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HomeMy WebLinkAboutOrdinance 46-24RECORD OF ORDINANCES BARRETT BROTHERS - DAYTON. OHIO Form 6220S 46-24 Ordinance No, ——_— Passed. , REZONING APPROXIMATELY 0.913 ACRES ON BOTH SIDES OF N. RIVERVIEW STREET, SOUTH OF NORTH STREET AND NORTH OF WING HILL LANE FROM HD-HR, HISTORIC DISTRICT — HISTORIC RESIDENTIAL AND HD-HP, HISTORIC DISTRICT — HISTORIC PUBLIC TO HD-HC, HISTORIC DISTRICT — HISTORIC CORE (CASE 24-1102) WHEREAS, the City acquired several properties on N. Riverview Street in 2021 with the intent to facilitate improvements to and development of the site in a manner compatible with the scale and character of the Historic District, and WHEREAS, City Council appointed an Advisory Committee to develop a Request for | Proposals in 2022, and two proposals were received, and WHEREAS, both the Advisory Committee and City Council agreed that the proposal from Community Space Development, LLC dba COhatch was the preferred approach, and WHEREAS, the COhatch response anticipated rezoning the subject properties to Historic District — Historic Core, and the Advisory Committee and City Council supported this rezoning, and WHEREAS, the City and COhatch entered into a Real Estate Transfer and Development Agreement in 2023 to facilitate the creation of Riverview Village, a walkable, one-of-a- kind coworking and entrepreneurship community where rezoning is critical to achieve the overall vision for the area, and WHEREAS, the related Concept Plan has been approved by City Council and the Preliminary Development Plan has been approved by the Architectural Review Board, and | each was predicated on the rezoning to Historic District — Historic Core, and WHEREAS, the Architectural Review Board and Planning and Zoning Commission have recommended approval of the rezoning from Historic District — Historic Residential and Historic District — Historic Public to Historic District — Historic Core, NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, (__ of its elected members concurring, that: Section 1. The following described real estate, (see attached map, legal description and survey), situated in the City of Dublin, State of Ohio, is hereby rezoned HD-HC, Historic District — Historic Core and shall be subject to regulations and procedures contained in Ordinance No. 21-70 (Chapter 153 of the Codified Ordinances), the City of Dublin Zoning Code and amendments thereto. Section 2. The application, including the list of contiguous and affected property owners, and the recommendations of the Architectural Review Board and the Planning and Zoning Commission, are all incorporated into and made an official part of this Ordinance and said real estate shall be developed and used in accordance there within. Section 3. This Ordinance shall take effect upon the earliest date permitted by Law. passed this 9 dayof___vcendor _, 2024. LL A &— Mayor - Presiding Officer Pag hed iil of Cou To: Members of Dublin City Council From: Megan D. O’Callaghan, P.E., City Manager Date: October 29, 2024 Initiated By: Jennifer M. Rauch, AICP, Director of Community Planning and Development Bassem Bitar, AICP, Deputy Director of Planning Re: Ordinance 46-24 – Rezoning approximately 0.913 acres on both sides of N. Riverview Street, south of North Street and north of Wing Hill Lane from HD-HR, Historic District – Historic Residential and HD-HP, Historic District – Historic Public to HD-HC, Historic District – Historic Core. (Case 24-110Z) Summary This is a request for review and approval of a standard district rezoning of the three parcels at 37, 45 and 53 N. Riverview Street (totaling approximately 0.39 acres) from HD-HR, Historic District – Historic Residential to HD-HC, Historic District – Historic Core, and a 0.523-acre tract on the east side of N. Riverview Street from HD-HP, Historic District – Historic Public to HD-HC, Historic District – Historic Core. The intent is to accommodate the proposed COhatch - Riverview Village mixed-use development, which creates a walkable district with a mix of start- ups and growing businesses, non-profits, hybrid companies, restaurant and event spaces, markets, and active outdoor plazas. The existing COhatch building and North High Brewing would be integrated into Riverview Village, to create COhatch's national headquarters. Background 2021 On January 4, 2021, City Council authorized the acquisition of several parcels in this area to facilitate improvements to/development of the site in a manner compatible with the scale and character of the surrounding historic district (Ordinance 54-20). Subsequently, Council appointed an advisory committee to refine the project goals, draft a Request for Proposals (RFP), and provide recommendations to Council. The City took possession of the parcels on October 21, 2021. 2022 After several meetings of the Advisory Committee and updates to City Council, the latter authorized the issuance of the RFP, which was released on April 28, 2022. After the nine-week advertising period, two proposals were received, one of which was submitted by Community Space Development LLC (dba COhatch) and recommended by the Advisory Committee to City Council after consideration of both proposals. City Council heard a presentation from COhatch in September of 2022 and expressed general support for the project. Office of the City Manager 5555 Perimeter Drive • Dublin, OH 43017-1090 Phone: 614-410-4400 • Fax: 614-410-4490 Memo Memo re. Ord 46-24 COhatch Riverview Village Rezoning October 29, 2024 Page 2 of 4 February 2023 On February 22, 2023, COhatch presented an informal request to the Architectural Review Board (ARB) based on the accepted response to the RFP (Case 23-014). The proposal included all parcels on the west side of N. Riverview Street between Bridge and North Streets, along with two parcels on the east side of the street. It envisioned the creation of Riverview Village, a mixed-use walkable community of office buildings, event space, eating/drinking establishments, and markets with its distinct character, including brick streets. The project included renovating all Landmark structures, except for the one at 53 N. Riverview Street, and constructing a new 10,400 square-foot office building on the east side of N. Riverview Street. The Board generally supported rezoning the project area to Historic Core and the proposed new building (depending on the final design). The Board offered greater support for the "minimum density" option relative to the number and size of buildings. There was also general support for demolishing some of the outbuildings along N. Blacksmith Lane to accommodate greater use of that street (depending on Engineering recommendations). The Board noted that the demolition of 53 N. Riverview Street would need to be justified per the applicable Code standards for Landmark structures. July 2023 Through further discussion with COhatch and consistent with their proposal, which indicated an option for others to own the three parcels south of Wing Hill Lane, City Council