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HomeMy WebLinkAboutOrdinance 01-22 To: City Council Members From: Dana L. McDaniel, City Manager Date: February 8, 2022 Initiated By: Megan D. O’Callaghan, Deputy City Manager/Chief Finance and Development Officer Jennifer M. Rauch, AICP, Director of Planning Re: Ordinance 01-22 Amending a portion of the Dublin Corporate Area Plan within the City of Dublin’s Community Plan to refine the recommendations regarding the Metro Center area. Summary The Ordinance was introduced at the January 24, 2022 City Council meeting for review and approval of the recommendations and redevelopment concepts for the Metro Center area within the Dublin Corporate Area Plan, as recommended by the Community Development Committee and Metro Center Visioning Advisory Committee. City Council provided feedback on the proposed recommendations that have been incorporated in the revised draft, and include the following: • Streamline the language and vision for Metro Center area within the document. • Provide additional language or bolstering green building and infrastructure, place-making, future of live and work, parking alternatives (electric cars), and architectural details. • Addition of clarifying language varying the building heights. • Clarification about residential development types and location with Metro Center. • Engagement for future phases of Code and Guidelines development. Update The proposed revisions to the Dublin Corporate Area Plan that are related to the Metro Center area make up a small portion of the larger DCAP document. The following modifications have been included as part of the revised DCAP to address Council’s comments, and are found on pages 39 – 43 of the updated document. • Removal of the background and process information that was located at the beginning sections of the proposed revisions. The background information removed will be retained outside of the DCAP document for future reference. • General strengthening of the language within the revised sections to ensure the document is providing concise, yet detailed recommendations for the Metro Area. • Bolster language within the Metro Center section related to green building and infrastructure, place-making, future of live and work, parking alternatives (electric cars), and architectural details. These recommendations have been more clearly articulated within the key recommendations for the Metro Area. • Clarification of the language stating buildings should vary in height along Frantz Road to provide visual interest and prevent uniform massing, as well as stating building heights for adjacent structures should be varied. • Additional language about how residential design and development should be incorporated and located within the Metro Center area. Office of the City Manager 5555 Perimeter Drive • Dublin, OH 43017 Phone: 614.410.4400 • Fax: 614.410.4490 Memo Memo re. Ord 01-22 DCAP Amendment - Metro Center February 8, 2022 Page 2 of 6 Additional discussion as part of City Council’s review included next steps following the approval of the Dublin Corporate Area Plan, which include the creation of the Code and Guidelines for MUR-1. As part of these next steps, staff intends to include additional engagement opportunities as the requirements and guidelines are developed. Background The Metro Center area is a part of the adopted Dublin Corporate Area Plan (2018), which recommends a repositioning of the City of Dublin’s legacy office sites. The DCAP focuses on creating a walkable, mixed use environment and establishing a strategy to refresh the Frantz Road streetscape. A visioning process for the Metro Center area was initiated in July 2021 with the goal of the process to build upon and further refine the recommendations within the Plan, specifically, as it relates to the Metro Center area. This vision intends to stimulate redevelopment for the Metro Center inner-loop that reflects the recommendations of the Plan and changes since its adoption. The process served as an opportunity to elevate previous planning work, reflecting on the influence of the COVID-19 pandemic and success of similar redevelopment projects in the region. This assessment affirmed many of the recommendations from the 2018 Plan while identifying potential amendments to strengthen goals for the Metro Center area. This vision also considers the unique moment in time with the potential for a public-private partnership for a consolidated redevelopment project along Frantz Road and the creation of a unified vision for Metro Center. Foundation Workshop The Metro Center Visioning Advisory Committee held their first workshop on August 24, 2021, which included an introduction to the project, an overview of the initial assessment of the area, benchmarking examples, stakeholder interview results, and a facilitated discussion about the how the future vision for the area should be structured. Staff and the consultant team outlined the previous planning efforts for the area and the background related to the Metro Center Area, which included the following studies (see attached for reference): • Viability and Competitiveness Study – Metro Office District & Blazer Research District (2014) • Dublin Parking Summary Presentation (2015) • Legacy Office Competitive Study (2016) • Dublin Corporate Area Plan – Special Area Plan (2018) Staff and the consultant team shared an initial assessment related to stormwater management, utilities, office and commercial character, vacancy rates, land utilization and connectivity and how each of these factors influence the vision for the area. Following the assessment discussion, the consultant team presented a series of benchmark examples of legacy office areas that have undergone redevelopment, and how the takeaways from those examples help inform the direction for the future vision of Metro Center. The consultant team then presented the results of the stakeholder interviews and the themes that emerged from those conversations, including the importance of residential options, zoning regulations, mix of uses, branding and perception, architectural character, mobility and connectivity, financial investment, partnership and collaboration, parking use, open space integration, and entitlement process. The remainder of the initial workshop focused on a facilitated discussion of the foundations to develop the strategic planning and visioning process for Metro Center. The stakeholders provided feedback on the initial considerations for developing the unified vision and conceptual plan for Memo re. Ord 01-22 DCAP Amendment - Metro Center February 8, 2022 Page 3 of 6 the Metro Center area. Staff and the consultant team shared a set of principles to define the key design and character attributes for the focus area, which include four pillars: development, mobility, site improvements and regulatory process. The stakeholders were asked to affirm the recommendations under each pillar and provide feedback on a series of critical questions to generate insight into the essential concepts for redeveloping the focus areas. These critical questions included the incorporation of housing, building heights, Metro Center branding and identity, Frantz Road corridor and streetscape, and the regulatory process. The Advisory Committee affirmed the four pillars and provided feedback that included support for a mix of uses; incorporation of additional and diverse housing; incorporation of stormwater in a creative and meaningful way; interest in understanding various building heights, particularly along the Frantz Road corridor; development of a brand identity for the area; provision of meaningful connections; and support for cohesive and creative development. The direction from the advisory committee was used to inform the next steps in the creation of the Metro Center vision. Evaluations Workshop The Metro Center Visioning Advisory Committee held their second workshop on October 29, 2021, which continued the conversation from the Foundations Workshop to explore and refine potential themes to guide the district and strengthen recommendations from the Dublin Corporate Area Plan (DCAP). Staff provided follow-up information from the Foundations Workshop regarding the capacity of the TIF district, integration of sustainability into the DCAP visioning structure, lessons learned from other redevelopment projects, examples of diversified housing, projection information for job and revenue growth in the district, and how citywide connections can be incorporated between Metro Center and the surrounding neighborhoods. The second workshop provided for discussion with the Advisory Committee to focus on potential themes for redefining the district’s identity, review of graphic representations of future development to determine consensus on building form and massing, and strengthen the recommended amendments to the Dublin Corporate Area Plan (DCAP). Staff and the consultant team presented a series of potential themes to identify the Metro Center area to act as the central guide and purpose for future development. Each of the themes reinforced the recommendations of DCAP while exploring new projects, programs, and policies organized around a cohesive purpose. The themes included: • Sustainability / Resiliency • Lifestyle / Entertainment • Cultivation / Exploration Each theme identified an opportunity for a catalytic project along the Frantz Road frontage to establish precedent for future redevelopment of the Metro Center area. Overall, each theme incorporates the same essential principles including: • Increased density and intensity of development • Variety of new diverse housing types for the City • Amenities (restaurant and retail) complementing the district • Consolidate surface parking for redevelopment opportunities • Open space areas and / or greenways connecting the district • Pedestrian connections, sidewalks, trails, and alternative transportation that link to the citywide system Memo re. Ord 01-22 DCAP Amendment - Metro Center February 8, 2022 Page 4 of 6 The Advisory Committee considered the themes and provided reflection about each theme including which theme best represents the area’s potential and why. The Committee provided the following feedback, which is reflected in the revised plan: • Supporting existing office tenants through complementary amenities, housing, and support services • Providing opportunities for continued business growth, from the Dublin Entrepreneurial Center (DEC) to larger spaces in the district • Encouraging increased density and mixed-use development in underutilized areas, specifically surface parking lots • Establishing a unique amenity through park and natural spaces that makes Metro Center distinct from other areas • Fostering a sense of community which makes Metro Center an attractive place to live, work, and relax Initial Vision The structure, defined in DCAP, outlines how the future vision is realized over time with a focus on repositioning the District for continued success. As part of the initial workshop with the Advisory Committee, the members affirmed the four pillars that support the vision: development, site improvements, mobility, and regulatory. The consultant team developed graphics to depict several options for the future character to identify the appropriate scale and massing for discussion and feedback. The Advisory Committee was asked to consider the character options and provide reflection about what building character attributes are appropriate for the corridor. The Advisory Committee provided the following feedback, which is reflected in the revised plan: • High-quality architecture that is unique for the district while maintaining a timeless character • Promote a diversity of lifestyles, offering different housing options for the community • Encourage varying building height along Frantz Road that makes a statement for the districts evolving architecture • Retain greenway connections that strengthen the City’s network and extend the greenway outside of Metro Center • Allow for urban style development that is complementary to the surrounding neighborhoods • Ensure appropriate transitions between districts and neighborhoods through building height, massing, setback, etc. Envision Workshop The Metro Center Visioning Advisory Committee held their third visioning workshop on November 30, 2021. The focus of this workshop was to review the draft revisions to the Dublin Corporate Area Plan (DCAP) for the Metro Center area and refine the recommendations and redevelopment concept included within the draft plan. Staff and the consultant team developed the draft revisions and redevelopment concept based on the feedback and input from the Advisory Committee during the first two workshops, as outlined above. Staff also provided follow-up information from the Evaluations Workshop regarding demographic information for the City, stormwater feasibility considerations, regulatory considerations, and background on the future of the Frantz Road corridor. Staff and the consultant team provided an overview of the purpose for the visioning process and summary of the first two workshops. The consultant team then introduced the draft vision for Metro Center which focused on creating a district around cultivation. This was supported by four principles to guide the future of the district and included: 1. Flexible / adaptable workspaces promoting business incubation, sustaining, and expansion; 2. Sustainable initiatives, systems, and processes focused on reducing environmental impacts; Memo re. Ord 01-22 DCAP Amendment - Metro Center February 8, 2022 Page 5 of 6 3. Workforce and alternative housing options to diversify the City’s current stock; and, 4. Mobility and technology programs that remain at the forefront of innovation. A series of graphics and two development concepts, infill development and redevelopment, were shared to begin visualizing the principles within the area. Staff and the consultant team then reviewed a summary of the proposed revisions to the DCAP document based on the visioning process before discussing the concepts and revisions with the committee. Specific DCAP revisions and the development concepts are outlined in the next section. The Advisory Committee expressed support for the two development concepts identifying opportunities to encourage a central greenway connection through the district and balancing surface with structured parking to support new uses. Proposed DCAP revisions were also affirmed by the Advisory Committee including building heights between four to six stories along Frantz Road. Several other minor revisions were identified including removing a residential density limit, clarifying building heights along Frantz Road, and encouraging the redesign of the stormwater ponds. The Metro Center Vision Advisory Committee recommended approval of the proposed changes to the Dublin Corporate Area Plan as a result of their November 30, 2021 meeting. DCAP Revisions The Dublin Corporate Area Plan (DCAP) provides a strong foundation for the visioning process with many recommendations being affirmed through the workshop discussions. Based on these conversations with the Advisory Committee, revisions have been identified for the Plan to align with the vision for the Metro Center area. The majority of these revisions are minor, providing additional clarification to encourage the appropriate type of redevelopment. This includes changes to building heights, proposed uses, architectural character, and sustainable initiatives. The most significant revisions are located within the Development Concepts chapter which contain the proposed concepts for Metro Center. Several pages, pages 39 to 50 in the amended plan, have been revised to document the visioning process and introduce the proposed vision and development concepts. The first few pages provide an overview of the visioning process including the intent, changes since DCAP’s adoption, and the initial development scenarios included with the 2018 plan. The next section includes a summary of the analysis conducted as part of the visioning process describing the office and commercial character, current occupancy status, site characteristics, and utility infrastructure. This section concludes by introducing the vision for Metro Center with a focus on cultivation before providing a summary of the two development concepts. The development concepts, infill development and redevelopment, are supported by several specific principles and are illustrated through renderings and aspirational images. The development concepts are described in the next section. Other revisions include the addition of recommendations within the implementation chapter that align with vision and draft development concepts. Draft Redevelopment Concepts The draft redevelopment concepts illustrate potential ways in which the recommendations can be applied. These represent one of many iterations for redeveloping Metro Center and are supported with aspirational images, conceptual renderings, and character graphics. Two redevelopment concepts were developed for Metro Center, offering alternative approaches for realizing the vision. Both concepts are initiated with a catalytic project along Frantz Road given the unique opportunity with current property owners. An overview of each of the development concepts is provided below. Memo re. Ord 01-22 DCAP Amendment - Metro Center February 8, 2022 Page 6 of 6 Option A: Infill Development The first concept encourages strategic infill development that complements the existing office tenants. The open space reserves, stormwater ponds, and surface parking areas are consolidated to encourage infill development throughout the district. Mixed-use buildings provide new restaurant, retail, and services to existing tenants while residential provides living options currently unavailable in the area. Structured parking and shared parking lots reduce the overall footprint required to support the uses. New open spaces are integrated within the inner-loop to provide a greenway network that is accented by an innovative stormwater stream. New connections extend through the inner-loop improving pedestrian connectivity and circulation with surrounding development. Option B: Redevelopment The second concept illustrates the potential of wholescale redevelopment, pursuing a completely new design for the district. New connections provide a grid network that encourages walkability and maximizes development potential, organized around a unifying greenway. A stormwater stream system engages open spaces throughout the district providing a variety of recreation and relaxation areas. Residential areas provide new housing options for both existing residents and local workers within a central location. Mixed-use development supports neighboring office tenants and hotels with new amenities and services. Parking areas are shared between complementary uses and structured parking is supported in strategic locations. Pedestrian connections improve access within the inner- loop and extend the overall system to surrounding neighborhoods. Recommendation Staff recommends approval of Ordinance 01-22. CITY OF DUBLIN, OHIO DIVISION OF PLANNING DEPARTMENT OF DEVELOPMENT This symbol identifies a page that has been revised since the first reading. All new or removed content is written on the page in red. Dublin Corporate Area Plan As Approved by Dublin City Council ............................Ord. 46-18 Amended ..................................................................Ord. 01-22  COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 12 CITY OF DUBLIN PLANNING DIVISION 5800 SHIER RINGS ROAD DUBLIN, OH 43016 100 NORTHWOODS BLVD., SUITE A COLUMBUS, OH 43235 5800 SAWMILL RD, SUITE 220 DUBLIN, OH 43017 85 E. GAY STREET, SUITE 200 COLUMBUS, OH 43215 75 WEST THIRD AVENUE COLUMBUS, OH 43201 2021 AMENDMENT A special area plan is a long range vision that establishes official City policy to guide future public and private decisions regarding development and infrastructure. It provides schematic representations of potential development areas at a variety of scales and levels of detail, and include recommendations for compatible land uses and design guidelines as may be appropriate to the area. It is to be used as a general guide for land use planning concepts, and should not necessarily be interpreted or applied literally. It is a vision that seeks to inform development over next several decades. It is an addendum to the Dublin Community Plan, 2013. 1 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 12 TABLE OF CONTENTS Project Overview 2 Existing Conditions 5 Public Input 15 Market Analysis 19 Land Use Recommendations 25 Development Concepts 34 Frantz Road Corridor 48 Implementation 57 Development & Design Guidelines 60  2 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 32 OVERVIEWPROJECT The City of Dublin’s office space has been considered some of the best in Central Ohio for the past 40 years. Like many suburbs, Dublin fostered a Class-A office model offering freeway visibility, easy automotive access, an abundance of free parking and idyllic office “parks” with manicured landscaping and large stormwater ponds. As they have aged, this development model is having an increasingly difficult time competing with office space in more vibrant, amenity-rich environments. The Dublin Corporate Area Plan builds upon a study of Dublin’s legacy office parks – including Metro Center and the businesses along Frantz Road and Blazer Parkway – and presents a long range vision that seeks to determine ways to improve these areas for businesses, employees and residents, as well as encourage additional private investment that benefits the entire community. Several major changes have occurred nationally in the past decade that present a challenge to the standard suburban office model in both the quantity and quality of the office experience. The first is a shift in the perceived and actual parking demand for certain users that now utilize a much higher employee- per-square-foot ratio than when parking ratios were first developed. The second is the consistent increase in employee desires for nearby convenience and entertainment uses, as well as other amenities. National studies show that today’s employees expect to be able to walk to lunch, fitness centers and other services from their workplaces. At the same time, integrated housing within office parks has become a growing trend around the country with the goal of creating a true mixed use, walkable environment that sustains businesses. The challenge for older office parks is to find the space for all of these uses, as well as the facilities that support walking, biking and transit connectivity. This 30 to 50 year vision seeks to provide successful revitalization for the Dublin Corporate Area, while pointing the way toward future opportunities and sustainable development. PLANNING GOALS The following goal statements serve as the policy foundation for the Dublin Corporate Area Plan. • Reposition the “legacy” office sites for success by encouraging new investment, as well as reinvestment in existing buildings. • Create a walkable, mixed use environment with the commensurate amenities, while recommending places for infill and new development. • Use formal and informal open spaces as organizational and focal elements for new development and redevelopment. • Apply placemaking principles to encourage vitality within the district. • Identify under-served markets and the related opportunities for attracting new private investment. • Establish a strategy to “refresh” the Frantz Road streetscape that better reflects the gateway nature of this important corridor. • Recommend mechanisms to ensure additional development along Frantz Road does not adversely impact neighborhoods to the east. • Recommend zoning tools to ensure successful implementation of the vision and plan recommendations, while providing new zoning protections for adjacent neighborhoods. • Introduce consistent and compatible architectural and site design guidelines for the entire district. 3 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 32 REGIONAL CONTEXT 4 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 54 RECENT SPECIAL AREA PLAN WEST INNOVATION DISTRICT The western edge of Dublin is an area poised for significant change. The West Innovation District contains 1,100 acres of land between Avery Road, Houchard Road, Shier Rings Road, and State Route 161/Post Road. The District is a key priority of the City and is targeted for office, research, laboratory and clean manufacturing uses. In particular, the District is home to the Dublin campus of Ohio University, which is intended to grow to over two million square feet of development. Just as Dublin has grown and changed significantly over the last few decades, technology and the way business is conducted has also evolved. COMPLEMENTARY PLANNING PROJECTS Map of Dublin business districts PLANNING AREA CONTEXT The planning area is approximately 987 acres and primarily consists of large office campuses that developed during the 1970s to 1990s. Placed along I-270, these “outerbelt” sites were considered premium locations for suburban office development during this time period because of high visibility and the focus on vehicular access. Since the origins of this district, Dublin has expanded considerably, adding districts further northwest that focus on more targeted uses. These uses, such as technology and medical office, have been aided by public infrastructure investments to strengthen those markets. Dublin is also well underway in transforming the city core into a thriving and walkable mixed-use environment with the development of the Bridge Street District. Unfortunately the planning area has languished as times, preferences, and technological needs have advanced. 