HomeMy WebLinkAboutOrdinance 36-25RECORD OF ORDINANCES
BARRETT BROTHERS - DAYTON, OHIO Form 6220S
Ordinance No, ——____ Passed 36-25
REZONING 21.523 ACRES FROM R-1, RESTRICTED
SUBURBAN RESIDENTIAL DISTRICT; PCD, PLANNED
COMMERCE DISTRICT (7315 SAWMILL ROAD); PCD,
PLANNED COMMERCE DISTRICT (MILCO OFFICE PARK);
AND PUD, PLANNED UNIT DEVELOPMENT DISTRICT
(NORTHEAST QUAD) TO PUD, PLANNED’ UNIT
DEVELOPMENT DISTRICT (BEACON CCRC); AND
REZONING 0.051 ACRES FROM PCD, PLANNED COMMERCE
DISTRICT (7315 SAWMILL ROAD) TO PCD, PLANNED
COMMERCE DISTRICT (MILCO OFFICE PARK); AND A
PRELIMINARY DEVELOPMENT PLAN FOR THE
CONSTRUCTION OF A CONTINUUM OF CARE RETIREMENT
FACILITY AND ASSOCIATED SITE IMPROVEMENTS AND
AMENITIES (CASE 23-125Z-PDP)
WHEREAS, Rezoning and a Preliminary Development Plan for the acreage
hereinafter described have been proposed along with a Development Text to facilitate
the construction of a continuum of care retirement facility; and
WHEREAS, notice of a public hearing has been duly advertised and the public
hearing has been held before the Council of the City of Dublin; and
WHEREAS, the Planning and Zoning Commission has recommended approval of the
rezoning and Preliminary Development Plan; and
WHEREAS, the rezoning, and Preliminary Development Plan are in the interest of
the general welfare of the citizens of the City of Dublin;
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 containing 21.523 acres, more or
less (see attached legal description [EXHIBIT A] and parcel exhibit [EXHIBIT A-1]),
situated in the City of Dublin, State of Ohio, is hereby rezoned PUD, Planned Unit
Development District (Beacon CCRC), 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 following described real estate containing 0.051 acres, more or less
(see attached legal description [EXHIBIT B] and parcel exhibit [EXHIBIT B-1]),
situated in the City of Dublin, State of Ohio, is hereby rezoned PCD, Planned
Commerce District (Milco Office Park), 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 3. The application, including the list of contiguous and affected property
owners, and the recommendation of 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 4. This Ordinance shall take effect and be in force from and after the
earliest period permitted by Law.
ali wa eps — Hasust , 2025.
Mayor - Presiding Officer
ATTE Capers
Clerky6y/Coungtt ()
To: Members of Dublin City Council
From: Megan D. O’Callaghan, P.E., City Manager
Date: August 5, 2025
Initiated By: Jennifer M. Rauch, AICP, Director of Community Planning & Development
Bassem Bitar, AICP, Deputy Director of Planning
Re: Ordinance 36-25 - Rezoning 21.523 acres from R-1, Restricted Suburban
Residential District; PCD, Planned Commerce District (7315 Sawmill Road); PCD,
Planned Commerce District (Milco Office Park); and PUD, Planned Unit
Development District (Northeast Quad) to PUD, Planned Unit Development
District (Beacon CCRC); and rezoning 0.051 acres from PCD, Planned
Commerce District (7315 Sawmill Road) to PCD, Planned Commerce District
(Milco Office Park); and a Preliminary Development Plan for the construction of
a continuum of care retirement facility and associated site improvements and
amenities (Case 23-125Z-PDP).
Summary
This is a request for review and approval of rezoning eleven parcels and part of a twelfth, totaling
21.523 acres, from various zoning districts to PUD, Planned Unit Development District (Beacon
CCRC), and a Preliminary Development Plan and Development Text to allow for the construction of
a continuum of care retirement facility. The development would include the phased construction of
four buildings, along with associated site improvements and approximately 13.5 acres of open
space. The request also includes rezoning a 0.051-acre tract from PCD, Planned Commerce District
(7315 Sawmill Road), to PCD, Planned Commerce District (Milco Office Park). This tract is currently
owned by the applicant but would be conveyed to the adjacent office park in exchange for the
northern (“panhandle”) portion of the office park’s property.