authorized the City Manager to dispose of those three properties on July 31, 2023 (Ordinance 24-23). All three have since been sold through an auction. September 2023 On September 11, 2023, City Council authorized the execution of a Development Agreement with COhatch to develop the Riverview Village concept (Ordinance 33-23). Per this agreement, Riverview Village is proposed to be COhatch's new HQ and a one-of-a-kind coworking and entrepreneurship community. The development will be visible from The Dublin Link pedestrian and bicycle bridge, Bridge Park, Riverside Crossing Park, North High Street and E. Bridge Street. This walkable district will attract interest with its history and architecture, beautiful views, unique food and beverage options, educational business experiences and innovative community atmosphere. The area will provide a unique opportunity for Dublin to enhance its historic district, restoring and revitalizing this North Riverview neighborhood. The properties located at Riverview Village will encompass start-ups, small businesses, freelancers, nonprofits and hybrid companies representing all innovative aspects of the future of remote and hybrid work. The proposed COhatch HQ and Riverview Village development align with Dublin's Economic Development strategies. This project is to further create distinctive development nodes and build on the momentum of the Bridge Street District. The expanded opportunity for start-up businesses would continue to add an innovative flavor to the Historic District, which is also encouraged in the Metro Office District, West Innovation District, and Bridge Street District. Start-up pitch competitions at this facility would allow investors to connect with small businesses needing growth capital. The additional employees and events held at this location within the Historic District would also create more support for the existing businesses in the immediate area and be a draw for activity on the west side of the Scioto River. Memo re. Ord 46-24 COhatch Riverview Village Rezoning October 29, 2024 Page 3 of 4 The project is expected to create hundreds of jobs within the city, and COhatch will award, on behalf of the city, annual scholarships and COhatch credit for co-working memberships or meeting/event space. It will also provide public access to patios and outdoor spaces designated in the Final Development Plan. The City will convey the development site to COhatch and provide financial incentives. The City will undertake public improvements associated with the project (including street and utility improvements, traffic impact and parking studies, and coordination with the adjacent Riverside Crossing Park improvements). March 2024 On March 27, 2024, ARB reviewed and recommended to City Council approval of a Concept Plan for Riverview Village (Case 23-131) with several conditions. ARB also approved a companion application to demolish three Background accessory structures at 37, 45, and 53 N. Riverview Street (Case 23-132) with one condition. April 2024 On April 22, 2024, City Council approved the Concept Plan with the same conditions recommended by ARB. September 2024 On September 25, 2024, ARB reviewed and approved a Parking Plan and Preliminary Development Plan for Riverview Village with Waivers and Conditions (Case 24-109). ARB also recommended that the Planning and Zoning Commission (PZC) and City Council approve rezoning the project site to Historic Core with no conditions (Case 24-110). October 2024 On October 10, 2024, PZC reviewed and recommended to City Council approval of the rezoning to Historic Core with no conditions. Zoning Code and Community Plan Zoning Code – Historic Districts The Zoning Code includes several districts within Historic Dublin, each with its distinct intent, land uses, and development standards. The three project parcels on the west side of N. Riverview Street are currently zoned Historic Residential, while the parcels on the east side are zoned Historic Public. The Historic Residential District encourages the preservation and development of homes on existing or new lots comparable in size, mass, and scale while maintaining and promoting the traditional residential character of Historic Dublin. The Historic Public District applies to various public spaces and facilities, such as parks, open spaces, and recreation. All properties within the project site must be rezoned to Historic Core to permit the intended uses. The Historic Core district applies to the historic center of Dublin and focuses on ensuring sensitive infill development and providing an improved environment for walking while accommodating vehicles. Per the Development Agreement between the City and COhatch, only the portion of the lots on the east side necessary to accommodate the new construction would be conveyed to COhatch, which is the 0.523-tract included as part of the rezoning request. The City would retain the remainder of the properties to be integrated into the Riverside Crossing Park West project. This remainder would maintain the Historic Public zoning. Memo re. Ord 46-24 COhatch Riverview Village Rezoning October 29, 2024 Page 4 of 4 Land Use The land use designation outlined in the Envision Dublin Community Plan is MXV, Mixed Use Village. The MXV is intended to be a small-scale, pedestrian-oriented district preserved and developed for historic building context and character. Principal uses include office, retail, commercial, civic buildings, and single-family residential. Supporting uses include multi-family residential. Buildings within MXV are 1-3 stories in height, including historic structures and complementary buildings compatible in scale and massing. Entrances and storefronts are along the sidewalk, with a horizontal and vertical mix of uses. Open spaces include plazas and pocket parks, while sustainable activities include building-mounted solar, green roofs, permeable pavement, and adaptive reuse. The MXV streetscape includes narrow streets, pedestrian activity with smaller blocks and sidewalks, buildings along the sidewalk, patios and seating areas, street trees, and mobility hubs. Parking is provided in shared public parking lots located off service streets, parking garages, and on-street parking. Special Area Plan The site is located within the Historic District Area Plan. The district's intent, as outlined in Envision Dublin, is to ensure the historic character is preserved while ensuring opportunity for investment and redevelopment at the appropriate scale and location. The plan promotes proper scale of development, pedestrian-oriented streetscapes, connectivity within the district and surrounding areas, micromobility, shared parking and parking plans, gateway features, wayfinding opportunities, and arts and culture. The plan also identifies key sites and opportunities, which include North Riverview Street, where it states the following: “The area along North Riverview Street provides a unique opportunity for investment and revitalization through preservation and redevelopment. The area