5 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 54 The Dublin Corporate Area is characterized by a typical office campus development pattern. The planning area is from West Bridge Street on the north, Emerald Parkway on the west, Frantz Road on the east, and Tuttle Crossing Boulevard on the south. This incorporates areas on both sides of the I-270 corridor and is adjacent to several Dublin districts including the West Bridge Street District to the north and the Tech Flex District to the northwest. General characteristics of the planning area include: • Large-scale corporate office development. • Highway-oriented “legacy” office campus sites. • Segregated land uses. • Auto-oriented site design. • Limited roadway connectivity. • Limited public use open space. The planning area is largely developed, but also contains some significant vacant sites. In addition, the current development pattern provides some redevelopment and infill opportunities. CONDITIONSEXISTING Dublin Corporate Area Plan: Planning Area 6 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 76 EXISTING LAND USE AND ZONING The Dublin Corporate Area encompasses 987 acres on both sides of I-270. The largest land use within the planning area is corporate office. The designated land uses associated with this office development are Standard Office and Premium Office, which also constitute the most prevalent of the land use categories in the planning area. In the southern and northern portions of the planning area, General Commercial areas introduce a wider mix of commercial uses, intermingling with hotels, medical offices, and some restaurant and retail. There is also a small area of General Commercial in the western portion of the planning area, at Rings Road and Emerald Parkway, that includes a small restaurant/retail cluster. The northwest corner of the planning area incorporates General Industrial for several sites. This serves as a transition to the adjacent Tech Flex District. There are limited Parks/Open Space as well as Civic uses throughout the planning area. Some of the larger areas designated as Parks/Open Space are stormwater features for the Metro Center office campus with limited recreation opportunities. To the west and east of the site are residential neighborhoods, predominantly single-family residential homes. To the north is West Bridge Street, which provide opportunities for physical connection to the planning area for compatible development. To the south of the planning area is the Mall at Tuttle Crossing, auto- oriented restaurant/retail, and multi-family residential in the City of Columbus. Land Use Category Number of Parcels Total Acreage % of Total Land Use Area Civic/Public Assembly 2 7.9 1.1% General Commercial 11 58.4 7.9% General Industrial 8 32.4 4.4% General Institutional 1 5.2 0.7% Parks/Open Space 9 27.1 3.7% Premium Office/Institutional 11 309.4 42.0% Rural Residential/Agricultural 1 13.1 1.8% Standard Office/Institutional 6 146.6 19.9% Transportation 3 3.4 0.5% Vacant/Undeveloped 15 133.1 18.1% 736.6 100.0% Washington Twp 7 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 76 Existing Land Use Map Washington Twp 8 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 98 NATURAL ASSETS There are a number of small creeks that create a series of sub- watersheds throughout the planning area. Most property adjacent to the creeks have been developed. Cosgray Creek crosses Frantz Road and does provide an opportunity for a green linkage through the planning area. To preserve environmentally sensitive areas along streams and creeks, the City of Dublin's Stormwater Management Design Manual requires Stream Corridor Protection Zones and provides additional guidelines regarding mitigating the impacts of new development on preserved areas. The natural tree canopy in the area consists of some preserved tree rows and tree stands scattered throughout the planning area. These natural and aesthetic remnants of the previous farmland uses are natural assets and a link to the legacy of the area. Existing street trees Existing stream Floodway 1% Annual chance flood 0.2% Annual chance flood Natural Assets Map Washington Twp 9 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 98 Extensive landscaping installed over several decades have created tree canopies that have matured into excessive growth and unmanicured streetscapes. PARKS AND OPEN SPACE There is limited parkland in the planning area. The major feature is the Field Of Corn public art installation at Rings and Frantz Road. Most other open space is part of the larger stormwater systems of office campus areas. The largest of these is at Metro Center where the open space is a series of ponds that includes some passive recreation and walking trails. STREET NETWORK AND RIGHT- OF-WAY CHARACTERISTICS The roadway system in the planning area consists of the I-270 corridor and some large collector roads, with limited linkages between them. The roadways that provide entry/ exit for I-270 carry heavy volumes as a result. Other primary roadways serve as access points to different office areas, without many direct interconnections. Frantz Road Frantz Road is a vital north/south corridor for the City. It serves as the primary link between Bridge Street and the southern portions of the City and serves as a central spine between I-270 and the Scioto River. Frantz Road is the only access point for Metro Center into the larger roadway network. It also serves as one of only three significant access points (along with Rings and Blazer) for all the development east of the I-270. The typical Frantz Road character includes sidewalks or trails. In many places there are large setbacks along the roadway with mature landscaping sometimes obscuring the buildings behind. In other locations there are large parking lots or stormwater facilities. Emerald Parkway Including a series of roundabouts, Emerald Parkway is an important part of the overall roadway linkage along the outer portion of the I-270 corridor. This road serves as a north- south regional connection and provides access to the office and industrial uses on the west side of I-270. In addition, Emerald Parkway marks a transition point, where the scale of development changes on the west side of the corridor from office to residential neighborhoods. Tuttle Crossing Boulevard This is a major highway-oriented commercial corridor, linking I-270 to the southern portion of the planning area. Tuttle is characterized by numerous travel lanes and turning lanes, and auto-oriented access to individual sites. Serving the mall, high-volume restaurants, and hotels, Tuttle Crossing Boulevard gets narrower as it proceeds east to Frantz Road. West Bridge Street The portion of West Bridge Street adjacent to the planning area is a major highway corridor, providing linkage to I-270. The current study for West Bridge Street seeks ways to reduce the impediments for pedestrians along that corridor, including a potential pedestrian bridge that would link to the Dublin Corporate Area. Blazer Parkway Blazer Parkway provides a needed internal connection in the planning area. Linking to Tuttle Crossing Boulevard at the south, Blazer Parkway provides a route to many of the hotels, restaurants and offices in the southern portion of the planning area. In addition, Blazer Parkway extends past many of the yet- undeveloped sites near Rings Road. Rings Road Rings Road is an important east/west connector for the planning area. It is the only route that is not a highway entrance linking both sides of the planning area, with a connection over I-270. Rings Road includes a sidewalk and a trail connection as part of the streetscape, providing important pedestrian and bike connections for the overall network. 10 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1110 TRANSIT, BICYCLE AND PEDESTRIAN INFRASTRUCTURE COTA The Central Ohio Transit Authority (COTA) provides limited transit service within the corridor with 4 routes. • COTA Route 33: Provides access from the north via Bridge Street and loops through Metro Center. • COTA Route 73: Provides the largest geographic reach of the routes, linking Bridge Street on the north with Tuttle Crossing Boulevard and I-270 on the south. The route travels along a portion of Frantz Road, linking through the Blazer Parkway/ Rings Road area to access Emerald Parkway on the west. • COTA Route 72: Provides service to the southern portion of the planning area, with service accessing I-270, and arcing along Blazer Parkway and Park Center Avenue, as well as access to the south along Frantz Road. • COTA Route 21: Provides service at the southern border of Dublin along Tuttle Crossing Boulevard, and accessing the Mall at Tuttle Crossing and south along Frantz Road. COTA Route 21 COTA Route 33 COTA Route 72 COTA Route 73 21 33 72 73 Existing Transit Washington Twp 11 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1110 BICYCLE AND PEDESTRIAN FACILITIES Existing bike facilities in the corridor are shared use paths adjacent to roadways. There is a robust system of these trails running along the major roadways, particularly Frantz Road, Emerald Parkway, Blazer Parkway and Rings Road. Further connections are needed within the planning area. Individual sites have limited bicycle facilities, such as internal site access to buildings and bicycle parking. Pedestrian connectivity is a mixture of the shared use paths and sidewalks. Paths or sidewalks serve most locations, but the walkability is generally poor in many of the interior office campus areas. This is due to the prevalence of large parking areas and the lack of nearby amenities. Along major corridors such as Frantz Road, the mature landscaping tends to be overgrown on the adjacent private office sites, further diminishing overall walkability. In 2017 and 2018, the City is undertaking a citywide Mobility Study to enhance modal options throughout Dublin. The Dublin Corporate Area must serve as an important linkage to many portions of the City. Options that include local circulators or other means of enhancing transportation modes should certainly be extended into this district. Existing Bike PathsExisting Bike Path Washington Twp 12 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1312 EXISTING PARKING RATIOS Typical parking ratios for suburban office uses range from 4 to 5 spaces per 1,000 square feet. This is typical of many zoning codes and has proven to be the market standard for many years in places with limited transportation options beyond automobiles. The typical Dublin zoning code standard is 4 spaces per 1,000 square feet (code section 153.212). In recent years, there has been a trend for higher parking ratios due to more employees per 1,000 square feet of building space. This is particularly pronounced in large single-user buildings where one corporation takes an entire building originally planned to house numerous businesses. By removing redundant common areas such as lobbies for multiple users, the single-user maximizes the number of employees, thereby creating additional parking demand. Another recent development has been the proliferation of call centers that use less office space per employee, generate additional parking demand per office square footage. These call center uses also have challenges during shift changes when there is an overlap. High (6 and Higher) Above Average (5.0 to 5.9) Average* (4.1 to 4.9) Below Average (4.0 or less) *Average represents the regional parking ratio average among Dublin and select northern suburbs along I-270 as well as other newer office developments in Columbus Number of parking spaces per 1,000 sq. ft.Frantz Rd .I-270Rings Rd. West Bridge St. Tuttle Rd. Blazer Pkw y .Washington Twp 13 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1312 TARGETED SITE ANALYSIS In order to understand the current conditions regarding parking usage, an informal visual survey was conducted at all the designated focus sites, observing the parking lots at different times throughout the day and on different days of the week. Identifying used and unused portions of the parking areas, data was generated as to both the usage rates and locations of parkers. While certain users are experiencing parking shortages, many had consistent vacancies in their parking lots. Those experiencing difficulty were typically very large single-user buildings and call centers with shift changes. The problem for those other users who perceived a problem was that the parking existed but not within a convenient distance or location on the site. Unsurprisingly, parkers tended to locate closest to building entrances. Observations showed that people largely parked within a distance of 400 feet to the nearest door in a typical parking layout with unobstructed views. The typical maximum was 600 feet on highly utilized sites. This sometimes meant that users would even park on adjacent lots and walk through the wide landscape barriers in order to have closer spaces than unimpeded spaces in their own lots. Several issues were identified on sites with perceived parking shortages: • Parking areas located at a great distance from doors, sometimes on the freeway side of a building with no facing entrance. • Overgrown landscape areas that obscured the view of the entrance from certain nearby parking areas. In the few lots closest to capacity, parkers would locate as far as 600’ from the door, but typically no more than 400’. • Large areas of landscape buffering between adjacent lots in strategic locations for near- door parking. • Adjacent lots with no efficiencies for sharing due to compounded inefficient site design. Bla z e r P k w y Rings R d. 14 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1514 While certain users are experiencing parking shortages, many had consistent vacancy in a workable percentage of their parking lots. Overgrown landscaping obscuring a view of the front entrance, leading to very low usage of parking spaces. Individual entryways for different buildings, while often attractive, typically create great inefficiencies in the parking layout without mitigating issues within each site. Screening of parking at the right-of-way is generally consistent and effective. Large grassy “buffer areas” between parking areas of large office buildings lacked impact in improving the sites or parking lots. These areas could be used to mitigate stormwater or preserve natural features or reduced to increase parking while locating more impactful greenspace elsewhere on the sites. Vegetative screening and wall features often create positive aesthetic screening. These areas could be more effective if site development approaches located the buildings closer to rights- of-way. 15 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1514 By design, the plan was a collaborative process involving city staff and professional consultants and most importantly targeted outreach to Dublin residents and the business community. The approach was iterative beginning with broad questions, then focusing on the specific issues. Several new engagement tools were utilized, as described below. 0 5 10 15 20 25 30 Warehouse clubs Electronic stores Department stores Discount stores Other Grocery stores Drug stores Personal care/services (cleaners, salons, daycare) Fast food/deli/lunch eateries Full service restaurants Percentage Ameni-es most needed along Frantz Road WORKSHOPS AND SURVEYS PHASE I: Business Community Outreach Workshop December 1, 2015 Interactive polling The first phase culminated in a workshop focused on property owners and brokers representing the planning area as well as those working in local offices. Through interactive polling, input was received to guide the subsequent phase. An open house format allowed participants to discuss comments directly with the planning team. In general, feedback focused on: • The need for more amenities for office workers. • Updates to the appearance of the sites and adjacent roadway corridors. • More efficient parking. • Strategies for more aggressive redevelopment within the planning area. INPUTPUBLIC Focus Group Par,cipants Developed property owner - office Developer Commercial real estate broker Business tenant (from December 1, 2015 workshop) 16 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1716 PHASE II: Public Workshop #1: Amenities and Services August 31, 2016 Interactive polling Web-based survey Phase two began with a public workshop aimed at gathering input from residents, workers and others with an interest in the planning area. Interactive polling was used during the meeting and then translated into a web survey to gain further insights. Key feedback included: • Strong desire for restaurants and retail amenities. • Interest in open space and walkability. Feedback was received from polling conducted both in-person and online. A total of 116 individuals participated in the poll. Over 84% of respondents were Dublin residents and over 75% worked in Dublin. Key questions and results were: Which of the following would you visit regularly if added to the planning area? Food: 81.7% Recreation: 65.6% Retail: 50.5% Personal Service: 32.3% Housing 10.8% What is the reason you don’t eat outside your building at least once a week? Lack of nearby choices: 31.0% Lunch break is too short: 24.1% Too costly: 13.1% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% Greenspace Walking/biking trails Addi>onal parking Building updates Nearby retail/restaurant ameni>es Walkable development "Green" building and site improvments Ameni&es most needed to improve work experience 17 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1716 Results from Future Land Use Preference Exercise Washington Twp 18 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1918 Public Workshop #2: Development Concepts November 1, 2016 Interactive polling Web-based survey A second public workshop gathered input on specific development concepts. Interactive polling was again used during the meeting and then translated into a web survey to gain further insights. Key feedback included: • Strong support for mix of uses. • Strong support for redevelopment of Frantz Road corridor. • Need to redevelop/refresh existing office. • High interest in pedestrian access improvements. Feedback was received from polling conducted both in-person and online. A total of 82 individuals participated in the poll. Over 60% of respondents were Dublin residents and over 87% worked in Dublin. Incen%vizing mixed use developments Frantz Road streetscape Developing a shared stormwater system Purchase of office land / buildings for redevelopment Parking lot retrofits Adding parking How valuable is public investment in the following? Create a mix of uses Redevelop/refresh exis5ng office Redevelop Frantz Road corridor Implement “green” parking lot retrofits Develop office on vacant sites Develop housing on vacant sites Add more parking Rate the impacts of these possible changes: Improved pedestrian connec0vity to businesses Sidewalks Pedestrian crosswalks Building frontages Landscaping Business signage Eliminate landscape mounds What elements of Frantz Road most need upda4ng? 19 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1918 Factors “Office tenants today prefer to be located in amenity-rich, mixed-use, highly-accessible suburban vibrant centers (also known as “live, work, play” locations) rather than single-use suburban office locations by a margin of 83 percent to 17 percent.”* Within the Dublin Corporate Plan Area, much of the office development is single-use in nature, under-served by proximate food and beverage establishments (those within ¼ mile). Nearly 2 out of 3 workers in the planning area indicated that nearby retail and restaurants were needed to improve their work experience. ANALYSISMARKET Restaurant Locations Map 20 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2120 *Malizia, E. (2014, October). Preferred Office Locations; Comparing Location Preferences and Performance of Office Space in CBDs, Suburban Vibrant Centers and Suburban Areas (Rep.). Retrieved http://www.naiop.org/preferredofficelocations VIABLE SITE CHARACTERISTICS While the preference by suburban office workers is overwhelmingly to work in mixed-use environments, not every site next to or in an office park can support other commercial uses. Viable retail/restaurant sites require the following characteristics: • Ample market exposure. • Good visibility to passersby along road frontage. • High traffic volume. (>15,000 Average Daily Traffic) • Ease of access. • Proximity to existing retail clusters preferred. FOCUS SITES A site location within each of the three districts was identified as having these viable retail/restaurant site characteristics. Frantz/Metro Place Frantz/Rings Road Emerald Parkway/Parkwood Place MARKET DEMAND Retail/restaurant spending potential was identified for each site area from three consumer types: • Office Workers • Hotel Patrons • Local Residents The primary demand analysis focused on consumer types who were within walkable distances of each site (quarter- and half-mile radii) analysis. Highlights of nearby consumer types and spending potential for each site area follows. Emerald Corporate District Target Sites Map Washington Twp 21 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2120 METRO PLACE/FRANTZ ROAD Consumer Types • 1,300+ hotel rooms outnumber resident population (1,234 persons, 2016 estimate) • Estimated 300,000+ hotel room nights annually within ½ mile of site area • More than 1.5 million square feet of office space, estimated 7,500+ employee capacity Spending Potential • $40 million total retail/restaurant spending potential Core Demand • Restaurants and other food and beverage establishments Metro Center Site Washington Twp 22 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2322 FRANTZ/RINGS ROAD Consumer Types • 2.2 million square feet of office space, estimated 11,000+ employee capacity • Low proximate population counts; however highest population count of three sites within 5-minute drive (nearly 10,000 persons) • No hotel rooms within ¼ mile Spending Potential • $24 million total retail/restaurant spending potential • $36 million spending related to small-format grocery (prepared food), including residents within 5 miles Core Demand • Mixed-use, focused on office worker and resident-oriented convenience retail Rings and Frantz Road Site Washington Twp 23 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2322 EMERALD PARKWAY/PARKWOOD PLACE Consumer Types • 2.1 million square feet of office space, estimated 10,800 employee capacity • Highest proximate population count of all three sites at 1,408 persons within ½ mile • No hotel rooms within 1/2 mile Spending Potential • $22 million total retail/restaurant spending potential Core Demand • Fast casual restaurant(s); limited near-term opportunities due to existing restaurants at Emerald Towne Center Emerald Parkway Site 24 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2524 RESULTS Market-supported development specific to each site was calculated based on the following factors: • Application of capture rates to spending potential • Average sales per square foot by business type • Demand is net of existing development to avoid cannibalizing existing businesses It is common practice nationwide to integrate housing in the redevelopment of suburban office parks. Consideration should be given to the inclusion of housing in one or more of the Frantz Road redevelopment sites. Housing bolsters support for commercial (retail and restaurant) uses and improves the overall financial feasibility of redevelopment. 25 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2524 The intent of the Dublin Corporate Area Plan is to help the district to maintain its competitive edge as a regional employment center by introducing updated land use strategies within the district. The following goals will guide future development and redevelopment. • Encourage a variety of land uses, focusing on needed amenities to serve workers, nearby hotel visitors, and residents. • Apply placemaking principles to encourage vitality within the district. • Use formal and informal open spaces as organizational and focal elements for new development and redevelopment. • Support integrated infill LAND USERECOMMENDATIONS residential development at key locations in support of office development. • Mitigate negative impacts of new development on adjacent neighborhoods. • Position the planning area as a well-connected district (both walkable and bikable) with service and recreational amenities (open spaces) to facilitate opportunities for community interaction. As a transition from the true urban character of the emerging Bridge Street District to typical suburban style development, the Dublin Corporate Area can merge both developmental principles (walkability and place-making principles of Bridge Street District and low intensity development style of suburban office districts) with great success. However, this will require a targeted shift in future land use strategies to complement a renewed approach to site design and redevelopment. The land use philosophy for this district is based on the transition from the development patterns of the past to better serve workforce and residents of the future. Allowing flexibility in land uses will facilitate this transition as market forces shift during next few years. It is not anticipated that a large-scale transformation will be immediate, so this plan sets a framework for changes as individual sites are adapted to facilitate the uses for today's office-focused sub-districts. 26 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2726 The recommended future land use designation for the planning area is Mixed Use Regional Center. This overall designation creates flexible use categories while establishing opportunities for regional destination users, neighborhood commercial components, and limited residential uses. The Dublin Corporate Area is divided in various sub-districts based on the existing development patterns. Each sub-district has a specific set of opportunities and preferred development outcomes. This will be reflected in the proposed land use categories for each sub-district. Designating these areas for a mix of uses will encourage the potential for change and remove barriers to a more integrated development approach. A land use designation as Mixed Use Regional Center could accommodate repositioning, while allowing for the continuation of the most successful aspects of the planning area. While the land use recommendations for each sub-district provide general guidelines for new development and redevelopment, site specific land use policies are provided on Page 33 for all undeveloped sites within the planning area. FUTURE LAND USE CLASSIFICATIONS The Plan continues to support existing Flex Office/Research and Development (TechFlex) west of Emerald Parkway and Mixed Use Urban Core (Bridge Street District) along SR 161 and includes four new Mixed Use Regional Sub-Districts. FLEX OFFICE/RESEARCH AND DEVELOPMENT (TECH FLEX) The Flex Office/Research and Development Sub-District within this planning area is part of the larger district that extends west to Avery Road as designated in the Community Plan (2013). Within this sub-district, there are additional infill opportunities because of proximity to the I-270/US-33 interchange. Additional office or light industrial uses are appropriate. General Uses There are no additional uses proposed. MIXED USE URBAN CORE (BSD) The Mixed Use Urban Core Sub- District within this planning area is part of the larger Bridge Street District that extends east on SR 161 to Sawmill Road. Within this Sub- District, there are additional infill opportunities because of proximity to the I-270/US-33 interchange. Additional office and hospitality uses are appropriate. Consideration should be given to structured parking. The frontage along Frantz Road should continue to support neighborhood commercial uses at key locations. General Uses There are no additional uses proposed. 