Background
Site Summary
The site is located along the north side of Bright Road, generally between Sawmill Road and
Emerald Parkway. It is surrounded by Lifetime Fitness to the north, commercial uses in the City of
Columbus to the east (across Sawmill Road), single-family residential uses to the west (across
Emerald Parkway), and mixed residential uses and an entrance to Mount Carmel Hospital to the
south (across Bright Road). The Milco Office Park is located south and east of the site at the
intersection of Bright and Sawmill Roads. The site contains three vacant structures, all originally
built as single-family homes. Several other homes once existed along the Sawmill and Bright Road
frontages. Three parcels at the southwest corner of the site are owned by the City of Dublin and
will be conveyed to the applicant through a development and land exchange agreement
(Ordinance 37-25).
An important site feature is Billingsley Creek (also known as Wright Run), which runs along its
northern portion within a floodplain. The stream corridor and the northwest portion of the site are
heavily wooded, while the remainder of the site includes small clusters of trees, most notably at
Office of the City Manager
5555 Perimeter Drive • Dublin, OH 43017
Phone: 614-410-4400 • Fax: 614-410-4490 Memo
Memo re. Ord. 36-25 Beacon CCRC - Rezoning
August 5, 2025
Page 2 of 10
the southwest corner near Emerald Parkway. The site grading drops in two directions: from Bright
Road toward Billingsley Creek, and from Sawmill Road toward Emerald Parkway.
Case History
2020-2022
The Planning and Zoning Commission (PZC) reviewed and provided non-binding feedback on
concept plans for the site in January 2020, November 2021, and January 2022 (Case 19-115CP).
PZC members, staff, and members of the public also visited the site in October 2021. The initial
concept included several buildings up to 5 stories in height distributed across the entire site. The
second version included an additional 18-acre parcel southwest of the roundabout at Emerald
Parkway and Bright Road and incorporated senior villas and flats. In both cases, PZC members
supported the proposed senior housing and healthcare uses, including the opportunity for creating
a health and wellness district complementing the new Mount Carmel Hospital. However, the
Commissioners expressed concerns about density, architectural style, and building height/locations
and noted that the villas and flats (as residential uses) did not align with the Community Plan. PZC
members highlighted the importance of Billingsley Creek as a community amenity and
recommended preservation of the northwest corner of the site as open space.
The third version was limited to the area of the original concept (north of Bright Road) and
included three buildings organized along the Billingsley Creek corridor, with heights varying from 3
to 4 stories and parking underneath. Two small one-story office buildings were shown flanking the
bright Road entrance. The northwest and southwest portions of the site were kept as open space.
PZC members expressed support for the revisions, especially the reduction in density and
recognition of existing natural features, and encouraged furtherance of the architectural and site
design.
2025
On May 1, 2025, PZC reviewed and recommended to City Council approval of a request for
rezoning and Preliminary Development Plan with conditions (Case 24-125Z-PDP).
Neighborhood Engagement
Since the initiation of the project in 2019, the applicant has met with the leadership and
membership of the East Dublin Civic Association (EDCA) on numerous occasions to obtain
feedback. Presentations were made to EDCA on November 16, 2022 and May 8, 2024. Revised
plans for Building 2 were sent to EDCA on July 21, 2024. Members of EDCA also participated in the
above-noted PZC site tour on October 18, 2021. In addition, the applicant met with some of the
neighbors on site to discuss their ideas about native landscaping. A meeting also took place with
Lifetime Fitness. According to the applicant, there was a great deal of support each time. One
participant expressed opposition to any future development of the northwest corner of the site.
Process
As outlined below, Rezoning and Preliminary Development Plan (PDP) approval is the second step
in a three-step process for the establishment of a Planned Unit Development District (PUD). This
step is heard by both PZC and City Council (CC), with the latter making the final determination. A
PDP establishes the framework for future development, and a rezoning establishes the right to
develop in accordance with the PDP.
1. Concept Plan (CP) – PZC Consideration (non-binding feedback)
2. Rezoning/PDP - PZC Recommendation, CC Determination
Memo re. Ord. 36-25 Beacon CCRC - Rezoning
August 5, 2025
Page 3 of 10
3. Final Development Plan - PZC Determination
City Plans and Policies
Community Plan
The Community Plan is a key policy document used to guide decision-making regarding the future
of the natural and built environment within Dublin. It assists in evaluating development proposals
and helps ensure that proposed development supports the community’s long-term objectives.