has high visibility from the Dublin Link Bridge and is a pivotal location within the District along the Riverside Crossing Park West. Reinvestment for this area should focus on the preservation of neighborhood-scaled development with opportunities for appropriate infill and expansion. Preservation of the existing Landmark structures should be a priority. Roadway and intersection improvements for North Riverview Street, Blacksmith Lane and North Street should complement the pedestrian friendly nature of the Historic District and incorporate a unique streetscape design to enhance the experience. The opportunity to create pedestrian-only areas should also be explored. Key connections and interaction points with the Scioto River and Riverside Crossing Park should be coordinated with the City.” Plan Review The proposed rezoning is consistent with the City's intent when assembling these parcels to facilitate revitalizing this part of the Historic District in coordination with public infrastructure improvements and the development of Riverside Crossing Park West. The land uses and development standards in the Historic Core District are consistent with the recommendations of the Community Plan. The Development Agreement between the City and COhatch (subject to all zoning approvals) acknowledged the intent to rezone the properties. Board and Commission Recommendations On September 25, 2024, ARB reviewed and recommended approval of the rezoning with no conditions. On October 10, 2024, PZC reviewed and recommended to City Council approval of the rezoning with no conditions. Recommendation Approval of Ordinance 46-24 at the second reading/public hearing on December 9, 2024. COhatch Riverview Village Rezoning Map Legal Descriptions Survey 37 N. Riverview Street - 273-000042-00 Situated in the State of Ohio, County of Franklin and in the City of Dublin: Being Lot Number One Hundred Thirteen (113) of said Village, as the same is numbered and delineated on the recorded plat thereof, of record in Plat Book No. 1, page 193, and Plat Book No. 3, page 199, Recorder’s Office, Franklin County, Ohio. 45 N. Riverview Street - 273-000073-00 Situated in the State of Ohio, County of Franklin and in the City of Dublin formerly Village of Dublin: Being Lot Number One Hundred Fourteen (114) of said Village of Dublin and being the same premises conveyed to Amelia Wing and husband to Marian J. Shipman by deed dated March 23, 1880. 53 N. Riverview Street - 273-000098-00 Situated in the County of Franklin, State of Ohio, and in the City of Dublin, formerly the Village of Dublin: Being Lot Number One Hundred Fifteen (115) in said City (formerly Village) of Dublin, as said lot is numbered and delineated upon the recorded plat of said Village of record in Plat Book 3, page 1999, in the Recorder’s Office, Franklin County, Ohio. Address: 53 North Riverview Street, Dublin, Ohio 43017 APN: 273-000098 5200 Emerald Parkway Dublin, Ohio 43017 Community Planning and Development Sustainable | Connected | Resilient 614.410.4600 dublinohiousa.gov RECORD OF ACTION Planning & Zoning Commission Thursday, October 10, 2024 | 6:30 p.m. The Planning and Zoning Commission took the following action at this meeting: 3. COhatch – Riverview Village 24-110Z Rezoning Proposal: Request for review and recommendation of approval of rezoning of a ±0.86-acre site from HD-HR, Historic District – Historic Residential and HD-HP, Historic District – Historic Public to HD-HC, Historic District – Historic Core. Location: Both sides of N. Riverview Street, south of North Street and north of Wing Hill Lane. Request: Review and recommendation of approval for a rezoning under the provisions of Zoning Code Section 153.234. Applicant: Megan O’Callaghan, Dublin City Manager Planning Contact: Bassem Bitar, AICP, Deputy Director of Planning Contact Information: 614.410.4635, bbitar@dublin.oh.us Case Information: www.dublinohiousa.gov/pzc/24-110 MOTION: Mr. Way moved, Mr. Garvin seconded a recommendation of approval of the rezoning with no conditions to City Council. VOTE: 6-0 RESULT: The rezoning was recommended for approval and forwarded to City Council. RECORDED VOTES: Rebecca Call Yes Kim Way Yes Kathy Harter Yes Jamey Chinnock Yes Gary Alexander Yes Jason Deschler Absent Dan Garvin Yes STAFF CERTIFICATION Bassem Bitar, AICP, Deputy Director of Planning Planning and Zoning Commission DRAFT  Meeting Minutes – October 10, 2024 Page 7 of 11  24-110Z – COhatch Riverview Village A request for review and recommendation of approval of a rezoning from HD-HR, Historic District - Historic Residential and HD-HP, Historic District - Historic Public to HD-HC, Historic District - Historic Core. The combined +0.86-acre site is located on both sides of N. Riverview Street, south of North Street and north of Wing Hill Lane. Staff Presentation Mr. Bitar provided background on the project to date. The site, which backs up to the Scioto River, consists of three parcels on the west side of N. Riverview Street, each containing a single-family residential structure. It also includes portions of three parcels on the east side. A single-family residential structure exists on the northern parcel, while the southern parcels are largely undeveloped. On January 4, 2021, City Council authorized the acquisition of the subject parcels as well as three others to the south to facilitate improvements and development of the site. In addition to facilitating development, the intent was to facilitate access to the river and encourage the eventual development of a park on the west side of the river. Subsequently, Council appointed an advisory committee to refine the project goals, draft a Request for Proposals (RFP), and provide recommendations to Council. The City took possession of the parcels on October 21, 2021 and authorized the issuance of the RFP, which was released on April 28, 2022. Two proposals were received, one of which was submitted by Community Space Development LLC (dba COhatch). City Council heard a presentation from COhatch in September of 2022 and expressed general support for the project. After the City’s acceptance of their RFP, COhatch presented an Informal Review application to the Architectural Review Board (ARB) on February 22, 2023. The proposal included all eight parcels and envisioned the creation of Riverview Village, a mixed-use walkable community of makers' spaces, office buildings, and eating/drinking establishments. The project included renovating most structures and constructing a new 10,400-square-foot office building on the east side of N. Riverview Street. ARB was generally supportive of rezoning the project area to Historic Core and of the proposed new building. After further discussion with COhatch and consistent with their proposal, which indicated an option for others to own the three parcels south of Wing Hill Lane, City Council authorized the City Manager to dispose of those three properties on July 31, 2023 (Ordinance 24-23). All three properties were sold through an auction. On September 5, 2023, City Council