27 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2726 Future Land Use Sub-Districts Map Washington Twp 28 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2928 Metro/Blazer: Central open space and office Metro/Blazer and Tuttle/Rings: Hotel uses Metro/Blazer and Tuttle/Rings: Restaurant uses MIXED USE REGIONAL SUB- DISTRICTS (MUR) Mixed Use Regional Districts are intended to provide concentrated areas of high quality employment facilities, integrated with or adjacent to complementary retail and commercial uses as well as supporting residential and recreational uses. These sub-districts provide opportunities to introduce amenities and walkable environment for office workers, visitors, and nearby residents. MUR-1: METRO/BLAZER SUB- DISTRICT The Metro/Blazer Sub-District exemplifies the challenges of the “legacy” office development pattern. Once a premier office district in all of central Ohio, this district now has a competitive disadvantage compared to more newly developed office areas, due to a lack of amenities, low walkability, and an outdated appearance. In addition, there are practical difficulties for site access, inefficient parking and site design that must be remedied. This sub-district does have great promise due to the excellent location and significant amount of Frantz Road frontage. The introduction of a mix of uses, additional roadway connections, and strategic phased redevelopment will reposition this sub-district to succeed for future generations. Appropriate uses include office, residential infill on key sites and mixed-use development along Frantz Road. Road extensions should be explored, linking Metro Place South and Blazer Parkway, as well as Metro Place North with Shier Rings Road. General Uses The Metro/Blazer Sub-District is an office employment center for the City as well as provides an opportunity to introduce uses to support offices, hotel visitors, and nearby residents. Uses to include: - Office - Research & Development - Personal services - Retail - Restaurant / Bar - Entertainment - Hotel - Multi-family residential MUR-2: TUTTLE/RINGS (NORTH AND SOUTH) SUB-DISTRICT The Tuttle/Rings Sub-District has specific characteristics north and south of Rings Road. North of Rings Road the Tuttle/ Rings Sub-District contains the largest opportunity for new investment given the amount of undeveloped land. Appropriate uses include additional corporate office within the interior of the sub-district with supporting retail services (coffee shops), however a limited amount of multi-story residential development is supported (density not to exceed 30 du/ac) as a secondary use to office. The large undeveloped site along Frantz Road has been identified as a key near-term development site that could accommodate a mix of uses as a neighborhood center. South of Rings Road, the Tuttle/ Rings Sub-District contains a mix of office, hospitality and limited retail/ restaurant uses. This sub-district benefits from immediate interstate access, as well as close proximity to the Mall at Tuttle Crossing. There are limited opportunities for infill development; redevelopment of existing buildings is not expected. Residential development is not appropriate in this portion of the sub- district. General Uses The Tuttle/Rings Sub-District serves as a transition from the Tuttle Crossing area into the greater office campus area. 29 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 2928 Uses to include: Tuttle/Rings North - Office - Office campus - Retail - Restaurant/bar - Entertainment - Multifamily Tuttle/Rings South - Office - Office campus - Retail - Restaurant/bar - Entertainment MUR-3: EMERALD SUB-DISTRICT The Emerald Sub-District is west of I-270 and benefits from relatively recent development. The new office buildings do follow the typical development pattern with large individual buildings surrounded by surface parking lots. While limited in amenities and services, appropriate uses will continue to be freeway- oriented office development. Between Emerald Parkway and Parkwood Place, office uses are appropriate at a density of no greater than 20,000 sf/ac. Supporting uses to office development such as hospitality and retail/restaurant can be introduced as recommended for Site 2 on Page 33. Residential uses are not appropriate in this sub- district. The Plan continues to support existing office development toward southern end of the District. General Uses The primary focus of Emerald Sub- District is Office. Uses to include: - Office - Office campus - Supporting retail services - Restaurant MUR-4: LLEWELLYN FARMS OFFICE SUB-DISTRICT The Llewellyn Farms Office Sub- District differs in character given its proximity to existing residential neighborhoods. The appropriate land use is lower density office, which should remain its focus into the future for area south of Rings Road. Office uses should be supported for vacant sites and any site that is proposed for redevelopment. Building heights should be limited to two stories. When new development occurs adjacent to a residential neighborhood, setbacks and buffers should be augmented using appropriate landscaping. General Uses The Llewellyn Farms Office Sub- District provides lower density, office space for smaller and growing companies. Uses other than office are not appropriate in this sub-district south of Rings Road. Uses to include: - Office - This sub-district includes a portion of undeveloped land currently outside of the City's jurisdiction. Site specific policies include Neighborhood Commercial and single family residential uses recommended on Page 35. BUILDING HEIGHTS Based on the existing development and future vision for the planning area, the plan recommends compatible building heights for all districts • 1 to 6 stories along Frantz Road, providing a transition between adjacent neighborhoods and office or mixed use districts. • 4 to 8 stories along I-270 frontage for more extensive office development. • Varying building height for adjacent structures along Frantz Road to provide visual interest and prevent uniform massing. • Identical building heights for structure located directly adjacent to one another is discouraged throughout all districts. • 1 to 3 stories along Emerald Parkway frontage transitioning east to 4 to 8 stories along I-270 frontage. Tuttle/Rings: Central open space walkway Metro/Blazer and Tuttle/Rings: Mixed use Emerald: Office use  30 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3130 Building Height Guidelines Map Washington Twp Note: Adjacent building heights, for structures located directly adjacent to one another, are encouraged to vary within the area guidelines. 4-6 2-3 4-6  31 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3130 The site specific policies provide an additional layer of detail relative to permitted land use types and preferred development standards, taking into consideration existing development of adjacent sites, freeway visibility, access, and nearby residential neighborhoods. The policies are organized by each site as denoted on the accompanying Undeveloped Sites Map. SITE 1 This site is appropriate as an extension of the restaurant and retail node immediately to the north. Uses can also include office and neighborhood institutional uses such Undeveloped Sites Map Undeveloped Sites Map RECOMMENDATIONS FOR UNDEVELOPED SITES Washington Twp 32 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3332 as a daycare center. The Site 1 should continue the site design approach of locating parking internally and fronting building edges to the roadways. Heights should range from 1 to 2 stories. SITE 2 The land uses for Site 2 should concentrate on office development, to be compatible with the other developed uses along Parkwood Place. Supporting retail/personal services (limited to a maximum of 10,000 square feet) can be introduced as a secondary use and should be located at the south end of the property in order to create a retail cluster at the Emerald/ Woerner-Temple intersection. Supporting hospitality uses are also appropriate but only as a secondary use to office. The site design should be such that buildings are fronting roadways with large shared parking areas consolidated to the rear. Stormwater and landscape features should be integrated on the site. Perimeter screening and landscaping should still be the primary component of the landscape design. Heights should range from 1 story along Emerald Parkway to a maximum of 3 stories along Parkwood Place. SITE 3 The primary uses for Site 3 should be office, focused more toward freeway office development. Heights should range from a minimum of 4 to a maximum of 6 stories. Site development should incorporate storm water and landscaping features in large clustered areas throughout, in addition to perimeter landscaping per code. SITE 4 This area is also ideal for typical office freeway frontage, with heights ranging from a minimum of 4 stories to a maximum of 8 stories. While focused on office, development of this site may also incorporate other uses focused on research and development or technological advancements. The portion of the site fronting along Blazer Parkway has an opportunity to provide for a variety of uses. It should include additional office uses or hotels and/or multi-family as a secondary use. Supporting retail/ service uses can be introduced to serve office employees. Site development should incorporate storm water and landscaping features in large clustered areas throughout, in addition to perimeter landscaping per code. The treatment of setbacks on the perimeter and on Rings Road are most significant, where buildings should front toward major roadways with shared parking located to the rear. The area should incorporate site design that enables more sustainable development practices in parking areas, while accommodating pedestrian and alternative transportation connections through the site to Blazer Parkway for better circulation throughout the district. SITE 5 Office/tech, research and development, and higher density multi-family as a secondary use have the opportunity to create an anchor development within Site 5. The site design should incorporate parking toward the east since primary frontages are on the west and north edges. Building heights should be a minimum of 1 story and a maximum of 6 stories. SITE 6 Site 6 currently supports office or technology uses as this site is within the office use district. Residential use subordinate to office is appropriate as well. This site will have additional use opportunities, if a proposed north- south connector road links Metro Center to Blazer Parkway. This would create additional connectivity and provide some relief to the traffic on Frantz Road. This interior site should have a minimum height of 4 stories and a maximum height of 6 stories and should include the sustainable development practices mentioned for other office development sites. This site is also constrained by a Stream Corridor Protection Zone. SITE 7 Site 7 should continue to support office development given its freeway frontage. Minimum building heights should be 4 stories with a maximum height of 8 stories. Higher density, infill multi-family, and hospitality uses with limited commercial services are appropriate to support the adjacent office uses. Landscape setbacks from the perimeter should be a key site development element. SITE 8 Site 8 is an immediate development opportunity that can be a link between the Bridge Street District and the proposed changes at Metro Center. Development of this site should include a variety of uses (during the planning process, a development project was proposed to include a hotel, with the future potential of an adjacent office building). Along the Frantz Road frontage, mixed-use buildings incorporating apartments, office, retail and restaurant-destination uses are particularly appropriate. These would draw on the vitality of the Bridge Street District. Building heights should be a minimum of 4 stories and a maximum of 6 stories, as permitted under the zoning district. Standalone restaurant or retail uses along Frantz should reflect a two- story building height. SITE 9 Site 9 is a short term development priority currently owned by the City. This plan contemplates possible development approaches for 33 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3332 this site on page 37. In particular, neighborhood-oriented retail and restaurant uses (no bars) are appropriate for the Frantz Road frontage. Second story office is a possible use as well. The overall site design allows for a direct pedestrian linkage to those uses to the west. Alternate development scenarios for the internal portions of the site include offices and multifamily residential. Along Frantz Road, building heights should not exceed two stories. For the balance of the site, building heights should be a minimum of 2 stories and a maximum of 3 stories. Also, this site is ideal for a small format grocery with a footprint of about 15,000 square feet. SITE 10 Site 10 is currently located in Washington Township. It will need to annex to gain access to central utilities (water and sewer) to accommodate any new development. If Site 10 were to annex to City of Dublin, the plan supports neighborhood-oriented retail and office uses along the Frantz Road frontage limited to a total of 10,000 square feet and two stories in height as transition and buffer from Frantz Road. The remainder of the site should be developed as single family residential uses. The new development should provide Small format grocery example pedestrian connections to adjacent neighborhoods. The neighborhood should be designed around connected and integrated public open space. SITE 11 Site 11 is a single lot located within a lower density office development. It has limited access and visibility, and is constrained by Stream Corridor Protection Zone, as well as shallow lot depth. The only appropriate use for this site is office, with building heights not to exceed 2 stories with a flat roof and 1.5 stories with a sloped roof. As part of the proposed new development, this and other sites adjacent to residential uses should include additional buffering requirements to minimize potential impacts of new development. SITE 12 Site 12 has the potential for a number of possible uses. However, it is constrained by significant woodlands and a Stream Corridor Protection Zone. All proposed uses are supported on this site, including hotel and office/tech. Heights should range from 2 to 3 stories provided natural areas are preserved and the parking requirements are met. Neighborhood-oriented retail example Example of low intensity office 34 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3534 SITE REDEVELOPMENT Targeted areas of redevelopment will introduce needed amenities and set the framework for the transition of the district. There are two key areas detailed as near-term opportunities along Frantz Road – the Rings Road Area, and Metro Center. Based on the results of the market analysis and public input, the concepts reflect real-world scenarios Site redevelopment target areas for strategic development. These reflect the market demand and aspirations of local workers and residents for the area. In particular, a mix of uses including neighborhood amenities has been the focus. The targeted areas that are illustrated in this section are meant to provide a framework for near term development that is needed for this area. There are any number of other sites that are also candidates for redevelopment in the planning area going forward. These two areas were selected as part of the process due to: • High likelihood of immediate development potential. • High level of immediate positive impact on the success of the district. CONCEPTSDEVELOPMENT Emerald Corporate District Washington Twp 35 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3534 RINGS ROAD AREA The large, undeveloped site at Rings and Frantz Road presents an immediate opportunity for development. In 2018, the large adjacent building will have a new single-user tenant with thousands of workers. That site and adjacent areas are largely under-served for restaurant or retail and could also generate some additional demand for specialty uses such as a small-scale grocer. This site also has the advantage of fairly high traffic volumes on Frantz Road, attracting visitors from other areas of the City to augment the market demand of those adjacent to the site. In late 2017, a large parking area in the western portion of this site is being built to accommodate the new single-user tenant, and is being undertaken as a separate project by the City of Dublin. Option A Key aspects of the first option include: • A full service “destination” restaurant along Frantz Road. This could be a large-volume brewpub-style restaurant or some other format that attracts large lunch and after-work office trips. It would also be a destination for local residents later in the day and on weekends. • Service retail uses along Frantz Road. These would be smaller uses within stand-alone buildings, primarily providing convenience services to the nearly office workers and residents. • A linear walkable “spine” is established to create an east-west walking route to link the large office building with amenities along Frantz Road. • Small-format grocery at Rings and Frantz Roads. Market demand indicates that a small-format grocery could succeed here. This would be similar to the limited footprint, two-story models currently being built elsewhere in Central Ohio. That model relies heavily on prepared foods and in- store dining in addition to grocery sales. • Office uses around a central green public space. The location of these office buildings begins to establish a pedestrian-scale connection between the retail uses on this large site. Rings Road Development Option A 36 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3736 Potential development example: Mid-priced restaurant use with outdoor seating Potential development example: Green space as organizing element for office development 37 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3736 Rings Road Development Option B RINGS ROAD AREA Option B Key aspects of the first option include: • A full service “destination” restaurant along Frantz Road. This could be a large-volume brewpub-style restaurant or some other format that attracts large lunch and after-work office trips. It would also be a destination for local residents later in the day and on weekends. • Service retail uses along Frantz Road. These would be smaller uses within stand-alone buildings, primarily providing convenience services to the nearly office workers and residents. • A linear walkable “spine” is established to create an east-west walking route to link the large office building with amenities along Frantz Road. • Small-format grocery at Rings and Frantz Roads. Market demand indicates that a small-format grocery could succeed here. This would be similar to the limited footprint, two-story models currently being built elsewhere in Central Ohio. That model relies heavily on prepared foods and in- store dining in addition to grocery sales. • Office users around a central green. The location of these office buildings begins to establish a pedestrian-scale connection between the retail uses on this large site. • Residential uses anchor the southern edge of the site and introduces additional customers to support the proposed restaurant/retail amenities. 38 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3938 Potential development example: Small-format two-story grocery Potential development example: Multifamily residential 39 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3938 Metro Center Since 2018, several factors have emerged that revealed the importance of defining a unified vision. Current planning efforts, impact from the COVID-19 pandemic, and changing occupancy status presented a unique opportunity to explore the potential for redevelopment. In 2021, an Advisory Committee embarked on a visioning process to refine, strengthen, and elevate recommendations for Metro Center. While similar to the previous study area, this effort focused primarily on seven properties located in the inner loop of Metro Place. The Advisory Committee explored potential themes and principles that would guide future development. These were discussed through a series of workshops to identify opportunities to strengthen the overall vision. Topics including sustainability, business cultivation, community celebration, and entertainment were explored. These discussions directly shaped the vision and conceptual development scenarios identified in this section. The Vision The vision for Metro Center provides insight on future development, promotes the exploration of new initiatives, and establishes principles for growth. It focuses on accenting the district's history of workspace innovation to remain a district of cultivation, embracing business growth while fostering cultural and technological initiatives. Metro Center has cultivated the City's workforce, serving as one of the first premier office districts and the current home to the Dublin Entrepreneurial Center (DEC). As the City evolves, the district has the potential to cultivate a stronger sense of community while retaining employment. The district's identity will inspire a sense of exploration into: X Flexible / adaptable workspaces promoting business incubation, growth, and expansion. X Sustainable initiatives, systems, and processes focused on reducing environmental effects. X Workforce and a variety of housing options to diversify the City's current stock. X Mobility and technology programs that remain at the forefront of innovation. This vision is intended as a long-term investment that would be realized through incremental redevelopment. Metro Center would likely evolve through several phases depending on private interest, local partnerships, and strategic investment. However, initiating this vision is possible through partnerships with existing property owners along Frantz Road. Potential Development Example: Open office design (Image Source: Juliusz Sokolowski) Residential solar panel installation (Image Source: Rolf Disch Solar Architecture) 40 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4140 Sustainable Building Materials(Image Source: Architecture and Design) Autonomous Shuttle (Image Source: Marco Verch) Metro CenterDistrict: Frantz Road Redevelopment Frantz Road Development As the catalyst for the Metro Center vision, this development would set the precedent for realizing many recommendations. This site has significant redevelopment potential with current vacancy and interest from private property owners. The focus of this first step is on activating the Frantz Road corridor to create an identity through new amenities, housing, open space features, and architectural character. Key aspects include: X Redevelopment of Frantz Road frontage, encouraging buildings closer to the corridor to activate the public realm. X Mixed-use development that provides diverse spaces for restaurants, retail, and services. X Housing options for the local workforce that are thoughtfully designed and located. X Quality, higher-density development providing unique architectural interest that establishes a new identity for Metro Center. X Increased building height along Frantz Road that varies between structures (preventing uniform heights) and transitions in scale to surrounding neighborhoods. X Consolidation of parking areas to encourage sharing between complementary uses. X Reshaping the stormwater basin into a natural stream amenity for people to experience. X Public art integration and placemaking features that integrate into public spaces. X Infrastructure supporting electric vehicles and alternative transportation options.  41 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4140 Potential Development Example A: Mixed-use development along Frantz Road looking northwest Potential Development Example B: Mixed-use development along Frantz Road looking northwest 42 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4342 Metro Center Redevelopment As additional inner loop properties redevelop, the vision extends from Frantz Road to create a unique, vibrant district. A stream corridor integrates with development to support stormwater runoff while providing open space connections for residents and workers. Infill development encourages mixed-use as a destination beyond the office environment. Design features seek to further integrate the inner loop with other portions of the district including potential connections across I-270 and south towards Blazer Parkway. Key aspects include: X Mixed-use development that provides diverse commercial spaces for restaurants, retail, and services. X Infill development utilizing parking areas to provide additional density while supporting existing businesses. X Quality, higher-density development providing architectural interest aligned with a new identity. X Variety of thoughtfully designed and appropriately located housing types to support the workforce and community. X Consolidation of parking areas to encourage sharing between complementary uses. X Creation of a district-wide natural stream amenity managing stormwater runoff. X Improved pedestrian connections through sidewalk and trail development between sites. X Alternative and emerging mobility options such as electric vehicles connected throughout the City and region. Potential Development Example: New integrated housing options for residents and workers (Image source: Wasatch Residential Group) Potential Development Example: Natural stormwater management stream and amenity (Image source: PACE, Inc.) X Engaging architectural features and public art that encourages community interaction. X Alignment with green building practices and standards that promote environmental sustainability within the district.  