Future Land Use
The recommended future land use (FLU) for the majority of this site is Neighborhood Office (NO),
which envisions small-scale office developments with frontage along major collectors to provide
transitions to existing residential neighborhoods. Principal uses include office, medical office, and
institutional office. Supporting uses include civic and institutional (including assisted living). The
density is generally not to exceed 9,500 square feet per acre. Buildings are envisioned to be 1-2
stories in height, clustered with a residential character, and buffered from residential uses. They
are to be set back from the street with an architectural design that takes cues from adjacent
neighborhoods. Street trees, extensive landscape buffers within setbacks, and shared use paths
are expected. Small, shared surface parking landscaped and screened from the street is
recommended.
The northwest corner of the site (approximately 5 acres) is located within the Parks/Open Space
(P) FLU, which is intended for public or privately-owned parks and recreational uses, or land meant
to be preserved in a natural state. Principal uses include parks, recreation, stormwater facilities
and natural areas. Supporting uses include civic buildings.
Multimodal Thoroughfare Plan
The multimodal thoroughfare plan within the Envision Dublin Community Plan assigns the following
designations to the streets surrounding the proposed development:
• Emerald Parkway: Commuter Boulevard – Traditional Dublin character; Corridor of
Significance; 100’ right of way. The use of medians, 100’ landscaped setbacks with
mounding, ponds and water features is envisioned. Emerald Parkway in this vicinity
consists of four lanes with a landscaped median, a sidewalk on the east side, and a shared
use path on the west side.
• Bright Road: Neighborhood Boulevard – River Corridor character; 100’ right of way. Smaller
setbacks (60-100 feet) are envisioned, along with water features, woodland plantings and
landforms to create topographic change. Bright Road in this area has recently been
widened from two to four lanes with a landscaped median, a sidewalk on the north side
and a shared use path on the south side.
• Sawmill Road: Arterial (no character assignment); 120’ right of way. Sawmill Road in this
area consists of 6 lanes, including a center turn lane.
Special Area Plan: Emerald Corridor
While the future land use plan ensures compatible and coordinated growth throughout Dublin, in
key areas of the city where substantial development or redevelopment activity is likely, special
area plans provide an illustrative framework for additional design guidance for development. The
plans are general guides for future development and are not necessarily to be interpreted or
applied literally. The subject site is located within the Bright/East Emerald Subarea of the Emerald
Memo re. Ord. 36-25 Beacon CCRC - Rezoning
August 5, 2025
Page 4 of 10
Corridor. The Plan recommendations for this subarea that are relevant to this proposal include the
following:
• Preserve important archaeological and natural features, which includes Billingsley Creek.
• Maintain expectations for appropriate, high-quality development. This includes providing an
appropriate scale and architectural style near residential areas.
The plan also calls for protecting the green character along Emerald Parkway, the stream corridor,
the ravine and existing woodland areas.
Proposal
Site Layout
The site is divided into two subareas:
Subarea A (South of Billingsley Creek): The site layout in this subarea includes three 4-story
buildings with underground parking located along Billingsley Creek in the north portion of the site,
and a single-story memory care facility near the Bright Road entrance. A small building housing the
water meter is also proposed near this entrance. Drop-off drives incorporating surface parking are
included at each building’s entrance. An emergency vehicle access drive is proposed along the
north side of the larger buildings and would double as a pedestrian path. It would also provide
access to the underground parking at limited locations. Additional surface parking is proposed
south and west of the larger buildings. Several interior and exterior landscaped courtyards with
amenities are distributed around the site, with most of the exterior ones oriented towards the
Billingsley Creek corridor. The southwest corner of the site includes two large stormwater ponds at
different grades, allowing for naturalized stormwater overflow. Six-foot-wide pedestrian paths are
proposed throughout the site and around the ponds.
Subarea A is proposed to be developed in four phases, with the majority of the site improvements
occurring as part of the first phase. As noted in the development text, each phase is required to
provide adequate provisions for access, parking, stormwater management, utilities, and
improvements to serve the development. Each phase is also to include temporary and/or
permanent transitional features, buffers, or protective measures to prevent any adverse impacts
on completed phases, future phases, and adjoining properties.
• Building 1 (Phase 1): This building is located at the center of the site along Billingsley
Creek. It would provide approximately 138 Independent and Assisted Living units and
would also function as the primary activity center with an indoor pool, underground
parking, a conditioned greenhouse at the upper level, an auditorium, dining venues,
pickleball courts, and other indoor and outdoor amenities. The building would consist of 4
stories above one level of parking and would encompass approximately 221,000 square
feet (including 88,000 square feet of common space).