authorized the execution of a Development Agreement with COhatch to develop the Riverview Village concept (Ordinance 33-23). Per this agreement, the City will undertake public improvements associated with the project, including street and utility improvements, traffic impact and parking studies, and coordination with the adjacent Riverside Crossing Park improvements. On March 27, 2024, ARB reviewed and recommended approval to City Council of a Concept Plan for Riverview Village with several conditions. On April 22, 2024, City Council approved the Concept Plan with the same conditions recommended by ARB. On September 25, 2024, ARB reviewed and approved a Parking Plan and Preliminary Development Plan for Riverview Village with Waivers and Conditions. ARB also recommended that the Commission recommend City Council approval of rezoning the project site to Historic Core with no conditions. Mr. Bitar stated that the request is to rezone the ±0.86-acre site to accommodate the proposed COhatch—Riverview Village mixed-use development. This development is intended to create a walkable district with a mix of start-ups and growing businesses, non-profits, hybrid companies, restaurant and event spaces, markets, and active outdoor plazas. The existing COhatch building Planning and Zoning Commission DRAFT  Meeting Minutes – October 10, 2024 Page 8 of 11 and North High Brewing would be integrated into the village, and the site would become COhatch's national headquarters. The Zoning Code includes several districts within Historic Dublin, each with its distinct intent, land uses, and development standards. The three project parcels on the west side of N. Riverview Street are currently zoned Historic District (HD) – Historic Residential, while the parcels on the east side are zoned Historic District (HD) – Historic Public. The HD - Historic Residential District encourages the preservation and development of homes on existing or new lots comparable in size, mass, and scale while maintaining and promoting the traditional residential character of Historic Dublin. On the east side, the HD – Historic Public District applies to a variety of public spaces and facilities, such as parks, open spaces, and recreation. Neither of those districts would allow the proposed mix of uses. All properties within the project site must be rezoned to Historic Core to permit the intended uses. This district applies to the historic center of Dublin and focuses on ensuring sensitive infill development and providing an improved environment for walking while accommodating vehicles. It should be noted that, per the Development Agreement between the City and COhatch, only the portion of the lots on the east side necessary to accommodate the new construction would be conveyed to COhatch. The City would retain the remainder of the properties to be integrated into the Riverside Crossing Park West project. This remainder would maintain the Historic Public zoning. The land use designation outlined in the Envision Dublin Community Plan is MXV, Mixed Use Village. The MXV zoning is intended to be a small-scale, pedestrian-oriented district preserved and developed with respect to historic building context and character. Principal uses include office, retail, commercial, civic buildings, and single-family residential. Supporting uses include multifamily residential. Buildings within MXV are 1-3 stories in height, including historic structures and complementary buildings compatible in scale and massing. Entrances and storefronts are along the sidewalk with horizontal and vertical mix of uses. Open spaces include plazas and pocket parks, while sustainable activities include building-mounted solar, green roofs, permeable pavement, and adaptive reuse. The MXV streetscape includes narrow streets, pedestrian activity with smaller blocks and sidewalks, buildings along the sidewalk, patios and seating areas, street trees, and mobility hubs. Parking is provided in shared public parking lots located off service streets, parking garages, and on-street parking. The site is also located within the Historic District Special Area Plan. The district intent is to ensure the historic character is preserved while ensuring opportunity for investment and redevelopment at the appropriate scale and location. The plan promotes proper scale of development, pedestrian- oriented streetscapes, connectivity within the district and to surrounding areas, micromobility, shared parking and parking plans, gateway features, wayfinding opportunities, and arts and culture. The plan also identifies key sites and opportunities, which include North Riverview Street, where it states: “The area along North Riverview Street provides a unique opportunity for investment and revitalization through preservation and redevelopment. The area has high visibility from the Dublin Link Bridge and is a pivotal location within the District along the Riverside Crossing Park West. Reinvestment for this area should focus on the preservation of neighborhood-scaled development with opportunities for appropriate infill and expansion. Preservation of the existing Landmark structures should be a priority. Roadway and intersection improvements for North Riverview Street, Blacksmith Lane and North Street should complement the pedestrian-friendly nature of the Historic District and incorporate a unique streetscape design to enhance the experience. The opportunity to create pedestrian-only areas should also be explored. Key connections and interaction points with the Scioto River and Riverside Crossing Park should be Planning and Zoning Commission DRAFT  Meeting Minutes – October 10, 2024 Page 9 of 11 coordinated with the City.” Staff’s conclusion is that the proposed rezoning is consistent with the City's plans; therefore, staff recommends the Commission approve a recommendation of approval to City Council with no conditions.   Commission Questions Mr. Chinnock stated that ARB approved the Preliminary Development Plan (PDP) with 11 conditions. In general, what issues did the conditions address? Ms. Call requested that Mr. Bitar also clarify the purview of the Commission. Mr. Bitar stated that PZC’s purview with the project is limited to the recommendation of rezoning. The ARB’s review of the Historic District site covered the site plan, architecture, traffic and parking. The PDP conditions were associated with the refinement of those Historic District-related details. Mr. Garvin inquired if the parcels identified with this project would not be rezoned in their entirety, but just the designated sections of the parcels. Would the remainder of the parcels continue to be zoned Historic District Public. Mr. Bitar responded that is correct. Mr. Way requested a zoning typo correction (HCP should be HDHP) in the presentation. Mr. Bitar indicated the correction would be made in the meeting document. Ms. Call stated that the project is attractive with a business focus during daytime hours and public art focus during evenings and weekends. The Commission’s purview of the project, however, is limited. Mr. Way moved, Mr. Garvin seconded a recommendation of approval of the rezoning to City Council. Vote: Ms. Harter, yes; Mr. Chinnock, yes; Mr. Garvin, yes; Mr. Way, yes; Mr. Alexander, yes; Ms. Call, yes. [Motion carried 6-0] Architectural Review Board DRAFT Meeting Minutes of September 25, 2024 Page 7 of 16   Mr. Cotter indicated that the following two cases would be heard together, since they relate to the same site and project.  