43 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4342 Metro Center District Option A: Infill Development Metro Center District Option B: Redevelopment 44 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4544 CONNECTIVITY Changes in the planning area will both require and provide the opportunity for connectivity of many types and scales. Improved office occupancy combined with a newly developed mix of uses will happen in conjunction with increased connectivity, and will enable updates as development occurs and sites evolve. VEHICULAR Roadway connections Current access to the planning area is predominantly vehicular. This access relies on a roadway network that has a limited number of connections to the citywide roadway network, as well as very limited interconnectivity between sub-districts. Input from community meetings indicates a perception of traffic congestion in the district today, especially at peak travel times for the predominately office-oriented commercial district. In addition to related studies for key intersections (including Frantz Road and Bridge Street), the City should study possible secondary connections into and within the planning area. The connectivity diagram indicates two linkages where vital roadway connections could improve the overall network and ease the traffic burden on roads intersecting with Frantz Road. This may also provide better access options to proposed retail/restaurant amenities considered a primary need in this district. Alternative vehicular transportation The transportation mode to and within the planning area is overwhelmingly the personal automobiles. As the citywide mobility study investigates additional options throughout Dublin, this district should be considered for primary service of any alternative transportation Insert image AV approaches. This might include a circulator system within the office areas, whether driven in the near-term, or autonomous in the future. Transit connections The planning area has very limited connectivity to the regional transit system. As the mobility study investigates opportunities to improve this linkage, the district should be considered for primary service options. This district also provides excellent opportunities for improved regional transit facilities such as improved amenity stops. This is due to the high concentration of office jobs as well as existing and emerging service sector jobs in the proposed retail/ restaurant/lodging uses. This district also is accessed by what will be two of Dublin's most densely developed primary corridors - Frantz Road and Bridge Street. Autonomous Vehicles (AV) Any roadway and vehicular connectivity improvements must take into account the significant changes that will result from imminent autonomous vehicle technology. While the particular requirements and opportunities of this technology are not yet defined, care to avoid overbuilding incompatible infrastructure should be a consideration based on future AV adoptions rates. ACTIVE TRANSPORTATION Pedestrian site access As the development pattern transitions from single-use and auto- dominant site design, this will be the opportunity to introduce needed pedestrian access to sites and within the sub-districts. In addition to sidewalks along roadways, site design should be oriented to create vibrant street edges where possible. When retrofitting large parking areas, pedestrian connections within the lots and to adjacent uses will be vital. These pedestrian connections will become key linkages into the area from nearby hotel users, links between office workers and restaurants, and from the nearby residential areas to the variety of coming mixed-use options. Shared-use path network Dublin has a well-developed trail network throughout the City, serving both pedestrians and bicyclists. The connectivity diagram indicates additional areas where key linkages are needed to the larger trail network. The trail system will be developed in conjunction with other roadway improvements and redevelopment Active transportation integrated into site - Burke Gilman trail (Image source www.washington.edu) 45 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4544 Proposed Connectivity Diagram sites, and should be augmented by the proposed improvements to the Frantz Road corridor streetscape. Bicycle facilities Bicycle facilities in coordination and addition to the trail network can be considered as part of the overall mobility study. The connectivity diagram indicates key locations to interface the larger bicycle facility network in this district. In addition, bicycle parking can be added throughout the planning area as sites redevelop and additional amenities are added, creating a larger set of nearby destinations. Existing shared-use path Proposed shared-use path Proposed road connection Existing crosswalk In addition, investigate the feasibility of dedicated bike/alternative transportation lanes along Frantz Road to create alternative transportation opportunities within the district. Washington Twp 46 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4746 SUSTAINABILITY SITE DESIGN With a mix of previously developed and greenfield sites in the planning area, there are a variety of options for incorporating intelligent practices that can enhance the local environment. These include: • Stormwater Management. • harvesting and reuse, • low impact techniques, • bioswales or natural water features, • pervious surfacing • alternative or emerging systems • Smart irrigation systems. • Smart lighting systems. • Planting arrangements and techniques. • reduction of supplemental irrigation • soil volume for long term tree growth • Support for solar energy collection. Greenfield development In the new development areas of the district, a full suite of site sustainability practices can be implemented. In particular, multi-side stormwater controls that function in a more "regional" manner as well as being publicly accessible greenspace amenities are preferred. Existing parking retrofit Exiting parking facilities can be made more efficient both from a parking perspective and from the aspects of stormwater controls. During efforts to make existing adjacent lots more efficient, creating larger grouped areas of landscaping instead of a series of small, inefficient islands will be one significant improvement among others that can be considered. Removal of landscape island curbing to encourage sheet flow can also be incorporated into stormwater management controls Infill / site redevelopment In new infill or site redevelopment projects, all of the techniques for implementing sustainability in both greenfield sites and in retrofit sites may be applicable. In particular, it will be vital to link new developments to existing greenspace and coordinated infrastructure BUILDING DESIGN Both new and existing buildings can contribute to the sustainable movement: • Energy efficient design for new and retrofitted mechanical systems, • Use of local materials in new construction and renovation • Recycled or sustainable materials for renovation projects • Sustainable or alternative materials in new construction • Alignment with green building practices and emerging trends • Incorporation of materials that assist with wind and solar energy collection • Water conservation through selection of appropriate fixtures for new and renovated facilities TRANSPORTATION Active Transportation Incorporating active transportation facilities and site access should be a focus of all planning area redevelopment. Site elements of development should include: • Provide ample and secure bike parking and amenities. • air hose • repair tools • changing stations • bike lockers • Ensure multi-use path systems provide safe and easy access to building entrances. TECHNOLOGICAL ADVANCEMENTS National trends in personal preferences are leading to changes in mobility choices. Landowners can contribute by providing preferred spaces and facilities for low or no- emission cars or carpoolers Parking lot stormwater approach: Large island bioswale  47 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4746 Natural stormwater approach: Stream corridor and amenity (Image source: PACE, Inc.) Parking lot stormwater approach: Curb breaks to accommodate inlet flow; large central islands 48 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4948 FRANTZ ROADCORRIDOR The Frantz Road Corridor has been identified as in need of aesthetic and functional updates. In particular: • Landscaping has become overgrown, lacks aesthetic appeal, and blocks the view of many uses. • Signage is often physically separated from uses and ineffective. • Active transportation amenities for walking and biking should be enhanced. • Public and private landscape treatment is inconsistent in terms of design and quality. Streetscape improvements along Frantz Road should be part of a larger strategy that can occur in conjunction with corridor redevelopment and/or as a separate initiative by the City. Examples of those improvements include: • Creation of gateways at the intersections with Bridge Street and Tuttle Road. • Landscape enhancements to existing medians at targeted intersections. • Additional landscape improvements to medians between intersections. • Accent paving at both existing and proposed crosswalks. Frantz Road corridor within planning area• Explore the potential of dedicated alternative transportation lanes along Frantz Road to provide for multi-modal options. • Activation of the public realm through gathering spaces, architectural design, open spaces, and other similar features. • Integration of public art features near gateways or within public open spaces. Washington Twp 49 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 4948 Potential 5-Story Development along Frantz Road at Metro Center (looking north towards SR-161) Potential 6-Story Development along Frantz Road at Metro Center with improved corridor (looking north towards SR-161) Potential 4-Story Development along Frantz Road at Metro Center (looking north towards SR-161) 50 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5150 Frantz Road and Metro Place South - EXISTING FRANTZ ROAD TYPICAL IMPROVEMENTS Frantz Road and Metro Place South - With RECOMMENDED improvements 51 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5150 LANDSCAPE SCREENING One of the most recognizable landscape features in Dublin is the existence of intense screening along the public rights-of-way. Zoning Code requirements have established an aesthetic that appeals to residential and commercial citizens alike. As one of the earliest commercial development corridors in the City, Frantz Road is also home to the some of the most mature landscapes. Many of the commercial properties along the corridor could benefit from the rejuvenation of the streetscape by pruning, replacing or otherwise enhancing dense overgrown buffer plantings. The City should consider programs to incentivize participation in planting enhancements along this corridor. Examples include: • An expedited administrative review process. • Matching low interest / no interest grants or loans. • Educational outreach to property owners and building managers. Dense landscape screening along property frontages obscures view of businesses from Frantz Road. Existing landscape is often overgrown creating a "tired" appearance. Overgrown landscaping can detract from a property's appearance instead of enhance it. 52 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5352 PEDESTRIAN CONNECTIVITY Stakeholder and community input indicated the desire to improve pedestrian connectivity along the corridor. Existing sidewalks and multi-use paths provide an excellent infrastructure to build upon. Possible additional enhancements should focus on ease of access from neighboring residential areas to existing and proposed businesses. Specific examples cited include: provide clear crossing points at intersections, painted crosswalks, and user activated or automated crossing signals, etc. In addition to existing crosswalks at signalized intersections, potential crossings at Cramer Creek Court and Parkcenter Avenue should be evaluated as pedestrian activity in the district increases with new development. Additional consideration should be given to providing ease of access to main entrances of buildings from the public right-of-way. Existing Crosswalk Existing Shared- Use Path Existing Sidewalk Existing and proposed pedestrian circulation along Frantz Road Washington Twp 53 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5352 Existing medians limit opportunities for pedestrian crossings Future pedestrian crossings could be evaluated where Frantz Road intersects with Parkcenter Avenue and Cramer Creek Court Automated pedestrian crossing signal 54 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5554 SIGNS A relatively low percentage of businesses in the Frantz Road corridor portion of the planning area have direct frontage along Frantz Road. As part of the City’s signs and wayfinding standards thought should be given to providing shared signs, sub-district branding and other opportunities for businesses to be identified along the primary access corridors, consistent with applicable codes. Existing wayfinding signage is limited and inconsistent. Many signs are not positioned to clearly show a connection to the businesses they serve. Examples of shared-use monument signs 55 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5554 STREETSCAPE IMPROVEMENTS Streetscape improvements along Frantz Road should be part of a larger strategy that can occur in conjunction with corridor redevelopment and/or as a separate initiative by the City. Examples of those improvements include: • Creation of gateways at the intersections with Bridge Street and Tuttle Crossing Boulevard. • Landscape enhancements to existing medians at targeted intersections. • Additional landscape improvements to medians between intersections. • Accent paving at both existing and potential crosswalks. Proposed Gateway Proposed Median Landscaping Enhancements Proposed streetscape improvements along Frantz Road Washington Twp 56 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5756 The intersections of Frantz Road with Tuttle Crossing Boulevard and Bridge Street are opportunities for enhanced landscaping and distinct signage to create gateways into the Frantz Road corridor. Proposed examples of enhanced landscaping in medians Examples of crosswalks with ornamental paving 57 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5756 The Implementation Chapter identifies actions necessary for implementing the vision reflected in the Dublin Corporate Area Plan. This plan outlines a framework to reposition this district for another period of success, realizing that long- term changes to the planning area will likely be more comprehensive in scope. In the near term, the planning area can be repositioned through strategic interventions, targeted development and regulatory updates. UPDATE ZONING X Prepare and adopt a new zoning classification for the planning area, establishing consistent standards that vary amongst the several PUD and standard zoning districts. • Prioritize adopting new zoning districts with focus sites, such as Metro Center, to support development. • Collaborate with private property owners and developers on new zoning regulations, especially for focus sites. X Emphasis placemaking as a review criteria. X Incorporate new surface parking lot landscaping requirements consistent with the intent of this Plan. X Provide technical assistance to property owners/managers regarding on-site landscape maintenance, including revising landscape plans consistent with new standards. PREPARE AND ADOPT DEVELOPMENT AND DESIGN GUIDELINES X Prepare and adopt guidelines that illustrate the design intent of this plan and the new zoning district. X Support new development that is consistent with this plan and the context of individual sites. X Encourage design creativity for sites and new construction, consistent with the adopted plan and guidelines. PROMOTE “GREEN” APPROACHES X Require more sustainable approaches to parking lot and site design than currently utilized, such as pervious pavement and biocells, to improve the quality and decrease the quantity of stormwater runoff while potentially adding parking spaces. • Evaluate new stormwater management systems with new development or redevelopment, especially within focus sites. • Explore the removal or redesign of the regional stormwater system within Metro Center to stimulate redevelopment. X Encourage the use of solar and wind as power sources to support individual buildings. X Identify incentives to extend such solutions beyond “minimal” applications, such as no interest “green” loans or grants for experimental solutions. REFRESH FRANTZ ROAD CORRIDOR X Allocate funds to design and construct streetscape improvements. X Work with property owners during design and construction. DEVELOP ACTIVE TRANSPORTATION INFRASTRUCTURE X Build an interconnected walking and biking network, extend walking and biking trails into sites in conjunction with open space amenities. X Provide multi-modal, and last- mile transportation options X Explore construction of mini multi-modal hubs. X Seek extension of COTA transit service throughout the planning area. IMPROVE CONNECTIVITY X Create additional roadway connections. X Ensure pedestrian and bike connections in all redevelopment. IMPLEMENTATION REGULATORY MOBILITY 58 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5958 DEVELOP A COMPLEMENTARY MIX OF USES. X Create amenities that will improve office competitiveness, reduce vehicle trips and increase productivity. As identified in the market analysis, there are existing underserved markets and gaps in certain uses. • Initial target sites and general development approaches have been identified based on existing market demand • Conduct proactive outreach to property owners to promote the concepts and seek potential partners for redevelopment • Design and implement a neighborhood center design solution for the Rings-Frantz site. REDEVELOP EXISTING SITES WITH QUALITY SITE DESIGN X Encourage redevelopment of major sites consistent with this plan to provide more efficient building and parking layouts; factor building life cycles. SUPPORT TECHNOLOGY AND R+D BUSINESS INVESTMENT X Continue expansion of Dublink throughout the planning area as opportunities arise and to retain and attract business. PROVIDE INTEGRATED AND DIVERSE HOUSING OPTIONS X Support new and diverse housing options tailored to the local workforce through zoning and policy decisions. SITE IMPROVEMENTS REDEVELOPMENT MIX OF USES BUILDING ARCHITECTURE OPTIMIZE PARKING SITE ACCESS SITE IMPROVEMENTSDEVELOPMENTREGULATORYMOBILITYZONING UPDATE DEVELOPMENT & DESIGN GUIDELINES "GREEN" APPROACHES FRANTZ ROAD CORRIDOR TRANSPORTATION INFRASTRUCTURE REFRESH BUILDING ARCHITECTURE X Collaborate with building owners on potential architecture “facelifts;” investigate incentives. X Encourage the reorientation of building entries to maximize the use of existing parking. CONSOLIDATE PARKING AND SITE ACCESS X Encourage the combined/shared parking areas to maximize the efficiency of parking. X Encourage combined/ shared drive access areas to maximize efficiency and allow complementary development. OPTIMIZE PARKING FOR EXISTING SITES X Encourage property owners to identify opportunities to expand parking adjacent to or within sites, while following quality site design approaches and meeting the goals of the City for landscape screening. X Anticipate the potential for reduced parking demands in the near future. SUPPORT DEVELOPMENT CONCEPTS FOR FOCUS SITES X Permit varying building height between two- to six-stories along Frantz Road, within Metro Center, through the new zoning district. X Encourage a new identity for Metro Center that aligns with the future vision for the district. X Support redevelopment or infill development opportunities that realize recommendations for the development concepts. DEVELOPMENT 59 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5958 TASKS 5+ YEARS2-4 YEARS1 YEAR Market sites for redevelopment Adopt new zoning district Support new housing types Create incentive program for exterior improvements Support development concepts, specifically Metro Center Utilize site efficiencies where near-term parking is needed Encourage open sites for redevelopment Adopt new zoning district Collaborate with private property owners on potential redevelopment Coordinate development for identified target sites Coordinate retrofitting of new entries / door locations Coordination with new outdoor greenspace amenities and restaurant access Coordinate reworking of office parking areas Coordinate reworking of office site access Coordinated site access for new development Coordinate retrofit development of combined office sites Addition of amenity greenspace and uses Coordinate wholesale redevelopment of obsolete sites Coordinate wholesale redevelopment of obsolete sites Compatibility with a mix of uses Coordinate wholesale redevelopment of obsolete sites Coordinate wholesale redevelopment of obsolete sites Coordinate wholesale redevelopment of obsolete sites Adopt new zoning district Mandate green approaches in site design through the Zoning Code Explore removal or redesign of Metro Center stormwater system Adopt new zoning district Prioritize focus site rezonings, specifically Metro Center Encourage new development consistent with this plan and context of individual sites Coordinate retrofitting of new entries / door locations Coordination with new outdoor greenspace amenities and restaurant access Provide technical assistance to property owners and developers Ongoing implementation Identify incentives to extend green solutions beyond "minimal" application Ongoing implementation Allocate funds for design Create detailed improvements plan Outreach to property owners Study connectivity options Allocate funds for construction Implement improvements Outreach to property owners Implement local transit solution Implement bicycle infrastructure Expand COTA service Ongoing maintenance Construct roadway connections Implement AV technology 60 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 6160 In order to guide retrofitting of existing sites and future redevelopment, basic design guidelines are suggested. Updates to the Future Land Use Plan and elements of the Zoning Code will create specific site standards. Guidelines will supplement those standards in a more flexible format, being rapidly adjustable to site- specific issues and distinguished between sub-districts. PLACEMAKING The City has recently adopted a Complete Streets resolution that memorializes its commitment to developing a walkable, pedestrian friendly environment that augments the placemaking strategies of the Dublin Corporate Area Plan. While some placemaking occurs due to community programing, such as a festival or a sculpture installation, or as the serendipity as a place evolves, the Plan recommends retrofitting and re-organizing existing development to increase opportunities for community to interaction. • New development should include spaces designed to facilitate interaction and public gathering. • These spaces should be- • Inviting and rich in details; • Adaptive, unique, accessible, and safe; • Opportunities for community activities and destinations; • Collaborative and sociable; • Context specific to each sub- district's character; and, • Supportive of the identity and vision for focus sites. PRINCIPLESDEVELOPMENT + DESIGN Street furniture and spaces encourage interaction Streetscape and spaces encourage interaction  61 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 6160 SITE DEVELOPMENT • Buildings should be located adjacent to the public rights-of- way, locating parking primarily to the rear where possible. • Negative impacts of site lighting on adjacent areas should be reduced. • Service functions should be strategically placed to minimize negative impacts on the public rights-of-way and other public spaces. • Landscaping along roadway edges should be lined with shade trees and provide a rhythm and identifiable character for the road. • Median plantings should remain low and block opposing headlights where appropriate. • Use flowering trees to enhance roundabouts and intersecting roadways. • Pedestrian routes should be designed through parking areas and separated by landscape elements where possible. • Pedestrian access should be accommodated from parking areas to building areas and between adjacent buildings and uses. • Pathways and sidewalks should be located throughout, creating linkages within and to adjacent sites. • Bicycle access should be accommodated and encouraged in site design. BUILDINGS • Entrances shall be located along the public rights-of way and in areas most easily accessed by parking areas. • Building lighting may be used to enhance architectural features and to indicate the location of entries. • Mixed-use buildings are encouraged where appropriate. • Architectural variety is preferred in the Mixed Use Regional District. Project designers are encouraged to try to find elements to tie into Walkway through parking area, linking to front entrances Architectural variety complements the traditional portion of the building Bicycle facilities integrated into sitesPedestrian facilities integrated into sites 62 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 6362 • Repetitive use of a single building type, scale, mass, or material should be avoided to ensure architectural interest. • Placement should allow buildings to engage the street. • Natural materials such as the surrounding architecture but not imitate any other buildings that are in the district. Massing • The massing of the buildings should be dynamic. Flat and box-like massing is discouraged. • Building entries should be clearly indicated. Transparency • A high degree of transparency is encouraged. Scale • Buildings should be designed for human scale. • Scale should be considered in the overall context of the district based on site location. • Building height should vary for adjacent structures to prevent uniform massing, scale, and form. • New construction along the Frantz Road corridor should transition and connect with adjacent building form. ARCHITECTURAL DIVERSITY The City has continually emphasized high-quality architecture and building materials. The planning area should provide a visible reference to Dublin’s stated vision of being a “Vibrant, Innovative, and Engaged Community.” • Building forms should be complementary and not redundant, as well as provide flexible spaces. • Building should accommodate changes in use and emerging work styles such as hybrid or remote working. • Buildings should articulate the function and activities of each sub-district in terms of character, massing, materials, and landscaping. • Buildings should be compatible with neighborhoods and districts relative to architectural character, massing, placement, height, and landscaping. Glass and metal as exterior building materials; high degree of transparency High degree of transparency Dynamic building massing Extensive use of glass as exterior material stone, provide a reference to Dublin’s history, glass provides interactivity; however, use of other compatible materials such as woods, metals, and other innovative materials should be encouraged to provide interest to the building mass.  63 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 6362 BUILDINGS: EXTERIOR MATERIALS • Natural materials are encouraged; those emulating a natural material are discouraged. • Sustainable materials are encouraged in new construction that upholds high-quality design and character. Brick • Natural brick is encouraged as an external material based on scale and location. • Other clay products such as terracotta tiles may be used as appropriate, as well as stone. Stone • Natural stone or natural stone veneer is appropriate based on scale and location. • Stone may be used in conjunction with other materials like glass or brick. • Stone sills and lintels are an effective external building component when incorporated into facades with other materials such as brick. Wood • Wood is a possible exterior material, depending on its application and the scale of the structure. • Wood can have applications such as framing around building features. • Traditional wood siding profiles should only be used on smaller-scale and traditionally designed structures. Brick and glass as exterior building materials Wood and metal as exterior building materials Concrete and glass as exterior building materials  64 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 6564 Glass • The use of glass is appropriate based on scale, location, compatibility with other building material and architectural