density: In an effort to promote larg scale signature type office b the maximum density wi Subarea A will be 18,000 needed to create parking fractures, therefore, promoti~ Yard and Setback R airements: i... 1. Setback on azer Parkway shall be 30' 2. Setback ng I-270 shall be SO' for all ~ a struc primarily devoted to office or ' gs with integrated parking stru es, /Ac. The higher density will off t cost open space other-than parking 1 all pavement areas;: ~0' •for ina areas and 75' for buildi 3. Side y shall be 25' for pavement d buildings. 4. Rear ards shall be 25' for pavem and buildings. 5. Al then publicly dedicated local Meets shall have a 25' pavement and 50' building 98-1112 6 Revised Composite Plan Hawthorne Suites Tuttle Crossing, Subazea E EXISTING TEXT I. Th wall signage on the east levation shall be o e building structure. j. n order to accommodate name change the sig refaced/replaced with a ew name subject to s each sign does not ex the square footage the submitted grap ' s drawing. Permitted Uses The following uses shall be permitted within Subarea B: into the overall l~lge outlined in this sectio may be ~s review that the square otage of the corresponding sign epicted on 1. Those uses listed in Section 1159.01 and 1175.01.oftheZoning Code. 2. Day Care Center Conditional Uses: Drive-in facilities developed in association with a penmitted use. Permitted Density: 14,000 square feet per acre. Yard and Setback Requirements: 1. Side yards shall be 25' for pavement and buildings. 2. Rear yards shall be 25' for pavement and buildings. 3. Setback from Blazer Parkway and Park Center Avenue shall be 30' for all ~ pavement areas and 50' for all buildings. 4. Front yard parking setback for Bradenton and all publicly dedicated local access streets shall be 25' for pavement and 50' for buildings. 5. Total ground covered by all buildings shall not exceed 25% of the total lot area. However, parking garages and buildings shall cover no more than 75% of the total lot area. Height Requirements: 1. Maximum height for structures within Subarea B shall be 65' as measured per Dublin Zoning Code. 98-1112 18 Revised Composite Plan Hawthorne Suites Tuttle Crossing, Subarea E EXISTING TEXT Parking and Loadings: 1. Size, ratio and type of parking and loading facility shall be regulated by Dublin Code Chapter 1193. 2. Bank drive-thru stacking requirements as per the Columbus Zoning Code. Circulation: 1. Blazer Parkway shall have a 100' right-of--way and a 36' pavement width. 2. Park Center Avenue shall have a 60'right-of-way and a 36' pavement width. Waste and Refuse: 1. All waste and refuse shall be containerized:and,.~ull}~acreenedd'mm•wie~v by a solid wall or fence. Storage and Equipment: 1. No materials, supplies, equipment or products shall be stored or permitted to remain on any -portion of a parcel outside a permitted structure. Mechanical equipment or other utility hazdware on roof, ground, or buildings shall be screened from public view with materials harmonious with the building. Landscaping: 1. Landscaping shall be .according to the. Dublin Landscape Code Chapter 1187. Permitted Density: In an effort to step the scale, a density from higher along•the ~treeway to:smaller; lower density office ~•..that.would blend in-with existing Frantz Road.office; Subarea C•wvillrhave~a~maximum density of 11,000 SF/AC. Permitted Uses: The following uses shall be permitted within Subazea C: 1. Those uses listed in Section 1159.01 and 1175.01 of the Zoning Code. 2. Day Caze Center. 98-1112 19 Revised Composite Plan Hawthonie Suites Tuttle Crossing, Subazea E ~•• EXISTING TEXT Yard and Setback Requirements: 1. Side yards shall be 12.5' for pavement and 25' for building. 2. Rear yards shall be 12.5' for pavement and 25' for building. 3. Setback from Park Center Avenue shall be 30' for all pavement areas and 50' for all buildings. 4. Setback from Tuttle Road shall be 30' for pavement-and 50' for buildings. 5. Front yard parking setback for Bradenton and all publicly dedicated .local access streets shall be 25' for pavement and 50' for buildings. 6 Total ground covered by all buildings shall:not:exceed.25°lo-ofthe~;total.lot:area. However, parking garages and buildings shall cover:no.none:~than~~.()~.~a~of-total:lot~area. Height Requirements: 1. Maximum height structures within Subarea B shall be 65' as measured per Dublin Zoning Code. Parking and Loading: 1. Size, ratio and type of parking and loading facility shall be regulated by Dublin Code Chapter 1193. 2. Bank drive-thru stacking requirements as per the Columbus Zoning Code. Circulation: 1. Park Center Avenue shall have a 60' right-of--way and a 36' pavement width. 2. All other -local public .access streets including :the.Bradenton: Road.:shall have a 60' right-of--way, 36' pavement width. Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened from view by a solid wall or fence. 98-1112 20 Revised Composite Plan Hawthorne Suites Tuttle Crossing, Subarea E EXISTING TEXT l~ Storage and equipment: 1. No materials, supplies, equipment or products shall be stored or permitted to remain on any portion of a parcel outside a permitted structure. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be screened form public view with materials harmonious with the building. Landscaping: 1. Landscaping shall be according to the Dublin Landscape Code Chapter 1187. 2. Within the setback area along Park Center Avenue, a 3' average height .continuous earth mound shall be installed as well as one tree per 40' of frontage or fraction thereof. Trees have to be equally spaced, as possible. mariot.txt 10/16/96 P:~PASS~PI.AMTEX'!'S~MARIOT.TXT 98-1112 21 Revised Composite Plan Hawthorne Suites Tuttle Crossing, Subarea E