Case #24-109PDP, COhatch Riverview Village, Preliminary Development Plan A request for review and approval of a Preliminary Development Plan for a mixed-use development. The combined ±0.86-acre site is zoned HD-HR, Historic District – Historic Residential and HD-HP, Historic District, Historic Public. It is located on both sides of N. Riverview Street, south of North Street and north of Wing Hill Lane.  Case #24-110Z, COhatch Riverview Village, Rezoning Request for review and recommendation of approval of a rezoning from HD-HR, Historic District – Historic Residential and HD-HP, Historic District – Historic Public to HD-HC, Historic District – Historic Core. The combined ±0.86-acre site is located on both sides of N. Riverview Street, south of North Street and north of Wing Hill Lane. Applicant Presentation Matt Davis, 4620 Hickory Rock Drive, Powell and Tim Lai, 41 West Town Street, Columbus provided the applicant presentation. Mr. Davis stated that they have been working on this project for 2.5 years. The City owns the land and put out an RFP for development of this site. They submitted a proposal for something very unique that reflects COhatch’s efforts in historic restorations. They have 42-43 properties on their historic restoration list. They have been meeting with the staff in various City departments over the last six months; each person has added value to the project. Tonight, they hope to benefit from the ARB’s expertise in finalizing the last touches to this complex project. He presented a 3D flyover of the proposed project, describing each structure’s use and purpose. Mr. Lai, architect, described the proposed architecture of the redeveloped buildings and the one new building, which will be 60 ft. x 120 ft. Most of the design decisions were driven by the programmatic and functional needs for the space. The new building will offer office space and an event space that will hold 80 people. The large space will be broken into smaller masses by utilizing gables facing different directions. He described the different architectural components of the buildings, which also will take advantage of the outdoor space with decks and balconies. There will be connections between the buildings, emphasizing the connectivity of the “village.” Staff Presentation Mr. Bitar described the area and impetus for the proposed development. This area of Historic Dublin became neglected after the bridge was rebuilt over the Scioto River in the 1930s, severing the connection between South and North Riverview Streets. Over time, those properties on the north side of the bridge became isolated and fell into a state of disrepair. City Council desired to find a way to revitalize these properties. On January 4, 2021, City Council authorized the acquisition of the subject parcels as well as three other ones to the south with the goal of facilitating improvements to/development of the site (Ordinance 54-20). The City took possession of the parcels on October 21, 2021. An Advisory Committee was subsequently appointed by Council in order to refine the project goals, draft a Request for Proposals (RFP), and provide recommendations to Council. City Council authorized issuance of the RFP on April 28, 2022. Two proposals were received, one of which was submitted by COhatch. City Council heard a presentation from COhatch Architectural Review Board DRAFT Meeting Minutes of September 25, 2024 Page 8 of 16   in September of 2022, and expressed general support for the project. Following acceptance of their RFP proposal, on February 22, 2023, COhatch presented an Informal Review application to the ARB, which included all eight parcels and envisioned the creation of Riverview Village, a mixed-use walkable community of makers’ spaces, office buildings, and eating/drinking establishments. The project included the renovation of all Landmark structures, except for the one at 53 N. Riverview Street, and the construction of a new 10,400 square-foot office building on the east side of N. Riverview Street. The Board was generally supportive of rezoning the project area to Historic Core, and of the proposed new building. Through further discussion with COhatch, and consistent with their proposal which indicated an option for others to own the three parcels south of Wing Hill Lane, City Council authorized the City Manager to dispose of three properties on July 31, 2023, and subsequently, all three were sold through an auction. On September 5, 2023, City Council authorized the execution of a Development Agreement with COhatch for the development of the Riverview Village concept. Per this agreement, public improvements associated with the project (including street and utility improvements, traffic impact and parking studies, and coordination with the adjacent Riverside Crossing Park improvements) will be undertaken by the City. The terms of the agreement also acknowledge the intent of both the City and the developer to pursue rezoning of the project site to Historic Core, subject to Planning and Zoning Commission (PZC) and City Council approval. On March 27, 2024, ARB reviewed and recommended to City Council approval of a Concept Plan for Riverview Village with five conditions, and on April 22, 2024, City Council approved the Concept Plan with the same conditions recommended by ARB. Mr. Bitar provided an overview of the site and of the proposed project. The three lots on the west side of N. Riverview Street currently are developed as single-family residential properties and include some significant trees. The parcels on the east side of N. Riverview Street are heavily wooded and have steep slopes toward the Scioto River and its floodplain. The Historic District zoning code includes several historic districts, each with distinct intents, uses and development standards. The three project parcels on the west side of N. Riverview Street currently are zoned Historic Residential, while the parcels on the east side are zoned Historic Public. To permit the intended uses, the applicant proposes that all properties be rezoned to Historic Core. Per the Development Agreement, only the portion of the lots on the east side necessary to accommodate the new construction would be conveyed to COhatch. The City would retain the remainder, maintain the Historic Public zoning, and integrate them into the Riverside Crossing Park project. The land use for the COhatch site is MXV, Mixed Use Village. The site is also located within the Historic District Special Area Plan. The MXV intent and characteristics are consistent with those of the Historic Core district, as are