style. • Use of transparent (non-opaque) of glass is encouraged throughout. Metal • Metal may be used as a building material based on appropriate scale, location and compatibility with other building materials. • Metal should be more “solid” in character with a minimum thickness of ¼” – break metal and other easily warped metal applications should be avoided. Concrete • Concrete may be used as a building material if finished in a stylized architectural manner. • Concrete should be used as a component of an exterior materials strategy, incorporating other natural materials. • Large-scale openings and window transparencies should be inherent in the design of a building relying on concrete as a primary exterior material. SITE ACCESS • Sites should be designed to share vehicular access with adjacent sites as part of a larger access strategy. • Individual entry features/ entrances are discouraged in favor of collaborative site designs. • Site access should be oriented in a grid-like street pattern, whether public streets or private on-site drives. Access points should serve multiple office buildings/sites Permeable pavers in parking areaShared "green" parking lot Bicycle parkingDedicated bicycle facilities 65 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 6564 PARKING • Shared parking across joint sites is highly encouraged. • Parking decks and garages integrated with site design are encouraged where economically feasible. • Encourage the use of alternative transportation through site design (such as an office circulator shuttle) to lower parking demand. • Emerging technologies such as autonomous or electric vehicles could lower parking ratios and should be closely monitored. • The use of permeable paving materials is encouraged. • Small landscape islands within parking lots are discouraged. • Incorporating sustainable practices within parking areas is encouraged. • Solar shades. • Pervious paving. • Bioswales, rain gardens and other stormwater controls. • Parking areas should be well lit. ACTIVE TRANSPORTATION • Bicycle racks should be installed near primary building entrances. • Multi-use pathways should link sites and extend into each site to provide direct access to buildings. • Indoor bike facilities such as showers and lockers should be considered. OPEN SPACE • Open Space as an organizational and focal element is highly encouraged. • Usable open space should be incorporated in close proximity to all uses. • Open space should include multi-use paths, seating, and other passive and limited active recreation uses. • Stormwater features can be integrated into open space to provide park amenities. Incorporated open space and stormwater features Landscape median Landscape clustered at entry LANDSCAPING • Site landscaping should be consolidated into areas large enough to support successful plant growth. Small landscape islands within parking lots are discouraged. • Larger, linear landscape islands are encouraged, particularly those integrated into an overall stormwater quality and control system. • Landscape areas may be curb- less as needed to contribute to stormwater quality and controls. • Landscape screening adjacent to the right-of-way is encouraged. • Landscape screening between adjacent parking lots should not be in excess of that throughout the parking areas and should allow pedestrian access. • Landscape mounding is not encouraged and should involve a gradual slope toward the public right-of-way when utilized. • Landscape elements should be used within parking lots to create pedestrian pathways to entrances. • Regular maintenance of landscaping is encouraged. This includes limiting hedgerows to heights low enough to see above when walking, thinning trees near buildings that obscure signage and entries, and regular  DRAFT COPY66 maintenance of screening along the rights-of-way. • Natural features such as tree stands, tree rows and stream crossings should be preserved and incorporated into site design. SIGNS • Overall district branding could improve the identity of the planning area and sub-districts. • Coordinated wayfinding signs can be used to improve the function of the entire planning area . • Overall wayfinding should be encouraged for each sub-district. Examples of creative monument signs 67 This page is intentionally left blank. DUBLIN CORPORATE AREA PLAN CITY OF DUBLIN, OHIO DIVISION OF PLANNING DEPARTMENT OF DEVELOPMENT CITY OF DUBLIN, OHIO DIVISION OF PLANNING DEPARTMENT OF DEVELOPMENT Dublin Corporate Area Plan Special Area Plan (2018) 2 CITY OF DUBLIN PLANNING DIVISION 5800 SHIER RINGS ROAD DUBLIN, OH 43016 100 NORTHWOODS BLVD., SUITE A COLUMBUS, OH 43235 5800 SAWMILL RD, SUITE 220 DUBLIN, OH 43017 85 E. GAY STREET, SUITE 200 COLUMBUS, OH 43215 A special area plan is a long range vision that establishes offi cial City policy to guide future public and private decisions regarding development and infrastructure. It provides schematic representations of potential development areas at a variety of scales and levels of detail, and include recommendations for compatible land uses and design guidelines as may be appropriate to the area. It is to be used as a general guide for land use planning concepts, and should not necessarily be interpreted or applied literally. It is a vision that seeks to inform development over next several decades. It is an addendum to the Dublin Community Plan, 2013. 1 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 1 TABLE OF CONTENTS Project Overview 2 Existing Conditions 5 Public Input 15 Market Analysis 19 Land Use Recommendations 25 Development Concepts 34 Frantz Road Corridor 50 Implementation 59 Development & Design Guidelines 62 2 2 OVERVIEW PROJECT The City of Dublin’s offi ce space has been considered some of the best in Central Ohio for the past 40 years. Like many suburbs, Dublin fostered a Class-A offi ce model off ering freeway visibility, easy automotive access, an abundance of free parking and idyllic offi ce “parks” with manicured landscaping and large stormwater ponds. As they have aged, this development model is having an increasingly diffi cult time competing with offi ce space in more vibrant, amenity-rich environments. The Dublin Corporate Area Plan builds upon a study of Dublin’s legacy offi ce parks – including Metro Center and the businesses along Frantz Road and Blazer Parkway – and presents a long range vision that seeks to determine ways to improve these areas for businesses, employees and residents, as well as encourage additional private investment that benefi ts the entire community. Several major changes have occurred nationally in the past decade that present a challenge to the standard suburban offi ce model in both the quantity and quality of the offi ce experience. The fi rst is a shift in the perceived and actual parking demand for certain users that now utilize a much higher employee- per-square-foot ratio than when parking ratios were fi rst developed. The second is the consistent increase in employee desires for nearby convenience and entertainment uses, as well as other amenities. National studies show that today’s employees expect to be able to walk to lunch, fi tness centers and other services from their workplaces. At the same time, integrated housing within offi ce parks has become a growing trend around the country with the goal of creating a true mixed use, walkable environment that sustains businesses. The challenge for older offi ce parks is to fi nd the space for all of these uses, as well as the facilities that support walking, biking and transit connectivity. This 30 to 50 year vision seeks to provide successful revitalization for the Dublin Corporate Area, while pointing the way toward future opportunities and sustainable development. PLANNING GOALS The following goal statements serve as the policy foundation for the Dublin Corporate Area Plan. • Reposition the “legacy” offi ce sites for success by encouraging new investment, as well as reinvestment in existing buildings. • Create a walkable, mixed use environment with the commensurate amenities, while recommending places for infi ll and new development. • Use formal and informal open spaces as organizational and focal elements for new development and redevelopment. • Apply placemaking principles to encourage vitality within the district. • Identify under-served markets and the related opportunities for attracting new private investment. • Establish a strategy to “refresh” the Frantz Road streetscape that better refl ects the gateway nature of this important corridor. • Recommend mechanisms to ensure additional development along Frantz Road does not adversely impact neighborhoods to the east. • Recommend zoning tools to ensure successful implementation of the vision and plan recommendations, while providing new zoning protections for adjacent neighborhoods. • Introduce consistent and compatible architectural and site design guidelines for the entire district. 3 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 3 REGIONAL CONTEXT 4 4 RECENT SPECIAL AREA PLAN WEST INNOVATION DISTRICT The western edge of Dublin is an area poised for signifi cant change. The West Innovation District contains 1,100 acres of land between Avery Road, Houchard Road, Shier Rings Road, and State Route 161/Post Road. The District is a key priority of the City and is targeted for offi ce, research, laboratory and clean manufacturing uses. In particular, the District is home to the Dublin campus of Ohio University, which is intended to grow to over two million square feet of development. Just as Dublin has grown and changed signifi cantly over the last few decades, technology and the way business is conducted has also evolved. COMPLEMENTARY PLANNING PROJECTS Map of Dublin business districts PLANNING AREA CONTEXT The planning area is approximately 987 acres and primarily consists of large offi ce campuses that developed during the 1970s to 1990s. Placed along I-270, these “outerbelt” sites were considered premium locations for suburban offi ce development during this time period because of high visibility and the focus on vehicular access. Since the origins of this district, Dublin has expanded considerably, adding districts further northwest that focus on more targeted uses. These uses, such as technology and medical offi ce, have been aided by public infrastructure investments to strengthen those markets. Dublin is also well underway in transforming the city core into a thriving and walkable mixed-use environment with the development of the Bridge Street District. Unfortunately the planning area has languished as times, preferences, and technological needs have advanced. 5 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 5 The Dublin Corporate Area is characterized by a typical offi ce campus development pattern. The planning area is from West Bridge Street on the north, Emerald Parkway on the west, Frantz Road on the east, and Tuttle Crossing Boulevard on the south. This incorporates areas on both sides of the I-270 corridor and is adjacent to several Dublin districts including the West Bridge Street District to the north and the Tech Flex District to the northwest. General characteristics of the planning area include: • Large-scale corporate offi ce development. • Highway-oriented “legacy” offi ce campus sites. • Segregated land uses. • Auto-oriented site design. • Limited roadway connectivity. • Limited public use open space. The planning area is largely developed, but also contains some signifi cant vacant sites. In addition, the current development pattern provides some redevelopment and infi ll opportunities. CONDITIONS EXISTING Dublin Corporate Area Plan: Planning Area 6 6 EXISTING LAND USE AND ZONING The Dublin Corporate Area encompasses 987 acres on both sides of I-270. The largest land use within the planning area is corporate offi ce. The designated land uses associated with this offi ce development are Standard Offi ce and Premium Offi ce, which also constitute the most prevalent of the land use categories in the planning area. In the southern and northern portions of the planning area, General Commercial areas introduce a wider mix of commercial uses, intermingling with hotels, medical offi ces, and some restaurant and retail. There is also a small area of General Commercial in the western portion of the planning area, at Rings Road and Emerald Parkway, that includes a small restaurant/retail cluster. The northwest corner of the planning area incorporates General Industrial for several sites. This serves as a transition to the adjacent Tech Flex District. There are limited Parks/Open Space as well as Civic uses throughout the planning area. Some of the larger areas designated as Parks/Open Space are stormwater features for the Metro Center offi ce campus with limited recreation opportunities. To the west and east of the site are residential neighborhoods, predominantly single-family residential homes. To the north is West Bridge Street, which provide opportunities for physical connection to the planning area for compatible development. To the south of the planning area is the Mall at Tuttle Crossing, auto- oriented restaurant/retail, and multi-family residential in the City of Columbus. Land Use Category Number of Parcels Total Acreage % of Total Land Use Area Civic/Public Assembly 2 7.9 1.1% General Commercial 11 58.4 7.9% General Industrial 8 32.4 4.4% General Institutional 1 5.2 0.7% Parks/Open Space 9 27.1 3.7% Premium Offi ce/Institutional 11 309.4 42.0% Rural Residential/Agricultural 1 13.1 1.8% Standard Offi ce/Institutional 6 146.6 19.9% Transportation 3 3.4 0.5% Vacant/Undeveloped 15 133.1 18.1% 736.6 100.0% Washington Twp 7 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 7 Existing Land Use Map Washington Twp 8 8 NATURAL ASSETS There are a number of small creeks that create a series of sub- watersheds throughout the planning area. Most property adjacent to the creeks have been developed. Cosgray Creek crosses Frantz Road and does provide an opportunity for a green linkage through the planning area. To preserve environmentally sensitive areas along streams and creeks, the City of Dublin's Stormwater Management Design Manual requires Stream Corridor Protection Zones and provides additional guidelines regarding mitigating the impacts of new development on preserved areas. The natural tree canopy in the area consists of some preserved tree rows and tree stands scattered throughout the planning area. These natural and aesthetic remnants of the previous farmland uses are natural assets and a link to the legacy of the area. Existing street trees Existing stream Floodway 1% Annual chance fl ood 0.2% Annual chance fl ood Natural Assets Map Washington Twp 9 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 9 Extensive landscaping installed over several decades have created tree canopies that have matured into excessive growth and unmanicured streetscapes. PARKS AND OPEN SPACE There is limited parkland in the planning area. The major feature is the Field Of Corn public art installation at Rings and Frantz Road. Most other open space is part of the larger stormwater systems of offi ce campus areas. The largest of these is at Metro Center where the open space is a series of ponds that includes some passive recreation and walking trails. STREET NETWORK AND RIGHT- OF-WAY CHARACTERISTICS The roadway system in the planning area consists of the I-270 corridor and some large collector roads, with limited linkages between them. The roadways that provide entry/ exit for I-270 carry heavy volumes as a result. Other primary roadways serve as access points to diff erent offi ce areas, without many direct interconnections. Frantz Road Frantz Road is a vital north/south corridor for the City. It serves as the primary link between Bridge Street and the southern portions of the City and serves as a central spine between I-270 and the Scioto River. Frantz Road is the only access point for Metro Center into the larger roadway network. It also serves as one of only three signifi cant access points (along with Rings and Blazer) for all the development east of the I-270. The typical Frantz Road character includes sidewalks or trails. In many places there are large setbacks along the roadway with mature landscaping sometimes obscuring the buildings behind. In other locations there are large parking lots or stormwater facilities. Emerald Parkway Including a series of roundabouts, Emerald Parkway is an important part of the overall roadway linkage along the outer portion of the I-270 corridor. This road serves as a north- south regional connection and provides access to the offi ce and industrial uses on the west side of I-270. In addition, Emerald Parkway marks a transition point, where the scale of development changes on the west side of the corridor from offi ce to residential neighborhoods. Tuttle Crossing Boulevard This is a major highway-oriented commercial corridor, linking I-270 to the southern portion of the planning area. Tuttle is characterized by numerous travel lanes and turning lanes, and auto-oriented access to individual sites. Serving the mall, high-volume restaurants, and hotels, Tuttle Crossing Boulevard gets narrower as it proceeds east to Frantz Road. West Bridge Street The portion of West Bridge Street adjacent to the planning area is a major highway corridor, providing linkage to I-270. The current study for West Bridge Street seeks ways to reduce the impediments for pedestrians along that corridor, including a potential pedestrian bridge that would link to the Dublin Corporate Area. Blazer Parkway Blazer Parkway provides a needed internal connection in the planning area. Linking to Tuttle Crossing Boulevard at the south, Blazer Parkway provides a route to many of the hotels, restaurants and offi ces in the southern portion of the planning area. In addition, Blazer Parkway extends past many of the yet- undeveloped sites near Rings Road. Rings Road Rings Road is an important east/west connector for the planning area. It is the only route that is not a highway entrance linking both sides of the planning area, with a connection over I-270. Rings Road includes a sidewalk and a trail connection as part of the streetscape, providing important pedestrian and bike connections for the overall network. 10 10 TRANSIT, BICYCLE AND PEDESTRIAN INFRASTRUCTURE COTA The Central Ohio Transit Authority (COTA) provides limited transit service within the corridor with 4 routes. • COTA Route 33: Provides access from the north via Bridge Street and loops through Metro Center. • COTA Route 73: Provides the largest geographic reach of the routes, linking Bridge Street on the north with Tuttle Crossing Boulevard and I-270 on the south. The route travels along a portion of Frantz Road, linking through the Blazer Parkway/ Rings Road area to access Emerald Parkway on the west. • COTA Route 72: Provides service to the southern portion of the planning area, with service accessing I-270, and arcing along Blazer Parkway and Park Center Avenue, as well as access to the south along Frantz Road. • COTA Route 21: Provides service at the southern border of Dublin along Tuttle Crossing Boulevard, and accessing the Mall at Tuttle Crossing and south along Frantz Road. COTA Route 21 COTA Route 33 COTA Route 72 COTA Route 73 21 33 72 73 Existing Transit Washington Twp 11 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 11 BICYCLE AND PEDESTRIAN FACILITIES Existing bike facilities in the corridor are shared use paths adjacent to roadways. There is a robust system of these trails running along the major roadways, particularly Frantz Road, Emerald Parkway, Blazer Parkway and Rings Road. Further connections are needed within the planning area. Individual sites have limited bicycle facilities, such as internal site access to buildings and bicycle parking. Pedestrian connectivity is a mixture of the shared use paths and sidewalks. Paths or sidewalks serve most locations, but the walkability is generally poor in many of the interior offi ce campus areas. This is due to the prevalence of large parking areas and the lack of nearby amenities. Along major corridors such as Frantz Road, the mature landscaping tends to be overgrown on the adjacent private offi ce sites, further diminishing overall walkability. In 2017 and 2018, the City is undertaking a citywide Mobility Study to enhance modal options throughout Dublin. The Dublin Corporate Area must serve as an important linkage to many portions of the City. Options that include local circulators or other means of enhancing transportation modes should certainly be extended into this district. Existing Bike PathsExisting Bike Path Washington Twp 12 12 EXISTING PARKING RATIOS Typical parking ratios for suburban offi ce uses range from 4 to 5 spaces per 1,000 square feet. This is typical of many zoning codes and has proven to be the market standard for many years in places with limited transportation options beyond automobiles. The typical Dublin zoning code standard is 4 spaces per 1,000 square feet (code section 153.212). In recent years, there has been a trend for higher parking ratios due to more employees per 1,000 square feet of building space. This is particularly pronounced in large single-user buildings where one corporation takes an entire building originally planned to house numerous businesses. By removing redundant common areas such as lobbies for multiple users, the single-user maximizes the number of employees, thereby creating additional parking demand. Another recent development has been the proliferation of call centers that use less offi ce space per employee, generate additional parking demand per offi ce square footage. These call center uses also have challenges during shift changes when there is an overlap. High (6 and Higher) Above Average (5.0 to 5.9) Average* (4.1 to 4.9) Below Average (4.0 or less) *Average represents the regional parking ratio average among Dublin and select northern suburbs along I-270 as well as other newer offi ce developments in Columbus Number of parking spaces per 1,000 sq. ft.Frantz Rd .I-270Rings Rd. West Bridge St. Tuttle Rd. Bla z er Pkw y .Washington Twp 13 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 13 TARGETED SITE ANALYSIS In order to understand the current conditions regarding parking usage, an informal visual survey was conducted at all the designated focus sites, observing the parking lots at diff erent times throughout the day and on diff erent days of the week. Identifying used and unused portions of the parking areas, data was generated as to both the usage rates and locations of parkers. While certain users are experiencing parking shortages, many had consistent vacancies in their parking lots. Those experiencing diffi culty were typically very large single-user buildings and call centers with shift changes. The problem for those other users who perceived a problem was that the parking existed but not within a convenient distance or location on the site. Unsurprisingly, parkers tended to locate closest to building entrances. Observations showed that people largely parked within a distance of 400 feet to the nearest door in a typical parking layout with unobstructed views. The typical maximum was 600 feet on highly utilized sites. This sometimes meant that users would even park on adjacent lots and walk through the wide landscape barriers in order to have closer spaces than unimpeded spaces in their own lots. Several issues were identifi ed on sites with perceived parking shortages: • Parking areas located at a great distance from doors, sometimes on the freeway side of a building with no facing entrance. • Overgrown landscape areas that obscured the view of the entrance from certain nearby parking areas. In the few lots closest to capacity, parkers would locate as far as 600’ from the door, but typically no more than 400’. • Large areas of landscape buff ering between adjacent lots in strategic locations for near- door parking. • Adjacent lots with no effi ciencies for sharing due to compounded ineffi cient site design. Bla z e r P k w y Rings R d. 14 14 While certain users are experiencing parking shortages, many had consistent vacancy in a workable percentage of their parking lots. Overgrown landscaping obscuring a view of the front entrance, leading to very low usage of parking spaces. Individual entryways for diff erent buildings, while often attractive, typically create great ineffi ciencies in the parking layout without mitigating issues within each site. Screening of parking at the right-of-way is generally consistent and eff ective. Large grassy “buff er areas” between parking areas of large offi ce buildings lacked impact in improving the sites or parking lots. These areas could be used to mitigate stormwater or preserve natural features or reduced to increase parking while locating more impactful greenspace elsewhere on the sites. Vegetative screening and wall features often create positive aesthetic screening. These areas could be more eff ective if site development approaches located the buildings closer to rights- of-way. 15 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 15 By design, the plan was a collaborative process involving city staff and professional consultants and most importantly targeted outreach to Dublin residents and the business community. The approach was iterative beginning with broad questions, then focusing on the specifi c issues. Several new engagement tools were utilized, as described below. # ' $# $' %# %' &#                   !     "                      WORKSHOPS AND SURVEYS PHASE I: Business Community Outreach Workshop December 1, 2015 Interactive polling The fi rst phase culminated in a workshop focused on property owners and brokers representing the planning area as well as those working in local offi ces. Through interactive polling, input was received to guide the subsequent phase. An open house format allowed participants to discuss comments directly with the planning team. In general, feedback focused on: • The need for more amenities for offi ce workers. • Updates to the appearance of the sites and adjacent roadway corridors. • More effi cient parking. • Strategies for more aggressive redevelopment within the planning area. INPUT PUBLIC                                (from December 1, 2015 workshop) 16 16 PHASE II: Public Workshop #1: Amenities and Services August 31, 2016 Interactive polling Web-based survey Phase two began with a public workshop aimed at gathering input from residents, workers and others with an interest in the planning area. Interactive polling was used during the meeting and then translated into a web survey to gain further insights. Key feedback included: • Strong desire for restaurants and retail amenities. • Interest in open space and walkability. Feedback was received from polling conducted both in-person and online. A total of 116 individuals participated in the poll. Over 84% of respondents were Dublin residents and over 75% worked in Dublin. Key questions and results were: Which of the following would you visit regularly if added to the planning area? Food: 81.7% Recreation: 65.6% Retail: 50.5% Personal Service: 32.3% Housing 10.8% What is the reason you don’t eat outside your building at least once a week? Lack of nearby choices: 31.0% Lunch break is too short: 24.1% Too costly: 13.1% !!