the recommendations of the Special Area Plan. All requests for building modification, new construction and demolition within the historic districts must be approved by the ARB. The Riverview Village project is a mixed-use development proposed by the COhatch team for all properties within the project area. It is intended to create a walkable district with a mix of start- ups and growing businesses, non-profits, hybrid companies, restaurant and event spaces, markets, and active outdoor plazas. The existing COhatch building and North High Brewing would be integrated into the village, and the site would become COhatch’s national headquarters. The proposal is consistent with the plans presented during Concept Plan review with the following refinements: • The location of the proposed new building has shifted south by ±14 feet, thus extending into an additional City-owned parcel (PID 273-003513). • New lot lines have been proposed for the parcels on the east side of N. Riverview Street to delineate the land that the City will convey to the applicant. Architectural Review Board DRAFT Meeting Minutes of September 25, 2024 Page 9 of 16   • Built-in seating areas and a kiosk are now proposed in the plaza north of 53 N. Riverview Street. • A small new shed is now proposed on the west side of the parcel at 53 N. Riverview Street. • One of the outdoor patios proposed at 62 N. Riverview Street is now envisioned as an enclosed space. The three Landmark structures at 37, 45 and 53 N. Riverview Street will be renovated and converted into private co-working and meeting space for COhatch members during the week. They would be open on the weekends for events, markets and similar activities. The structure at 62 N. Riverview Street would be retrofitted as a cocktail bar and restaurant, open to the public year-round. An additional 1,727 square feet of outdoor patio space is also proposed. Staff is supportive of the added exterior square footage at this location, especially since the provision of patios and outdoor spaces on the east side of the development is consistent with the terms of the Development Agreement. A new public plaza is proposed north of 53 N. Riverview Street, which would include a new kiosk offering cocktails, ice cream and/or similar products to the public. A new COhatch building, proposed on the east side of N. Riverview Street, would house additional office and event space. The project site is intended to accommodate arts and craft fairs, maker markets, start-up pitch competitions, public entertainment, and other related uses. The buildings on the west side of N. Riverview Street will be renovated mostly within their existing footprints, with patios and amenities added behind each. The proposed new 14,250-square-foot building would be located on portions of the parcels south of 62 N. Riverview Street and include a large deck facing the Scioto River. Given the steep grade drop towards the river and the large flood plain in that area, the new building would be placed close to the street. The historic stone walls on both sides of the street are proposed to be removed and partially rebuilt. New stairs are proposed between the buildings on the east side to provide access to the park and the buildings' lower levels. Walkways would extend between the buildings at various grades, providing an ADA path to the restaurant's eastern patio via an elevator within the new building. In accordance with the Development Agreement, the City is responsible for improvements to the public streets and infrastructure in the project vicinity. Per Code §153.173(F), required parking shall be provided on-site, on-street, off-site, or in a parking structure or surface parking lot located within 600 feet. A Parking Plan is required if off-site parking is utilized, and ARB is authorized to approve a plan that is not fully compliant with the noted provisions. Based on the proposed building usage provided by the applicant, up to 119 parking spaces would be required for this project. This is a joint application between the applicant and the City due to the public improvements incorporated into this project. Whether the streets will be brick or not has not yet been determined. The radius of the intersection of North Riverview and North Street will be adjusted to lessen the sharpness of that turn and provide more space in the public right-of-way for the kiosk. Slight widening of Blacksmith Lane and North Riverview will occur along with some grade adjustments. Mr. Bitar described the parking study conducted in morning, afternoon and evening peak hours to determine the available parking in the existing parking garages. The study determined that there is parking capacity at all times of the day, sufficient to meet the anticipated needs of the proposed uses. The maximum walking time from one of the parking garages to Riverview Village would be less than four minutes. There will be ADA spaces along North Riverview Street. A preliminary landscape plan and tree survey for anticipated tree removals were provided. There will be some parking spaces added on North Riverview Street. He also described the waivers that were needed and the reasons/purposes of the Preliminary Development Plan (PDP) 11 conditions of approval. Architectural Review Board DRAFT Meeting Minutes of September 25, 2024 Page 10 of 16   Public Comments Elizabeth Jenson, 105 N. Riverview Street, Unit 115, Bridge Park West, Dublin, stated that they are not opposed to the further development of this area, but they are increasingly concerned that over- development is going to turn this quiet neighborhood into a heavy traffic area. It has the potential to overwhelm the charm of Historic Dublin. Currently, traffic is manageable on North Riverview Street in light of the limitations on North Street and North Blacksmith Lane. North High Street is increasingly busier due to the ongoing development of Historic Dublin, which draws increasing numbers of restaurant goers and visitors enjoying Dublin as a destination. The COhatch development and new residential dwellings will bring even more traffic to Historic Dublin. They don’t see the street network of this small part of Historic Dublin as a traditional street grid, as was referenced in the City’s plan. A traditional street grid has streets running in all directions with numerous optional points of access and egress, usually at right angles. This part of Historic Dublin is a small enclave with limited traffic options. As concerns North Riverview Street, is the slight widening mentioned comprised of the 17 proposed parking spaces across from Bridge Park West, at the 95 and 105 buildings? The parking plan recommends parking on the east side of North Riverview. Is there enough width on the east side of the street to accommodate parking and a sidewalk to match the west side of the street? They do not believe there is. [Additional comments offered regarding the floodplain and pedestrian safety.] Lou Slangen, 105 N. Riverview Street, Unit 117, Bridge Park West, Dublin, stated that providing