+ "!!+ #!!+ $!!+ %!!+ &!!+ '!!+ (!!+                                                17 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 17 Results from Future Land Use Preference Exercise Washington Twp 18 18 Public Workshop #2: Development Concepts November 1, 2016 Interactive polling Web-based survey A second public workshop gathered input on specifi c development concepts. Interactive polling was again used during the meeting and then translated into a web survey to gain further insights. Key feedback included: • Strong support for mix of uses. • Strong support for redevelopment of Frantz Road corridor. • Need to redevelop/refresh existing offi ce. • High interest in pedestrian access improvements. Feedback was received from polling conducted both in-person and online. A total of 82 individuals participated in the poll. Over 60% of respondents were Dublin residents and over 87% worked in Dublin.  #!      #          "       %                                $              " #                                                                 19 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 19 Factors “Offi ce tenants today prefer to be located in amenity-rich, mixed-use, highly-accessible suburban vibrant centers (also known as “live, work, play” locations) rather than single- use suburban offi ce locations by a margin of 83 percent to 17 percent.”* Within the Dublin Corporate Plan Area, much of the offi ce development is single-use in nature, under-served by proximate food and beverage establishments (those within ¼ mile). Nearly 2 out of 3 workers in the planning area indicated that nearby retail and restaurants were needed to improve their work experience. ANALYSIS MARKET Restaurant Locations Map 20 20 *Malizia, E. (2014, October). Preferred Offi ce Locations; Comparing Location Preferences and Performance of Offi ce Space in CBDs, Suburban Vibrant Centers and Suburban Areas (Rep.). Retrieved http://www.naiop.org/preferredoffi celocations VIABLE SITE CHARACTERISTICS While the preference by suburban offi ce workers is overwhelmingly to work in mixed-use environments, not every site next to or in an offi ce park can support other commercial uses. Viable retail/restaurant sites require the following characteristics: • Ample market exposure. • Good visibility to passersby along road frontage. • High traffi c volume. (>15,000 Average Daily Traffi c) • Ease of access. • Proximity to existing retail clusters preferred. FOCUS SITES A site location within each of the three districts was identifi ed as having these viable retail/restaurant site characteristics. Frantz/Metro Place Frantz/Rings Road Emerald Parkway/Parkwood Place MARKET DEMAND Retail/restaurant spending potential was identifi ed for each site area from three consumer types: • Offi ce Workers • Hotel Patrons • Local Residents The primary demand analysis focused on consumer types who were within walkable distances of each site (quarter- and half-mile radii) analysis. Highlights of nearby consumer types and spending potential for each site area follows. Emerald Corporate District Target Sites Map Washington Twp 21 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 21 METRO PLACE/FRANTZ ROAD Consumer Types • 1,300+ hotel rooms outnumber resident population (1,234 persons, 2016 estimate) • Estimated 300,000+ hotel room nights annually within ½ mile of site area • More than 1.5 million square feet of offi ce space, estimated 7,500+ employee capacity Spending Potential • $40 million total retail/restaurant spending potential Core Demand • Restaurants and other food and beverage establishments Metro Center Site Washington Twp 22 22 FRANTZ/RINGS ROAD Consumer Types • 2.2 million square feet of offi ce space, estimated 11,000+ employee capacity • Low proximate population counts; however highest population count of three sites within 5-minute drive (nearly 10,000 persons) • No hotel rooms within ¼ mile Spending Potential • $24 million total retail/restaurant spending potential • $36 million spending related to small-format grocery (prepared food), including residents within 5 miles Core Demand • Mixed-use, focused on offi ce worker and resident-oriented convenience retail Rings and Frantz Road Site Washington Twp 23 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 23 EMERALD PARKWAY/PARKWOOD PLACE Consumer Types • 2.1 million square feet of offi ce space, estimated 10,800 employee capacity • Highest proximate population count of all three sites at 1,408 persons within ½ mile • No hotel rooms within 1/2 mile Spending Potential • $22 million total retail/restaurant spending potential Core Demand • Fast casual restaurant(s); limited near-term opportunities due to existing restaurants at Emerald Towne Center Emerald Parkway Site 24 24 RESULTS Market-supported development specifi c to each site was calculated based on the following factors: • Application of capture rates to spending potential • Average sales per square foot by business type • Demand is net of existing development to avoid cannibalizing existing businesses It is common practice nationwide to integrate housing in the redevelopment of suburban offi ce parks. Consideration should be given to the inclusion of housing in one or more of the Frantz Road redevelopment sites. Housing bolsters support for commercial (retail and restaurant) uses and improves the overall fi nancial feasibility of redevelopment. 25 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 25 The intent of the Dublin Corporate Area Plan is to help the district to maintain its competitive edge as a regional employment center by introducing updated land use strategies within the district. The following goals will guide future development and redevelopment. • Encourage a variety of land uses, focusing on needed amenities to serve workers, nearby hotel visitors, and residents. • Apply placemaking principles to encourage vitality within the district. • Use formal and informal open spaces as organizational and focal elements for new development and redevelopment. • Support integrated infi ll LAND USE RECOMMENDATIONS residential development at key locations in support of offi ce development. • Mitigate negative impacts of new development on adjacent neighborhoods. • Position the planning area as a well-connected district (both walkable and bikable) with sevice and recreational amenities (open spaces) to facilitate opportunities for community interaction. As a transition from the true urban character of the emerging Bridge Street District to typical suburban style development, the Dublin Corporate Area can merge both developmental principles (walkability and place-making principles of Bridge Street District and low intensity development style of suburban offi ce districts) with great success. However, this will require a targeted shift in future land use strategies to complement a renewed approach to site design and redevelopment. The land use philosophy for this district is based on the transition from the development patterns of the past to better serve workforce and residents of the future. Allowing fl exibility in land uses will facilitate this transition as market forces shift during next few years. It is not anticipated that a large-scale transformation will be immediate, so this plan sets a framework for changes as individual sites are adapted to facilitate the uses for today's offi ce-focused sub-districts. 26 26 The recommended future land use designation for the planning area is Mixed Use Regional Center. This overall designation creates fl exible use categories while establishing opportunities for regional destination users, neighborhood commercial components, and limited residential uses. The Dublin Corporate Area is divided in various sub-districts based on the existing development patterns. Each sub-district has a specifi c set of opportunities and preferred development outcomes. This will be refl ected in the proposed land use categories for each sub-district. Designating these areas for a mix of uses will encourage the potential for change and remove barriers to a more integrated development approach. A land use designation as Mixed Use Regional Center could accommodate repositioning, while allowing for the continuation of the most successful aspects of the planning area. While the land use recommendations for each sub-district provide general guidelines for new development and redevelopment, site specifi c land use policies are provided on Page 33 for all undeveloped sites within the planning area. FUTURE LAND USE CLASSIFICATIONS The Plan continues to support existing Flex Offi ce/Research and Development (TechFlex) west of Emerald Parkway and Mixed Use Urban Core (Bridge Street District) along SR 161 and includes four new Mixed Use Regional Sub-Districts. FLEX OFFICE/RESEARCH AND DEVELOPMENT (TECH FLEX) The Flex Offi ce/Research and Development Sub-District within this planning area is part of the larger district that extends west to Avery Road as designated in the Community Plan (2013). Within this sub-district, there are additional infi ll opportunities because of proximity to the I-270/US-33 interchange. Additional offi ce or light industrial uses are appropriate. General Uses There are no additional uses proposed. MIXED USE URBAN CORE (BSD) The Mixed Use Urban Core Sub- District within this planning area is part of the larger Bridge Street District that extends east on SR 161 to Sawmill Road. Within this Sub- District, there are additional infi ll opportunities because of proximity to the I-270/US-33 interchange. Additional offi ce and hospitality uses are appropriate. Consideration should be given to structured parking. The frontage along Frantz Road should continue to support neighborhood commercial uses at key locations. General Uses There are no additional uses proposed. 27 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 27 Future Land Use Sub-Districts Map Washington Twp 28 28 Metro/Blazer: Central open space and offi ce Metro/Blazer and Tuttle/Rings: Hotel uses Metro/Blazer and Tuttle/Rings: Restaurant uses MIXED USE REGIONAL SUB- DISTRICTS (MUR) Mixed Use Regional Districts are intended to provide concentrated areas of high quality employment facilities, integrated with or adjacent to complementary retail and commercial uses as well as supporting residential and recreational uses. These sub-districts provide opportunities to introduce amenities and walkable environment for offi ce workers, visitors, and nearby residents. MUR-1: METRO/BLAZER SUB- DISTRICT The Metro/Blazer Sub-District exemplifi es the challenges of the “legacy” offi ce development pattern. Once a premier offi ce district in all of central Ohio, this district now has a competitive disadvantage compared to more newly developed offi ce areas, due to a lack of amenities, low walkability, and an outdated appearance. In addition, there are practical diffi culties for site access, ineffi cient parking and site design that must be remedied. This sub-district does have great promise due to the excellent location and signifi cant amount of Frantz Road frontage. The introduction of a mix of uses, additional roadway connections, and strategic phased redevelopment will reposition this sub-district to succeed for future generations. Appropriate uses include offi ce, residential infi ll on key sites (density not to exceed 30 du/ac) as a secondary use to offi ce, and neighborhood commercial along Frantz Road (density not to exceed 20,000 sf/ ac). Road extensions should be explored, linking Metro Place South and Blazer Parkway, as well as Metro Place North with Shier Rings Road. General Uses The Metro/Blazer Sub-District is an offi ce employment center for the City as well as provides an opportunity to introduce uses to support offi ces, hotel visitors, and nearby residents. Uses to include: - Offi ce - Personal services - Retail - Restaurant/ Bar - Entertainment - Hotel - Multi-family residential MUR-2: TUTTLE/RINGS (NORTH AND SOUTH) SUB-DISTRICT The Tuttle/Rings Sub-District has specifi c characteristics north and south of Rings Road. North of Rings Road the Tuttle/ Rings Sub-District contains the largest opportunity for new investment given the amount of undeveloped land. Appropriate uses include additional corporate offi ce within the interior of the sub-district with supporting retail services (coff ee shops), however a limited amount of multi-story residential development is supported (density not to exceed 30 du/ac) as a secondary use to offi ce. The large undeveloped site along Frantz Road has been identifi ed as a key near-term development site that could accommodate a mix of uses as a neighborhood center. South of Rings Road, the Tuttle/ Rings Sub-District contains a mix of offi ce, hospitality and limited retail/ restaurant uses. This sub-district benefi ts from immediate interstate access, as well as close proximity to the Mall at Tuttle Crossing. There are limited opportunities for infi ll development; redevelopment of existing buildings is not expected. Residential development is not appropriate in this portion of the sub- district. General Uses The Tuttle/Rings Sub-District serves as a transition from the Tuttle Crossing area into the greater offi ce campus area. 29 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 29 Uses to include: Tuttle/Rings North - Offi ce - Offi ce campus - Retail - Restaurant/bar - Entertainment - Multifamily Tuttle/Rings South - Offi ce - Offi ce campus - Retail - Restaurant/bar - Entertainment MUR-3: EMERALD SUB-DISTRICT The Emerald Sub-District is west of I-270 and benefi ts from relatively recent development. The new offi ce buildings do follow the typical development pattern with large individual buildings surrounded by surface parking lots. While limited in amenities and services, appropriate uses will continue to be freeway- oriented offi ce development. Between Emerald Parkway and Parkwood Place, offi ce uses are appropriate at a density of no greater than 20,000 sf/ac. Supporting uses to offi ce development such as hospitality and retail/restaurant can be introduced as recommended for Site 2 on Page 33. Residential uses are not appropriate in this sub- district. The Plan continues to support existing offi ce development toward southern end of the District. General Uses The primary focus of Emerald Sub- District is Offi ce. Uses to include: - Offi ce - Offi ce campus - Supporting retail services - Restaurant MUR-4: LLEWELLYN FARMS OFFICE SUB-DISTRICT The Llewellyn Farms Offi ce Sub- District diff ers in character given its proximity to existing residential neighborhoods. The appropriate land use is lower density offi ce, which should remain its focus into the future for area south of Rings Road. Offi ce uses should be supported for vacant sites and any site that is proposed for redevelopment. Building heights should be limited to two stories. When new development occurs adjacent to a residential neighborhood, setbacks and buff ers should be augmented using appropriate landscaping. General Uses The Llewellyn Farms Offi ce Sub- District provides lower density, offi ce space for smaller and growing companies. Uses other than offi ce are not appropriate in this sub-district south of Rings Road. Uses to include: - Offi ce - This sub-district includes a portion of undeveloped land currently outside of the City's jurisdiction. Site specifi c policies include Neighborhood Commercial and single family residential uses recommended on Page 35. BUILDING HEIGHTS Based on the existing development and future vision for the planning area, the plan recommends compatible building heights for all districts • 1 to 2 stories along Frantz Road frontage transitioning west to 4 to 8 stories along I-270 frontage for more extensive offi ce development. • 1 to 3 stories along Emerald Parkway frontage transitioning east to 4 to 8 stories along I-270 frontage. Tuttle/Rings: Central open space walkway Metro/Blazer and Tuttle/Rings: Mixed use Emerald: Offi ce use 30 30 Building Height Guidelines Map Washington Twp 31 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 31 The site specifi c policies provide an additional layer of detail relative to permitted land use types and preferred development standards, taking into consideration existing development of adjacent sites, freeway visibility, access, and nearby residential neighborhoods. The policies are organized by each site as denoted on the accompanying Undeveloped Sites Map. SITE 1 This site is appropriate as an extension of the restaurant and retail node immediately to the north. Uses can also include offi ce and neighborhood institutional uses such Undeveloped Sites Map Undeveloped Sites Map RECOMMENDATIONS FOR UNDEVELOPED SITES Washington Twp 32 32 as a daycare center. The Site 1 should continue the site design approach of locating parking internally and fronting building edges to the roadways. Heights should range from 1 to 2 stories. SITE 2 The land uses for Site 2 should concentrate on offi ce development, to be compatible with the other developed uses along Parkwood Place. Supporting retail/personal services (limited to a maximum of 10,000 square feet) can be introduced as a secondary use and should be located at the south end of the property in order to create a retail cluster at the Emerald/ Woerner-Temple intersection. Supporting hospitality uses are also appropriate but only as a secondary use to offi ce. The site design should be such that buildings are fronting roadways with large shared parking areas consolidated to the rear. Stormwater and landscape features should be integrated on the site. Perimeter screening and landscaping should still be the primary component of the landscape design. Heights should range from 1 story along Emerald Parkway to a maximum of 3 stories along Parkwood Place. SITE 3 The primary uses for Site 3 should be offi ce, focused more toward freeway offi ce development. Heights should range from a minimum of 4 to a maximum of 6 stories. Site development should incorporate storm water and landscaping features in large clustered areas throughout, in addition to perimeter landscaping per code. SITE 4 This area is also ideal for typical offi ce freeway frontage, with heights ranging from a minimum of 4 stories to a maximum of 8 stories. While focused on offi ce, development of this site may also incorporate other uses focused on research and development or technological advancements. The portion of the site fronting along Blazer Parkway has an opportunity to provide for a variety of uses. It should include additional offi ce uses or hotels and/or multi-family as a secondary use. Supporting retail/ service uses can be introduced to serve offi ce employees. Site development should incorporate storm water and landscaping features in large clustered areas throughout, in addition to perimeter landscaping per code. The treatment of setbacks on the perimeter and on Rings Road are most signifi cant, where buildings should front toward major roadways with shared parking located to the rear. The area should incorporate site design that enables more sustainable development practices in parking areas, while accommodating pedestrian and alternative transportation connections through the site to Blazer Parkway for better circulation throughout the district. SITE 5 Offi ce/tech, research and development, and higher density multi-family as a secondary use have the opportunity to create an anchor development within Site 5. The site design should incorporate parking toward the east since primary frontages are on the west and north edges. Building heights should be a minimum of 1 story and a maximum of 6 stories. SITE 6 Site 6 currently supports offi ce or technology uses as this site is within the offi ce use district. Residential use subordinate to offi ce is appropriate as well. This site will have additional use opportunities, if a proposed north- south connector road links Metro Center to Blazer Parkway. This would create additional connectivity and provide some relief to the traffi c on Frantz Road. This interior site should have a minimum height of 4 stories and a maximum height of 6 stories and should include the sustainable development practices mentioned for other offi ce development sites. This site is also constrained by a Stream Corridor Protection Zone. SITE 7 Site 7 should continue to support offi ce development given its freeway frontage. Minimum building heights should be 4 stories with a maximum height of 8 stories. Higher density, infi ll multi-family, and hospitality uses with limited commercial services are appropriate to support the adjacent offi ce uses. Landscape setbacks from the perimeter should be a key site development element. SITE 8 Site 8 is an immediate development opportunity that can be a link between the Bridge Street District and the proposed changes at Metro Center. Development of this site should include a variety of uses (during the planning process, a development project was proposed to include a hotel, with the future potential of an adjacent offi ce building). Along the Frantz Road frontage, retail and restaurant- destination uses are particularly appropriate. These would draw on the vitality of the Bridge Street District. Building heights should be a minimum of 4 stories and a maximum of 6 stories for the balance of the site with a maximum of 2 stories along Frantz Road. Standalone restaurant or retail uses along Frantz should refl ect a two- story building height. SITE 9 Site 9 is a short term development priority currently owned by the City. This plan contemplates possible development approaches for 33 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 33 this site on page 37. In particular, neighborhood-oriented retail and restaurant uses (no bars) are appropriate for the Frantz Road frontage. Second story offi ce is a possible use as well. The overall site design allows for a direct pedestrian linkage to those uses to the west. Alternate development scenarios for the internal portions of the site include offi ces and multifamily residential. Along Frantz Road, building heights should not exceed two stories. For the balance of the site, building heights should be a minimum of 2 stories and a maximum of 3 stories. Also, this site is ideal for a small format grocery with a footprint of about 15,000 square feet. SITE 10 Site 10 is currently located in Washington Township. It will need to annex to gain access to central utilities (water and sewer) to accommodate any new development. If Site 10 were to annex to City of Dublin, the plan supports neighborhood-oriented retail and offi ce uses along the Frantz Road frontage limited to a total of 10,000 square feet and two stories in height as transition and buff er from Frantz Road. The remainder of the site should be developed as single family residential uses. The new development should provide Small format grocery example pedestrian connections to adjacent neighborhoods. The neighborhood should be designed around connected and integrated public open space. SITE 11 Site 11 is a single lot located within a lower density offi ce development. It has limited access and visibility, and is constrained by Stream Corridor Protection Zone, as well as shallow lot depth. The only appropriate use for this site is offi ce, with building heights not to exceed 2 stories with a fl at roof and 1.5 stories with a sloped roof. As part of the proposed new development, this and other sites adjacent to residential uses should include additional buff ering requirements to minimize potential impacts of new development. SITE 12 Site 12 has the potential for a number of possible uses. However, it is constrained by signifi cant woodlands and a Stream Corridor Protection Zone. All proposed uses are supported on this site, including hotel and offi ce/tech. Heights should range from 2 to 3 stories provided natural areas are preserved and the parking requirements are met. Neighborhood-oriented retail example Example of low intensity offi ce 34 34 SITE REDEVELOPMENT Targeted areas of redevelopment will introduce needed amenities and set the framework for the transition of the district. There are two key areas detailed as near-term opportunities along Frantz Road – the Rings Road Area, and Metro Center. Based on the results of the market analysis and public input, the concepts refl ect real-world scenarios Site redevelopment target areas for strategic development. These refl ect the market demand and aspirations of local workers and residents for the area. In particular, a mix of uses including neighborhood amenities has been the focus. The targeted areas that are illustrated in this section are meant to provide a framework for near term development that is needed for this area. There are any number of other sites that are also candidates for redevelopment in the planning area going forward. These two areas were selected as part of the process due to: • High likelihood of immediate development potential. • High level of immediate positive impact on the success of the district. CONCEPTS DEVELOPMENT Emerald Corporate District Washington Twp 35 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 35 RINGS ROAD AREA The large, undeveloped site at Rings and Frantz Road presents an immediate opportunity for development. In 2018, the large adjacent building will have a new single-user tenant with thousands of workers. That site and adjacent areas are largely under-served for restaurant or retail and could also generate some additional demand for specialty uses such as a small-scale grocer. This site also has the advantage of fairly high traffi c volumes on Frantz Road, attracting visitors from other areas of the City to augment the market demand of those adjacent to the site. In late 2017, a large parking area in the western portion of this site is being built to accommodate the new single-user tenant, and is being undertaken as a separate project by the City of Dublin. Option A Key aspects of the fi rst option include: • A full service “destination” restaurant along Frantz Road. This could be a large-volume brewpub-style restaurant or some other format that attracts large lunch and after-work offi ce trips. It would also be a destination for local residents later in the day and on weekends. • Service retail uses along Frantz Road. These would be smaller uses within stand-alone buildings, primarily providing convenience services to the nearly offi ce workers and residents. • A linear walkable “spine” is established to create an east-west walking route to link the large offi ce building with amenities along Frantz Road. • Small-format grocery at Rings and Frantz Roads. Market demand indicates that a small-format grocery could succeed here. This would be similar to the limited footprint, two-story models currently being built elsewhere in Central Ohio. That model relies heavily on prepared foods and in- store dining in addition to grocery sales. • Offi ce uses around a central green public space. The location of these offi ce buildings begins to establish a pedestrian-scale connection between the retail uses on this large site. Rings Road Development Option A 36 36 Potential development example: Mid-priced restaurant use with outdoor seating Potential development example: Green space as organizing element for offi ce development 37 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 37 Rings Road Development Option B RINGS ROAD AREA Option B Key aspects of the fi rst option include: • A full service “destination” restaurant along Frantz Road. This could be a large-volume brewpub-style restaurant or some other format that attracts large lunch and after-work offi ce trips. It would also be a destination for local residents later in the day and on weekends. • Service retail uses along Frantz Road. These would be smaller uses within stand-alone buildings, primarily providing convenience services to the nearly offi ce workers and residents. • A linear walkable “spine” is established to create an east-west walking route to link the large offi ce building with amenities along Frantz Road. • Small-format grocery at Rings and Frantz Roads. Market demand indicates that a small-format grocery could succeed here. This would be similar to the limited footprint, two-story models currently being built elsewhere in Central Ohio. That model relies heavily on prepared foods and in- store dining in addition to grocery sales. • Offi ce users around a central green. The location of these offi ce buildings begins to establish a pedestrian-scale connection between the retail uses on this large site. • Residential uses anchor the southern edge of the site and introduces additional customers to support the proposed restaurant/retail amenities. 38 38 Potential development example: Small-format two-story grocery Potential development example: Multifamily residential 39 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 39 METRO CENTER The Metro Center area represents a huge opportunity for redevelopment. There are several options, each one creating further enhancements to the current development pattern. Key to the site will be evolving the design and the uses to better respond to current demand while also integrated uses for a sustained future. With Frantz Road frontage so close to Bridge Street, this currently underutilized asset will be the key to near-term changes. Option A Key aspects include: • Several full-service restaurants along Frantz Road. This could be a combination of various restaurant styles, attracting large lunch and after-work offi ce trips. They would also be key destinations for hotel visitors and local residents. • Existing offi ce buildings remain with site revisions. Parking and access would be reconfi gured to greatly increase functionality and effi ciency. In the near-term, this would accommodate signifi cantly more parking spaces while still allowing for the creation of centralized green space. • Central green is created as a site amenity and central organizing feature. • Existing stormwater ponds remain and are improved as a park amenity. Potential development example: Integrated offi ce development Potential development example: Food truck court at offi ce campus Potential development example: Destination restaurant at street frontage 40 40 Metro Center Option A Potential development example: Recreational open space in offi ce campus 41 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 41 METRO CENTER The second option introduces a greater mix of uses while still working with the existing offi ce building footprints. Option B Key aspects of this option include: • Mixed-use commercial buildings along Frantz Road. By introducing a building with several fl oors and pulled close to Frantz Road, this concept begins to establish a stronger character for the corridor while allowing a mix of restaurants, retail and offi ce. • Residential around the green. Residential uses are introduced around the central green, further expanding the site into a neighborhood. This use can be accommodated within overall parking demands due to the effi ciencies gained by revising the overall site access and parking layouts. • Existing stormwater ponds along Metro Place North remain and are improved as a park amenity. Potential development example: Restaurant retail integrated with public space Potential development example: Multifamily residential Potential development example: Mixed use with restaurant/ retail fi rst fl oor; offi ce/residential upper fl oors 42 42 Metro Center Option B Potential development example: Passive open space in offi ce campus, integrating stormwater facilities as an amenity 43 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 43 METRO CENTER This option envisions a wholesale redevelopment of the site. It is likely that market demands and parking requirements could be diff erent by the time this type of approach would be implemented, so other opportunities for uses and site development should also be revisited at that time. Option C Key aspects include: • Creation of a large central green. The primary organizing element is a very long central green. This provides a true campus-like quality and a strong open space amenity for all users. • Residential at eastern end of green. Residential uses are located adjacent to the commercial mixed-use along Frantz Road and create a transition into the central green area. Potential development example: Offi ce campus with central organizing green Potential development example: Offi ce campus with central organizing green Potential development example: Mixed use with restaurant/ retail fi rst fl oor; offi ce/residential upper fl oors 44 44 Metro Center Option C Potential development example: Passive open space in offi ce campus, integrating stormwater facilities as an amenity 45 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 45 Option D NEW DEVELOPMENT AND REDEVELOPMENT Amenity infrastructure is critical especially for suburban legacy offi ce environments as it helps to transform underutilized open spaces into hubs of activity, increasing the quality of life for employees, residents and visitors. In addition to the "central green" option for Metro Center, Rings and Frantz Road developments discussed in this Plan, another approach could be to introduce a series of interconnected green spaces throughout the district and applying placemaking principes. Connectivity is provided by walking/ biking paths; site furnishing including bench and table clusters, waste, recycle bins, bike parking and wifi should be to provided to create opportunities for spontaneous and organized interactions. These spaces should be adaptive, unique, safe, and relevant. New site planning should take multi- modal transportation options into consideration along with innovative and adaptive parking solutions, such as parking decks and garages. With the reorganization of parking within the district, more will be available for open space and amenity infrastructure. In addition, integrating sustainable best practices and smart technologies can add to the user experience. Examples of connected green spaces within offi ce campuses 46 46 CONNECTIVITY Changes in the planning area will both require and provide the opportunity for connectivity of many types and scales. Improved offi ce occupancy combined with a newly developed mix of uses will happen in conjunction with increased connectivity, and will enable updates as development occurs and sites evolve. VEHICULAR Roadway connections Current access to the planning area is predominantly vehicular. This access relies on a roadway network that has a limited number of connections to the citywide roadway network, as well as very limited interconnectivity between sub-districts. Input from community meetings indicates a perception of traffi c congestion in the district today, especially at peak travel times for the predominately offi ce-oriented commercial district. In addition to related studies for key intersections (including Frantz Road and Bridge Street), the City should study possible secondary connections into and within the planning area. The connectivity diagram indicates two linkages where vital roadway connections could improve the overall network and ease the traffi c burden on roads intersecting with Frantz Road. This may also provide better access options to proposed retail/restaurant amenities considered a primary need in this district. Alternative vehicular transportation The transportation mode to and within the planning area is overwhelmingly the personal automobiles. As the citywide mobility study investigates additional options throughout Dublin, this district should be considered for primary service of any alternative transportation Insert image AV approaches. This might include a circulator system within the offi ce areas, whether driven in the near-term, or autonomous in the future. Transit connections The planning area has very limited connectivity to the regional transit system. As the mobility study investigates opportunities to improve this linkage, the district should be considered for primary service options. This district also provides excellent opportunities for improved regional transit facilities such as improved amenity stops. This is due to the high concentration of offi ce jobs as well as existing and emerging service sector jobs in the proposed retail/ restaurant/lodging uses. This district also is accessed by what will be two of Dublin's most densely developed primary corridors - Frantz Road and Bridge Street. Autonomous Vehicles (AV) Any roadway and vehicular connectivity improvements must take into account the signifi cant changes that will result from imminent autonomous vehicle technology. While the particular requirements and opportunities of this technology are not yet defi ned, care to avoid overbuilding incompatible infrastructure should be a consideration based on future AV adoptions rates. ACTIVE TRANSPORTATION Pedestrian site access As the development pattern transitions from single-use and auto- dominant site design, this will be the opportunity to introduce needed pedestrian access to sites and within the sub-districts. In addition to sidewalks along roadways, site design should be oriented to create vibrant street edges where possible. When retrofi tting large parking areas, pedestrian connections within the lots and to adjacent uses will be vital. These pedestrian connections will become key linkages into the area from nearby hotel users, links between offi ce workers and restaurants, and from the nearby residential areas to the variety of coming mixed-use options. Shared-use path network Dublin has a well-developed trail network throughout the City, serving both pedestrians and bicyclists. The connectivity diagram indicates additional areas where key linkages are needed to the larger trail network. The trail system will be developed in conjunction with other roadway improvements and redevelopment Active transportation integrated into site - Burke Gilman trail (image source www.washington.edu) 47 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 47 Proposed Connectivity Diagram sites, and should be augmented by the proposed improvements to the Frantz Road corridor streetscape. Bicycle facilities Bicycle facilities in coordination and addition to the trail network can be considered as part of the overall mobility study. The connectivity diagram indicates key locations to interface the larger bicycle facility network in this district. In addition, bicycle parking can be added throughout the planning area as sites redevelop and additional amenities are added, creating a larger set of nearby destinations. Existing shared-use path Proposed shared-use path Proposed road connection Existing crosswalk In addition, investigate the feasibility of dedicated bike/alternative transportation lanes along Frantz Road to create alternative transportation opportunities within the district. Washington Twp 48 48 SUSTAINABILITY SITE DESIGN With a mix of previously developed and greenfi eld sites in the planning area, there are a variety of options for incorporating intelligent practices that can enhance the local environment. These include: • Storm water. • harvesting • low impact techniques, • bioswales • pervious surfacing, etc. • Smart irrigation systems. • Smart lighting systems. • Planting arrangements and techniques. • reduction of supplemental irrigation • soil volume for long term tree growth • Support for solar energy collection. Greenfi eld development In the new development areas of the district, a full suite of site sustainability practices can be implemented. In particular, multi-side stormwater controls that function in a more "regional" manner as well as being publicly accessible greenspace amenities are preferred. Existing parking retrofi t Exiting parking facilities can be made more effi cient both from a parking perspective and from the aspects of stormwater controls. During eff orts to make existing adjacent lots more effi cient, creating larger grouped areas of landscaping instead of a series of small, ineffi cient islands will be one signifi cant improvement among others that can be considered. Removal of landscape island curbing to encourage sheet fl ow can also be incorporated into stormwater management controls Infi ll / site redevelopment In new infi ll or site redevelopment projects, all of the techniques for implementing sustainability in both greenfi eld sites and in retrofi t sites may be applicable. In particular, it will be vital to link new developments to existing greenspace and coordinated infrastructure BUILDING DESIGN Both new and existing buildings can contribute to the sustainable movement: • Energy effi cient design for new and retrofi tted mechanical systems, • Use of local materials in new construction and renovation • Recycled materials for renovation projects • Incorporation of materials that assist with wind and solar energy collection • Water conservation through selection of appropriate fi xtures for new and renovated facilities TRANSPORTATION Active Transportation Incorporating active transportation facilities and site access should be a focus of all planning area redevelopment. Site elements of development should include: • Provide ample and secure bike parking and amenities. • air hose • repair tools • changing stations • bike lockers • Ensure multi-use path systems provide safe and easy access to building entrances. TECHNOLOGICAL ADVANCEMENTS National trends in personal preferences are leading to changes in mobility choices. Landowners can contribute by providing preferred spaces and facilities for low or no- emission cars or carpoolers Parking lot stormwater approach: Large island bioswale 49 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 49 Parking lot stormwater approach: Bioswale and large central island Parking lot stormwater approach: Curb breaks to accommodate inlet fl ow; large central islands 50 50 FRANTZ ROAD CORRIDOR The Frantz Road Corridor has been identifi ed as in need of aesthetic and functional updates. In particular: • Landscaping has become overgrown, lacks aesthetic appeal, and blocks the view of many uses. • Signage is often physically separated from uses and ineff ective. • Active transportation amenities for walking and biking should be enhanced. • Public and private landscape treatment is inconsistent in terms of design and quality. Streetscape improvements along Frantz Road should be part of a larger strategy that can occur in conjunction with corridor redevelopment and/or as a separate initiative by the City. Examples of those improvements include: • Creation of gateways at the intersections with Bridge Street and Tuttle Road. • Landscape enhancements to existing medians at targeted intersections. • Additional landscape improvements to medians between intersections. • Accent paving at both existing and proposed crosswalks. Frantz Road corridor within planning area• Explore the potential of dedicated alternative transportation lanes along Frantz Road to provide for multi-modal options. Washington Twp 51 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 51 Frantz Road existing condition - typical section Frantz Road proposed condition - typical section 52 52 Frantz Road and Metro Place South - EXISTING Frantz Road and Metro Place South - WITH RECOMMENDED IMPROVEMENTS FRANTZ ROAD TYPICAL IMPROVEMENTS 53 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 53 LANDSCAPE SCREENING One of the most recognizable landscape features in Dublin is the existence of intense screening along the public rights-of-way. Zoning Code requirements have established an aesthetic that appeals to residential and commercial citizens alike. As one of the earliest commercial development corridors in the City, Frantz Road is also home to the some of the most mature landscapes. Many of the commercial properties along the corridor could benefi t from the rejuvenation of the streetscape by pruning, replacing or otherwise enhancing dense overgrown buff er plantings. The City should consider programs to incentivize participation in planting enhancements along this corridor. Examples include: • An expedited administrative review process. • Matching low interest / no interest grants or loans. • Educational outreach to property owners and building managers. Dense landscape screening along property frontages obscures view of businesses from Frantz Road. Existing landscape is often overgrown creating a "tired" appearance. Overgrown landscaping can detract from a property's appearance instead of enhance it. 54 54 PEDESTRIAN CONNECTIVITY Stakeholder and community input indicated the desire to improve pedestrian connectivity along the corridor. Existing sidewalks and multi-use paths provide an excellent infrastructure to build upon. Possible additional enhancements should focus on ease of access from neighboring residential areas to existing and proposed businesses. Specifi c examples cited include: provide clear crossing points at intersections, painted crosswalks, and user activated or automated crossing signals, etc. In addition to existing crosswalks at signalized intersections, potential crossings at Cramer Creek Court and Parkcenter Avenue should be evaluated as pedestrian activity in the district increases with new development. Additional consideration should be given to providing ease of access to main entrances of buildings from the public right-of-way. Existing Crosswalk Existing Shared- Use Path Existing Sidewalk Existing and proposed pedestrian circulation along Frantz Road Washington Twp 55 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 55 Existing medians limit opportunities for pedestrian crossings Future pedestrian crossings could be evaluated where Frantz Road intersects with Parkcenter Avenue and Cramer Creek Court Automated pedestrian crossing signal 56 56 SIGNS A relatively low percentage of businesses in the Frantz Road corridor portion of the planning area have direct frontage along Frantz Road. As part of the City’s signs and wayfi nding standards thought should be given to providing shared signs, sub-district branding and other opportunities for businesses to be identifi ed along the primary access corridors, consistent with applicable codes. Existing wayfi nding signage is limited and inconsistent. Many signs are not positioned to clearly show a connection to the businesses they serve. Examples of shared-use monument signs 57 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 57 STREETSCAPE IMPROVEMENTS Streetscape improvements along Frantz Road should be part of a larger strategy that can occur in conjunction with corridor redevelopment and/or as a separate initiative by the City. Examples of those improvements include: • Creation of gateways at the intersections with Bridge Street and Tuttle Crossing Boulevard. • Landscape enhancements to existing medians at targeted intersections. • Additional landscape improvements to medians between intersections. • Accent paving at both existing and potential crosswalks. Proposed Gateway Proposed Median Landscaping Enhancements Proposed streetscape improvements along Frantz Road Washington Twp 58 58 The intersections of Frantz Road with Tuttle Crossing Boulevard and Bridge Street are opportunities for enhanced landscaping and distinct signage to create gateways into the Frantz Road corridor. Proposed examples of enhanced landscaping in medians Examples of crosswalks with ornamental paving 59 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 59 The Implementation Chapter identifi es actions necessary for implementing the vision refl ected in the Dublin Corporate Area Plan. This plan outlines a framework to reposition this district for another period of success, realizing that long- term changes to the planning area will likely be more comprehensive in scope. In the near term, the planning area can be repositioned through strategic interventions, targeted development and regulatory updates. UPDATE ZONING • Prepare and adopt a new zoning classifi cation for the planning area, establishing consistent standards that vary amongst the several PUD and standard zoning districts. • Emphasis placemaking as a review criteria. • Incorporate new surface parking lot landscaping requirements consistent with the intent of this Plan. • Provide technical assistance to property owners/managers regarding on-site landscape maintenance, including revising landscape plans consistent with new standards. PREPARE AND ADOPT DEVELOPMENT AND DESIGN GUIDELINES • Prepare and adopt guidelines that illustrate the design intent of this plan and the new zoning district. • Support new development that is consistent with this plan and the context of individual sites. • Encourage design creativity for sites and new construction, consistent with the adopted plan and guidelines. PROMOTE “GREEN” APPROACHES • Require more sustainable approaches to parking lot and site design than currently utilized, such as pervious pavement and biocells, to improve the quality and decrease the quantity of stormwater runoff while potentially adding parking spaces. • Encourage the use of solar and wind as power sources to support individual buildings. • Identify incentives to extend such solutions beyond “minimal” applications, such as no interest “green” loans or grants for experimental solutions. REFRESH FRANTZ ROAD CORRIDOR • Allocate funds to design and construct streetscape improvements. • Work with property owners during design and construction. DEVELOP ACTIVE TRANSPORTATION INFRASTRUCTURE • Build an interconnected walking and biking network, extend walking and biking trails into sites in conjunction with open space amenities. • Provide multi-modal, and last- mile transportation options • Explore construction of mini multi-modal hubs. • Seek extension of COTA transit service throughout the planning area. IMPROVE CONNECTIVITY • Create additional roadway connections. • Create additional roadway connections. • Ensure pedestrian and bike connections in all redevelopment. DEVELOP A COMPLEMENTARY MIX OF USES. • Create amenities that will improve offi ce competitiveness, reduce vehicle trips and increase productivity. As identifi ed in the market analysis, there are existing underserved markets and gaps in certain uses. • Initial target sites and general development approaches have been identifi ed based on existing market demand • Conduct proactive outreach to property owners to promote the concepts and seek potential partners for redevelopment • Design and implement a neighborhood center design solution for the Rings-Frantz site. IMPLEMENTATION REGULATORY MOBILITY DEVELOPMENT 60 60 REDEVELOP EXISTING SITES WITH QUALITY SITE DESIGN • Encourage redevelopment of major sites consistent with this plan to provide more effi cient building and parking layouts; factor building life cycles. SUPPORT TECHNOLOGY AND R+D BUSINESS INVESTMENT • Continue expansion of Dublink throughout the planning area as opportunities arise and to retain and attract business. REFRESH BUILDING ARCHITECTURE • Collaborate with building owners on potential architecture “facelifts;” investigate incentives. • Encourage the reorientation of building entries to maximize the use of existing parking. CONSOLIDATE PARKING AND SITE ACCESS • Encourage the combined/shared parking areas to maximize the effi ciency of parking. • Encourage combined/ shared drive access areas to maximize effi ciency and allow complementary development. OPTIMIZE PARKING FOR EXISTING SITES • Encourage property owners to identify opportunities to expand parking adjacent to or within sites, while following quality site design approaches and meeting the goals of the City for landscape screening. • Anticipate the potential for reduced parking demands in the near future. SITE IMPROVEMENTS REDEVELOPMENT ACTION ITEM CURRENT MIX OF USES City ownership of Rings Road site Initiate drafting of new zoning district BUILDING ARCHITECTURE OPTIMIZE PARKING SITE ACCESS SITE IMPROVEMENTSDEVELOPMENTREGULATORYMOBILITYZONING UPDATE DEVELOPMENT & DESIGN GUIDELINES "GREEN" APPROACHES Initiate drafting of new zoning district Initiate drafting of guidelines Stormwater design manual Mobility plan underway FRANTZ ROAD CORRIDOR TRANSPORTATION INFRASTRUCTURE 61 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 61 TASKS 5+ YEARS2-4 YEARS1 YEAR Market sites for redevelopment Adopt new zoning district Create incentive program for exterior improvements Utilize site effi ciencies where near-term parking is needed Encourage open sites for redevelopment Adopt new zoning district Coordinate development for identifi ed target sites Coordinate retrofi tting of new entries / door locations Coordination with new outdoor greenspace amenities and restaurant access Coordinate reworking of offi ce parking areas Coordinate reworking of offi ce site access Coordinated site access for new development Coordinate retrofi t development of combined offi ce sites Addition of amenity greenspace and uses Coordinate wholesale redevelopment of obsolete sites Coordinate wholesale redevelopment of obsolete sites Compatibility with a mix of uses Coordinate wholesale redevelopment of obsolete sites Coordinate wholesale redevelopment of obsolete sites Coordinate wholesale redevelopment of obsolete sites Adopt new zoning district Mandate green approaches in site design through the Zoning Code Adopt new zoning district Encourage new development consistent with this plan and context of individual sites Coordinate retrofi tting of new entries / door locations Coordination with new outdoor greenspace amenities and restaurant access Provide technical assistance to property owners and developers Ongoing implementation Identify incentives to extend green solutions beyond "minimal" application Ongoing implementation Allocate funds for design Create detailed improvements plan Outreach to property owners Study connectivity options Allocate funds for construction Implement improvements Outreach to property owners Implement local transit solution Implement bicycle infrastructure Expand COTA service Ongoing maintenance Construct roadway connections Implement AV technology 62 62 In order to guide retrofi tting of existing sites and future redevelopment, basic design