parking on the east side of North Riverview Street to copy what exists on the east side would require 16 feet; only 6 level feet is available there. It would likely require State and Federal approval to extend several feet into the floodplain. Additionally, a study was mentioned concerning the paid- for parking in their building. The study was conducted on August 8, a time which he does not believe would accurately represent the usual availability. The paid-for parking is quite expensive at a daily rate of $25. He noted that often, FedEx, UPS, USPS, and trash/recycle trucks are parked temporarily in the street, blocking garage traffic. Today, North Riverview Street must be driven with caution. The traffic from the proposed development will create a significant accessibility and safety impediment. Board Questions Mr. Cotter stated that there are several items on which the Board members might have questions. He requested that the parking issue be addressed first. Ms. Patt-McDaniel stated that she assumes the City is well aware of any need for State or Federal approvals concerning the floodplain. Mr. Bitar responded affirmatively. There will be floodplain impacts from the new building. Parking on the east side of the street is not required, but it is being considered as a potential for providing some parking relief. If the additional parking spaces are not possible, they will not be added. However, all indications are that the spaces can be accommodated without impacting the floodplain. Ms. Patt-McDaniel inquired if the paid public parking in the garage on the east side was anticipated to be used, when the building was originally built. Mr. Bitar responded affirmatively. Ms. Damaser stated that the resident who spoke mentioned that the traffic studies were not conducted on a Friday or Saturday night – is that the case? Architectural Review Board DRAFT Meeting Minutes of September 25, 2024 Page 11 of 16   Mr. Bitar responded that he believes the study was conducted on a Thursday, as that was the day the data was collected for the Library garage; Thursday is the Library’s busiest day. Mr. Jewell inquired about the project impacts related to Blacksmith Lane. Mr. Bitar responded that adjacent to Blacksmith Lane are the three properties that were auctioned and are being renovated. Other improvements are happening on the other side of Blacksmith Lane. The intent is that the street safely accommodate pedestrian and vehicular traffic. Whether the street extends all the way to Bridge Street or terminates at Wing Hill will be determined by City Council. At this point, the intent is that the street would be widened to 18 feet. There will be some sort of demarcation with a raised curb, so that it feels like a pedestrian-first environment, but not prevent vehicular traffic. Currently, there is no sidewalk on North Street extending from the parking garage to this development. The intent is to improve the pedestrian/bicycle facilities at the West Plaza to encourage that type of traffic in this area. Mr. Cotter stated that it is currently a challenge to get from one of the parking garages to this area. He inquired about the anticipated ADA accessibility for the new building, which is expected to accommodate 80 people. Will there be a passenger drop-off area? How will the existing parking spaces be used? He requested clarification of the anticipated traffic flow when deliveries or a large conference are occurring while at the same time persons with mobility issues must be accommodated. Mr. Davis responded that the City will be making the public improvements according to their plans and working with their engineers and consultants to ensure the uses meet all guidelines. The City contracted for a full traffic flow study, and that study indicated that in order to limit traffic, parking on the interior was not wanted. However, he advocated for ADA parking and drop-off areas in front of the building. To answer Mr. Cotter’s question, it is important to understand the anticipated use patterns of Riverview Village. During the week daytime hours, the uses are different than in the evening and on weekends. The intent is to create a connected pedestrian community funnelling the pedestrian traffic safely from different parking areas. For that reason, it was important to minimize vehicular traffic. The best historic districts in the world are designed to be pedestrian-friendly. The parking studies have reassured him that the uses here will be successful. Mr. Bitar emphasized that it was intentional to minimize the traffic in Riverview Village. Ms. Cooper inquired how the City views the end of N. Riverview Street past Wing Hill Lane. There is insufficient space there for a vehicle to turn around. How will that impact the traffic and the homes that are being built there? Mr. Bitar stated that there was consideration of creating a cul-de-sac turnaround, but there is insufficient room. It would have involved encroaching into the steep slopes, which would be quite costly. Instead, the intent is to create a hammerhead turnaround at the southern end of North Riverview Street. Additionally, in the residential area a pavement pattern will be created or other visual cues that indicate vehicular traffic should not be entering that area. In summary, there will be some type of turnaround, although not a full-circle movement. Mr. Davis stated that the turnaround will be Fire Code compliant and accommodate a fire truck. There will be some traffic, but the traffic study indicated the traffic volume will be very low in this area. Ms. Cooper stated that with this development and development of the new park, there will be more traffic at all times of the day. Mr. Bitar responded that is correct. One-way streets were contemplated, but it was determined that the better solution was to find ways to limit the traffic south of Wing Hill Lane. Architectural Review Board DRAFT Meeting Minutes of September 25, 2024 Page 12 of 16   Mr. Jewell stated that having a Farmers Market on some Saturdays is contemplated. That would involve closing down a street. Mr. Davis responded affirmatively. Mr. Bitar stated that in such cases, event permits would be required. Any request to close a street would be vetted by the Streets, Police and Fire Departments. Ms. Patt-McDaniel inquired if the trash pick-up for the 3 auctioned houses that are being renovated would be from North Blacksmith Lane. Mr. Bitar responded that two of the houses can be accessed from Blacksmith Lane. At the third house, there is a retaining wall, so trash pickup details would need to be worked out. Ms. Damaser inquired if the three small buildings within Riverview Village would be required to take their trash to the new building to be picked up. Mr. Davis responded that approximately 95% of the trash generated will be from the Red Cabin, which will be a restaurant. The other buildings are offices, so will have limited trash. The restaurant trash will go behind the current COhatch on N. High Street. That trash is picked up 3 days/week; it will be increased to 5 days/week. They have added a place for trash at the new build. Mr. Cotter suggested that a condition be added that greater detail on the ways in which traffic will be limited would be provided with the Final Development Plan (FDP). Mr. Davis clarified that the City is handling the roads, the infrastructure and traffic study. Ms. Damaser pointed out that ARB cannot put conditions on the City. Mr. Bitar clarified the ARB’s purview. Traffic studies review the technical issues and the public right- of-way separately, and those details are vetted by the City’s Transportation and Mobility staff. Public services are required, and the City will address those. The Parking Plan is the Board’s purview. The Board considers the criteria and determines if the Parking Plan meets Code requirements. Ms. Patt-McDaniel inquired, for purposes of reviewing the Parking Plan, what the anticipated occupancy is for the new build and the restaurant. Mr. Lai responded that the required parking spaces are based on square footage, not occupancy. The parking space count was provided in the meeting packet materials; he believes it was not very high. Ms. Cooper inquired if only one handicapped parking space is required for the new building. Mr. Bitar responded that there will be two spaces. Ms. Cooper stated that only two ADA spaces out of 110 parking spaces seems too few. Mr. Bitar stated that the number of ADA spaces is dictated by the Building Code. Mr. Davis clarified that the Code requires no parking spaces, but he advocated to have more than Code requires. He assured members that he would exceed the Code on any ADA parking requirements. Ms. Damaser stated that she likes the parking plan. The number of ADA parking spaces will be determined by the Building Code. Mr. Jewell noted that they could incorporate a valet parking service, if needed. Mr. Davis responded that the City and Historic District are working on a Valet Plan for the District. Ms. Damaser moved, Ms. Patt-McDaniel seconded approval of the Parking Plan with no conditions. Vote: Ms. Cooper, yes; Mr. Jewell, yes; Ms. Patt-McDaniel, yes; Ms. Damaser, yes; Mr. Cotter, yes. [Motion carried 5-0.] Architectural Review Board DRAFT Meeting Minutes of September 25, 2024 Page 13 of 16   [5-minute break.] Meeting reconvened. Board Discussion [resumed] Mr. Bitar suggested that the Board discuss and vote on the waivers. Then, if Mr. Davis indicates he has no objection to the 11 conditions, they could vote on the Preliminary Development Plan (PDP) and the rezoning. Ms. Cooper moved, Ms. Damaser seconded approval of a Waiver: From Code Section 153.174(j)(1): Permitted materials are stone, manufactured stone, full depth brick, brick veneer…. Other high-quality synthetic materials may be approved by the Board with examples of successful high-quality installations in comparable climates. To Permit: The use of TimberTech for decks and staircases (62 N. Riverview Street and the New Building). Vote: Mr. Jewell, yes; Ms. Cooper, yes; Ms. Damaser, yes; Ms. Patt-McDaniel, yes; Mr. Cotter, yes. [Motion carried 5-0.] Ms. Cooper moved, Ms. Damaser seconded approval of a Waiver: From Code Section 153.174(D): Windows shall be wood, metal-clad wood, or vinyl-clad wood. ARB may approve high quality synthetic materials with examples of successful, high quality installations in comparable climates; windows shall have architecturally appropriate lintels and projecting window sills. To Permit: The use of Aluminum Windows with no lintels and projecting trim (62 N. Riverview Street – North Addition and New Building). Vote: Mr. Jewell, yes; Ms. Patt-McDaniel, yes; Ms. Cooper, yes; Ms. Damaser, yes; Mr. Cotter, yes. [Motion carried 5-0.] Mr. Jewell moved, Ms. Damaser seconded approval of a Waiver: From Code Section 153.174(B)(4)(c): Principal roofs shall not be sloped less than 6:12; minor roofs shall have a pitch greater than 3:12… unless determined to be architecturally appropriate by ARB. To Permit: Shallower roof pitches at porches, canopy and altered/rebuilt additions at 37, 45, 53 and 62 N. Riverview Street. Vote: Ms. Cooper, yes; Ms. Damaser, yes; Ms. Patt-McDaniel, yes; Mr. Cotter, yes; Mr. Jewell, yes. [Motion carried 5-0.] Mr. Cotter inquired if the applicant had any objection to the proposed conditions for approval. Mr. Davis indicated he had no objections. Ms. Damaser moved, Mr. Jewell seconded approval of the Preliminary Development Plan (PDP) with the following 11 conditions: Architectural Review Board DRAFT Meeting Minutes of September 25, 2024 Page 14 of 16   1) That the individual parts of the three parcels to be conveyed to the applicant on the east side of N. Riverview Street be combined into one parcel in order to meet the minimum lot size requirements. 2) That bicycle parking requirements be met with details to be provided at Final Development Plan (FDP). 3) That tree preservation and landscape plans be finalized at FDP, including any alternatives to the street tree requirements. 4) That reconstruction of the historic stone wall on the east side of N. Riverview Street be maximized to the extent possible, with details provided at FDP. 5) That the surface below the new building’s southern gable on the west elevation be further articulated at FDP to better correspond to its surroundings and address applicable Code standards. 6) That the roof details of the north addition at 62 N. Riverview Street be refined to better relate to the existing structure and that the mass of the patio roof on the east side be reduced at FDP. 7) That the applicant continue to work with staff on refining the design and material details, as noted in the Planning Report, for the structures at 37, 45, 53, and 62 N. Riverview Street to be provided at FDP. 8) That additional information about the proposed composite slate roof for the new building be provided at FDP to help determine whether a Waiver allowing its use is warranted. 9) That the design details of the proposed plaza and kiosk be provided at FDP. 10) That the design details of the patios at the rear of 37, 45 and 53 N. Riverview Street be provided at FDP, including any associated structures, fences, pergolas or other features. 11) That the location of the proposed shed at the rear of 53 N. Riverview Street be adjusted at FDP to meet the setback/Waiver requirements, or that the shed be excluded from the FDP approval. Vote: Ms. Patt-McDaniel, yes; Ms. Damaser, yes; Mr. Jewell, yes; Ms. Cooper, yes; Mr. Cotter, yes. [Motion carried 5-0.] Ms. Cooper moved, Ms. Damaser seconded approval of a recommendation to the Planning and Zoning Commission (PZC) to recommend City Council approval of the rezoning with no conditions. Vote: Mr. Jewell, yes; Ms. Patt-McDaniel, yes; Ms. Cooper, yes; Ms. Damaser, yes; Mr. Cotter, yes. [Motion carried 5-0.] Ms. Patt-McDaniel requested confirmation that the east parking garage was always intended to provide public parking spaces for the area businesses as well as parking for the Bridge Park West unit owners. Mr. Bitar responded that was his understanding.