guidelines are suggested. Updates to the Future Land Use Plan and elements of the Zoning Code will create specifi c site standards. Guidelines will supplement those standards in a more fl exible format, being rapidly adjustable to site- specifi c issues and distinguished between sub-districts. PLACEMAKING The City has recently adopted a Complete Streets resolution that memorializes its commitment to developing a walkable, pedestrian friendly environment that augments the placemaking strategies of the Dublin Corporate Area Plan. While some placemaking occurs due to community programing, such as a festival or a sculpture installation, or as the serendipity as a place evolves, the Plan recommends retrofi ting and re-organizing existing development to ncrease opportunities for community to interaction. • New development should include spaces designed to facilitate the interaction and lingering. • These spaces should be- • Inviting and rich in details. • Adaptive, unique, accessible, and safe • Opportunities for community activities and destinations. • Collaborative and sociable • Context specifi c to each sub- district's character. PRINCIPLES DEVELOPMENT + DESIGN Street furniture and spaces encourage interaction Streetscape and spaces encourage interaction 63 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 63 SITE DEVELOPMENT • Buildings should be located adjacent to the public rights-of- way, locating parking primarily to the rear where possible. • Negative impacts of site lighting on adjacent areas should be reduced. • Service functions should be strategically placed to minimize negative impacts on the public rights-of-way and other public spaces. • Landscaping along roadway edges should be lined with shade trees and provide a rhythm and identifi able character for the road. • Median plantings should remain low and block opposing headlights where appropriate. • Use fl owering trees to enhance roundabouts and intersecting roadways. • Pedestrian routes should be designed through parking areas and separated by landscape elements where possible. • Pedestrian access should be accommodated from parking areas to building areas and between adjacent buildings and uses. • Pathways and sidewalks should be located throughout, creating linkages within and to adjacent sites. • Bicycle access should be accommodated and encouraged in site design. BUILDINGS • Entrances shall be located along the public rights-of way and in areas most easily accessed by parking areas. • Building lighting may be used to enhance architectural features and to indicate the location of entries. • Mixed-use buildings are encouraged where appropriate. • Architectural variety is preferred in the Mixed Use Regional District. Project designers are encouraged to try to fi nd elements to tie into Walkway through parking area, linking to front entrances Architectural variety complements the traditional portion of the building Bicycle facilities integrated into sitesPedestrian facilities integrated into sites 64 64 the surrounding architecture but not imitate any other buildings that are in the district. Massing • The massing of the buildings should be dynamic. Flat and box-like massing is discouraged. • Building entries should be clearly indicated by the architecture. Transparency • A high degree of transparency is encouraged. Scale • Buildings should be designed for human scale. • Scale should be considered in the overall context of the district and based on site location. ARCHITECTURAL DIVERSITY The City has continually emphasized high-quality architecture and building materials. The planning area should provide a visible reference to Dublin’s stated vision of being a “Vibrant, Innovative, and Engaged Community.” • Building forms should be complimentary and not redundant, as well as provide fl exible spaces that can accommodate changes in use and work styles. • Buildings should articulate the function and activities of each sub-district in terms of character, massing, materials, and landscaping. • Buildings should be compatible relative to architectural character, massing, placement, height, and landscaping. • A repetitive use of a single building type, scale, mass, or material should be avoided to ensure architectural interest. • Placement should allow the building to engage with the street. • Natural materials such as Glass and metal as exterior building materials; high degree of transparency High degree of transparency Dynamic building massing Extensive use of glass as exterior material 65 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 65 stone, provide a reference to Dublin’s history, glass provides interactivity; however, use of other compatible materials such as woods, metals, and other innovative materials should be encouraged to provide interest to the building mass. BUILDINGS: EXTERIOR MATERIALS • Natural materials are encouraged; materials that emulate a diff erent material are discouraged. Brick • Natural brick is encouraged as an external material based on scale and location. • Other clay products such as terracotta tiles may be used as appropriate, as well as stone. Stone • Natural stone or natural stone veneer is appropriate based on scale and location. • Stone may be used in conjunction with other materials such as glass and brick. • Stone sills and lintels are an eff ective external building component when incorporated into facades with other materials such as brick. Wood • Wood is a possible exterior material, depending on its application and the scale of the structure. • Wood can have applications such as framing around building features. • Traditional wood siding profi les should be used only on smaller-scale and traditionally designed structures. Brick and glass as exterior building materials Wood and metal as exterior building materials Concrete and glass as exterior building materials 66 66 Glass • The use of glass is appropriate based on scale, location, compatibility with other building material and architectural style. • Use of transparent (non-opaque) of glass is encouraged throughout. Metal • Metal may be used as a building material based on appropriate scale, location and compatibility with other building materials. • Metal should be more “solid” in character with a minimum thickness of ¼” – break metal and other easily warped metal applications should be avoided. Concrete • Concrete may be used as a building material if fi nished in a stylized architectural manner. • Concrete should be used as a component of an exterior materials strategy, incorporating other natural materials. • Large-scale openings and window transparencies should be inherent in the design of a building relying on concrete as a primary exterior material. SITE ACCESS • Sites should be designed to share vehicular access with adjacent sites as part of a larger access strategy. • Individual entry features/ entrances are discouraged in favor of collaborative site designs. • Site access should be oriented in a grid-like street pattern, whether public streets or private on-site drives. Access points should serve multiple offi ce buildings/sites Permeable pavers in parking areaShared "green" parking lot Bicycle parkingDedicated bicycle facilities 67 COMMUNITY PLANDUBLIN CORPORATE AREA PLAN 67 PARKING • Shared parking across joint sites is highly encouraged. • Parking decks and garages integrated with site design are encouraged where economically feasible. • Encourage the use of alternative transportation through site design (such as an offi ce circulator shuttle) to lower parking demand. • Emerging technologies such as autonomous vehicles could lower parking ratios and should be closely monitored. • The use of permeable paving materials is encouraged. • Small landscape islands within parking lots are discouraged. • Incorporating sustainable practices within parking areas is encouraged. • Solar shades. • Pervious paving. • Bioswales, rain gardens and other stormwater controls. • Parking areas should be well lit. ACTIVE TRANSPORTATION • Bicycle racks should be installed near primary building entrances. • Multi-use pathways should link sites and extend into each site to provide direct access to buildings. • Indoor bike facilities such as showers and lockers should be considered. OPEN SPACE • Open Space as an organizational and focal element is highly encouraged. • Usable open space should be incorporated in close proximity to all uses. • Open space should include multi-use paths, seating, and other passive and limited active recreation uses. • Stormwater features can be integrated into open space to provide park amenities. Incorporated open space and stormwater features Landscape median Landscape clustered at entry LANDSCAPING • Site landscaping should be consolidated into areas large enough to support successful plant growth. Small landscape islands within parking lots are discouraged. • Larger, linear landscape islands are encouraged, particularly those integrated into an overall stormwater quality and control system. • Landscape areas may be curb- less as needed to contribute to stormwater quality and controls. • Landscape screening adjacent to the right-of-way is encouraged. • Landscape screening between adjacent parking lots should not be in excess of that throughout the parking areas and should allow pedestrian access. • Landscape mounding is not encouraged and should involve a gradual slope toward the public right-of-way when utilized. • Landscape elements should be used within parking lots to create pedestrian pathways to entrances. • Regular maintenance of landscaping is encouraged. This includes limiting hedgerows to heights low enough to see above when walking, thinning trees near buildings that obscure signage and entries, and regular DRAFT COPY68 maintenance of screening along the rights-of-way. • Natural features such as tree stands, tree rows and stream crossings should be preserved and incorporated into site design. SIGNS • Overall district branding could improve the identity of the planning area and sub-districts. • Coordinated wayfi nding signs can be used to improve the function of the entire planning area . • Overall wayfi nding should be encouraged for each sub-district. Examples of creative monument signs 69 DUBLIN CORPORATE AREA PLAN CITY OF DUBLIN, OHIO DIVISION OF PLANNING DEPARTMENT OF DEVELOPMENT DUBLIN CITY COUNCIL COMMUNITY DEVELOPMENT COMMITTEE Tuesday, August 24, 2021 – 5:00 p.m. 5555 Perimeter Drive Council Chamber Meeting Minutes Mr. Reiner called the August 24, 2021 Community Development Committee meeting to order at 5:00 p.m. Members present: Mr. Reiner, Mr. Keeler and Mayor Amorose Groomes Staff present: Ms. O’Callaghan, Ms. Rauch, Ms. Gilger, Ms. Martin, Mr. Hendershot, Mr. Meyer, Ms. Blake Also present: Mr. Green and Mr. Stang, Planning Next; Mr. Cunningham and Mr. Brehm, EMH&T; Mr. Way, PZC; Mr. Kelley, Kelley and Associates; Mr. Starr, Crawford Hoying Micro Center Visioning Advisory Committee Ms. O’Callaghan thanked the Committee for the opportunity to conduct the visioning process and introduced Mr. Green. Mr. Green reviewed the format for the evening as outlined in the presentation attached as Exhibit A. Ms. Rauch gave an overview of the Dublin Corporate Area Plan (DCAP). Mr. Green concluded the introduction by adding that Covid-19 is clearly having an impact on everything. He stated that the Bridge Street development has helped the larger community understand larger development as it has been received well and performed well. Mr. Stang reviewed the assessment of current conditions of the Metro Center and outlined the focus area. He shared the character of the offices in the area and noted that the current occupancy rates do not relate to how it is being utilized right now. Mr. Brehm spoke about the infrastructure evaluation of the site. (Exhibit A) Mr. Stang reviewed the challenges of the site and provided examples of successful rehabilitation of comparable sites and strategies that worked. Community Development Committee August 24, 2021 Page 2 Mr. Keeler stated that the examples showed added buildings. There is a lot of existing asphalt. Green space in place of parking lots could reduce the footprint of not only asphalt but the retention ponds. Mayor Amorose Groomes stated that TIF funds for these businesses would have expired. It would be interesting to see the TIF capacity. Knowing what resources are available is important. She is proponent of structured parking on this site. The water features are in need of improvement. Mayor Amorose Groomes stated that she can think of no better site to relocate the fishing derby and other recreational activities. She would be interested to see what it would take to get living bodies of water at the site versus stagnant bodies of water. Mr. Reiner sated that he is curious about the consolidation of parking here. Up front is a commercial strip. They need to consider what the “wow factor” is that will draw people in. There is a lot of potential for infill on the site. He doesn’t know if he likes the way the buildings are laid out on the street and feels that something creative could be come up with. There does not need to be anymore hardscape. Mr. Kelley stated that knowing the identity is important to creating the synergy. Structured parking is a must to get the critical mass. Office uses will come out of Covid with a different modus operandi. People want to belong to something so this will have to have a strong identity and it has to be done cohesively. He stated that this could have an interesting civic component. Mr. Starr stated that his initial impressions of the examples were not ambitious enough. The site does have to have an identity. He would be interested in looking at examples where such redevelopment was attempted and did not work. He suggested that maybe the City could make strategic acquisitions; especially with key parcels on the frontage. Mr. Way posed the question, “Are we trying to save an aging office park or create a unique mixed use development?” He asked about what the role of Frantz Road is going to be. Bridge Park is almost built out. He felt the examples provided were not really visionary. Mr. Reiner stated that a whole new vision that is exciting is necessary. Mr. Green confirmed that this is more than a real estate effort. Mayor Amorose Groomes stated that we do not want to replicate anything that we have but want to create a new space. She noted that sometimes recreating the same type of development becomes cannibalism. Community Development Committee August 24, 2021 Page 3 With no objection, the Committee recessed at 6:00 p.m. for 15 minutes with all members returning to the dais to reconvene at 6:15 p.m. Mr. Green reviewed the findings from the stakeholder interviews and highlighted emerging themes. (Exhibit A) Mayor Amorose Groomes stated that she was surprised to not see that sustainability was a high priority. She referenced residential development and stated that people are looking to downsize and reinvest. She sees some sort of owner occupied facilities and workforce housing for the Metro Center. Mr. Kelley stated that this will need some dense residential component with diversified housing if it works to supplement the mass of the office buildings. It needs a scale that makes sense; maybe retail with apartments above. Mr. Green confirmed that having some office in there is still desirable to the City. Mr. Kelly agreed that office is a great component. Mayor Amorose Groomes stated that she does not know why, as a City, Dublin would be interested if this were to be all residential. Mr. Green stated that they need to help find the sweet spot having enough retail, office and residential. Mr. Way stated that there is a lot of housing in that area. What type of use and housing is necessary to support the area. Mr. Keeler stated that he is thinking of one-bedroom studio housing. If you create the right environment in this spot, people will want to live there. Mr. Green stated that they can develop a menu of housing. Mr. Reiner noted that economically, office is really important as it does pay for the rest of the program. Mr. Green asked the panel about location or distribution of housing. Mr. Keeler asked if the upper loop is within the scope of this discussion because there are building along 270 that are likely in a similar position. Mayor Amorose Groomes suggested really high-end, for-purchase units be placed along Frantz Road with L-shaped buildings with residential units above that. She stated that every housing development that abuts a highway does not look good. She would prefer to see housing away from the interstate. Community Development Committee August 24, 2021 Page 4 Mr. Green stated that development along the road has value as a symbol that this is happening as opposed to starting a development in the back. Mr. Green asked for the payroll taxes generated in the area. Mayor Amorose Groomes stated that it is significant. Ms. Gilger stated that she could get a guesstimate. Mr. Kelley stated that Dublin has a lot of expensive housing options including Bridge Park so it needs to be considered what demographic this is serving. If it is serving the workforce, he suggested looking into micro units. That will also help create density and synergy. Mr. Way stated that outside the loop is all office. If a balance is desired, residential will want to be an amenity. Frantz Road is a street that handles the density. There should be a discussion about mixed use and if it is stacked or different buildings. Mr. Starr stated that this could create an environment where someone wants to come in and build a freestanding office building. Mixed use is both vertical and different buildings. Mr. Kelly challenged the group to think about a special civic piece here. It does not have to take a lot of land but has to be special. Mr. Reiner gave an example of a city in France where they project the history along a building and it draws people to the area every evening. Mr. Way suggested more than two stories along Frantz. The site is in proximity to the center of the City and he would think of trying to maximize intensity and not sprawl into the countryside. Mayor Amorose Groomes stated that building massing is interesting in that two buildings can be the same size and feel completely different. Architecture is very important. If the buildings are going to be more than two stories along Frantz, they would have to be special buildings. Across the way are ranch homes and three stories may be appropriate if it does not feel hard. Mr. Reiner agreed that it depends on the architecture and setbacks. Mr. Starr stated that this area will develop organically at different times with different developers so we have to be aware of how people see what is happening. Mr. Green confirmed that the idea of branding is very important. DUBLIN CITY COUNCIL COMMUNITY DEVELOPMENT COMMITTEE Tuesday, November 30, 2021 – 5:00 p.m. 5555 Perimeter Drive Council Chamber Meeting Minutes Mr. Reiner called the November 30, 2021 Community Development Committee meeting to order at 5:00 p.m. Members present: Mr. Reiner (Chair), Mr. Keeler, and Mayor Amorose Groomes Staff present: Ms. O’Callaghan, Ms. Rauch, Mr. Ranc, Mr. Stiffler Also present: Mr. Stang and Mr. Greene, Planning Next; Mr. Starr, Crawford Hoying, Mr. Seckel, Kelley/Weiler Minutes of the October 25, 2021 Meeting Mr. Keeler moved to approved the minutes of the May 25, 2021 CDC meeting. Mayor Amorose Groomes seconded the motion. Vote: Mr. Keeler, yes; Mayor Amorose Groomes, yes; Mr. Reiner, yes Metro Center Visioning Ms. Rauch introduced the agenda for the Metro Center Visioning including a review of the process so far. The focus for this meeting is evaluating the theme and strengthening recommendations from the Dublin Corporate Area Plan (DCAP), and making a recommendation to City Council revisions of the DCAP. Mr. Greene shared three potential themes for this area: Sustainability/Resiliency, Lifestyle/Entertainment, and Cultivation/Exploration. There would be an increase in density and uses over what is there now. Natural open space could be an important amenity. The goal is for development to happen in a way that fosters community and is unique to this space. Mr. Greene listed the essential principles for the area: increased density/intensity of development, variety of new diverse housing, amenities/services complementing users of the district, consolidation of parking, open space areas, and pedestrian connections. Mr. Greene stated that this could be a place that continues to embrace the business world and that embraces cultivation. Mr. Greene shared illustrations of the existing site as well as the new visions (Concept A: Infill Development and B: Redevelopment). Mayor Amorose Groomes stated that five stories may be more appropriate than six stories since there are two story and one and half story residences across the street. Community Development Committee November 30, 2021 Page 2 She referenced Concept A and stated that a parking study would be very interesting to see how that would work. She stated that she likes Concept B and is interested in how the water moves through there and how you would aerate the water without fountains. Mr. Greene stated that they were trying to mimic more urban with water features. Mayor Amorose Groomes stated that it would have to have at least four to make it palatable for recreation. Mr. Keeler stated that five stories works for him. He likes the L shaped buildings in the front. With the void in between tall buildings, you can’t see what’s behind them and he believes people are curious and will want to know what’s behind there. He shared that he just came back from St. Petersburg, Florida and counted five performing arts centers. He knows it takes philanthropy to make those work but would be interested in digging deep and seeing what kind of support we could get from private philanthropy and corporate partners. He stated that he envisions a masterpiece of a creative building that may be all glass in the area west of those buildings that are on Frantz Road. The office building that is already just to the west of that creates an issue because it appears to be close. The building doesn’t necessarily have to be square to maximize the space. That water feature could go under the building. Mr. Greene stated that this could be a place for a special architectural amenity. Mr. Keeler stated that it could be done if you have the right corporate partners. Mr. Keeler stated that he would not have surface parking there. The desire is for people walking more. Mr. Reiner stated that the economics interest him. Mr. Starr stated that parking will drive how tall the buildings will be. Once a few big moves come in, that will start setting the tone for the development. Then you will start seeing the idea and start seeing the opportunity for those bigger buildings. Different housing cannot go here. You want to introduce structured parking here but there is a cost to that. Mr. Seckel stated that these comments are spot on. Parking will be a concern. He likes the varying heights. He likes moving closer to Frantz Road and taking out those ponds. Mr. Keeler asked if the vision includes people using the water. Mr. Reiner stated that it would be cool but could create real engineering problems. Mr. Greene confirmed general support. He stated that maybe five stories is where the group is comfortable with height. Mayor Amorose Groomes agreed on five stories along Frantz Road but they could go higher as it moves back. Mr. Reiner stated that he is in favor of letting the developer work on that to get the variety in height there. Mr. Starr asked about the distance between buildings. Mr. Greene stated 100 feet. Mr. Seckel suggested capping it at six stories with the idea of five. It could be open to six depending on design. Mr. Starr asked if they had considered consolidating open space more linear way. As it is laid out, there will just be a disparity of people and not gathering. Mr. Greene stated that when you leave some buildings up, that happens. Mayor Amorose Groomes suggested broadening the east/west spine to have more opportunity for activity. There is room there to create a tighter urban feel. Community Development Committee November 30, 2021 Page 3 Mr. Stang shared the proposed changes to the DCAP plan. The goal is to strengthen what needs strengthening. Mr. Greene asked if the changes outlined in materials are acceptable to forward to Council. After much discussion about building height, suggested including a varied building height of 4-6 stories instead of 1-6. Mayor Amorose Groomes stated that it should be slab construction. Convertibility is very important. The City will a have significant level of investment in this. She confirmed this is just this subset of the DCAP and not DCAP in its entirety. Ms. O’Callaghan answered affirmatively and stated that if the Committee is comfortable making a recommendation to Council on this, Staff will draft a recommendation for this committee and then that would be presented to Council at possibly the second Council meeting in 2022. Ms. Rauch stated that Staff could make tweaks regarding green space. Ms. O’Callaghan offered for Committee members to reach out to Staff over the next couple of weeks if they have suggestions or questions. Mr. Greene stated that he will provide a resource to Staff including this information. Ms. Rauch stated that the Code part has already been drafted. Mr. Seckel asked about the timeline. Mayor Amorose Groomes outlined the process. She explained that there would need to be a rezoning for the sub section which would go before Planning and Zoning Commission (twice) and then come to Council for two readings. This would likely not be complete until June. Ms. O’Callaghan stated they could have parallel paths. Once Council moves to approve the plan, that could give developers confidence. Mr. Seckel stated that the timeline is not surprising. Proposed City Entryway Improvements Mr. Ranc summarized key areas of feedback from October 11 Council meeting and provided updates on the following items. Entryway Signs Mr. Ranc stated that current City signs are dated and not standard. The level of landscaping varies. Staff heard positive feedback about increasing landscaping. Existing signage is not in keeping with current branding. Recognitions are placed haphazardly. There was concern about fonts. Mr. Ranc stated that Staff would like to try to keep as much contrast as possible and the green and white is the current branding and provides that contrast. He suggested that having a designated area on the signs for recognitions allows focus on the sign while having those recognitions. He shared options of fonts (Myriad Pro, Cambria, Tahoma, Lucida Bright) and noted that the City uses Tahoma on a lot of printed materials. Mr. Reiner stated that he likes the Tahoma font but is somewhat ambivalent. He does not like the attachment of the white piece. It seems cluttered. He suggested maybe a vertical progression instead of horizontal. Mayor Amorose Groomes stated that she does not care for the badges. She likes the serif fonts because they seem softer but it is a matter of preference. She stated that it