• Building 2 (Phase 2): This building is the one-story Memory Care building located near the
main entry off Bright Road. It would include around 32 units in two separate
“neighborhoods”, each with private rooms and indoor and outdoor common spaces. The
total area would be approximately 29,000 square feet, including around 17,000 square feet
of common space.
• Building 3 (Phase 3): This four-story building would be located near the Sawmill Road
frontage and accommodate approximately 36 Memory Care units and 85 Independent
and/or Assisted Living units. It would include one level of underground parking, and a
tunnel at the parking level would provide connectivity to Building 1. The overall building
Memo re. Ord. 36-25 Beacon CCRC - Rezoning
August 5, 2025
Page 5 of 10
area would be approximately 168,000 square feet, including around 80,000 square feet of
common space.
• Building 4 (Phase 4): This structure would house around 84 larger Independent Living units
geared towards the most active residents. It would be attached to Building 1 at all four
levels, including the underground parking. The total area is approximately 138,000 square
feet, of which around 44,000 square feet would be dedicated to common space.
Subarea B (Northwest Corner of Site): Per a condition of PZC’s recommendation of approval,
development of this wooded area would be limited to regrading for compensatory cut on its
eastern side to make up for limited fill in the floodplain on the opposite side of Billingsley Creek
(near Buildings 1 and 4). The fill is needed to facilitate the construction of the emergency vehicle
access drive north of the buildings. A temporary access drive to enable the regrading work would
also be permitted, as would walking paths and similar amenities. Previous references to future
development of this subarea have been removed from the development text.
Traffic, Access, and Circulation
The applicant has completed and submitted a Traffic Impact Study (TIS) which was reviewed by
both the City of Dublin and City of Columbus given the latter’s jurisdiction over Sawmill Road. The
TIS, which was finalized after the PZC review, indicates that a southbound right turn lane is
warranted along Sawmill Road in the future at the existing right-in/right-out shared drive north of
Bright Road. Accordingly, the applicant will be required to dedicate the needed right-of-way at the
time of Final Development Plan (FDP) approval by PZC. This is reflected in updates to the
development text as well as a separate Infrastructure Agreement (Ordinance 38-25). The updated
language requires the applicant to submit a memorandum re-evaluating the warrant for the turn
lane prior to applying for occupancy permits for Building 3, or upon reaching a total of 300
occupied units, whichever comes first. The memorandum is subject to review and approval by the
City of Dublin and the City of Columbus. If the evaluation determines that the turn lane is
warranted, the applicant will be responsible for the design and construction of the turn lane prior
to applying for occupancy permits for Building 4. The Infrastructure Agreement also requires the
applicant to reimburse the city for the cost of project-related portions of the capital improvements
completed in the area.
The site’s primary access is through a curb cut along Bright Road, opposite the Mount Carmel
Hospital Bright Road entrance. This curb cut and an eastbound left turn lane into the site were
recently constructed as part of the capital improvement project. Secondary access from Sawmill
Road would be shared with the Milco Office Park at the existing right-in/right-out curb cut noted
above.
The internal drives would be private, with pavement widths of 24 feet except for the emergency
access drive, which would vary from 22 ‘to 26’. Most of the drives would be constructed as part of
Phase 1, with the remainder added in future phases as needed. The Washington Township Fire
Department is satisfied with the circulation. Final details will be examined at the FDP stage.
The pedestrian circulation plan includes 6’-wide sidewalks and walkways throughout the site. A
condition of the PZC recommendation of approval was that the sidewalk along Sawmill Road be
asphalt with a meandering character to match the existing sidewalk character to the north.
Memo re. Ord. 36-25 Beacon CCRC - Rezoning
August 5, 2025
Page 6 of 10
However, a sidewalk with a straight alignment was installed as part of the public improvements,
making this condition is no longer applicable.
Open Space, Tree Preservation, and Landscaping
The proposal includes significant open space and natural feature preservation, including the
Billingsley Creek corridor and most of the Emerald Parkway frontage. A variety of courtyards,
pocket parks, and gardens are also proposed throughout the site. As detailed in the application
materials and development text, these would accommodate various degrees of activity ranging
from relaxation to pickleball. The largest of these spaces is proposed on the north side of the site,
complementing the creek corridor. With Subarea B remaining undeveloped, over 62% of the site
would be dedicated to open space.
Tiered ponds are proposed at the southwest corner of the site, complemented by walking trails,
stone walls, and an existing large tree stand. This is consistent with the objectives of the Emerald
Corridor special area plan and Emerald Parkway’s envisioned Traditional Dublin Character as
outlined in the thoroughfare plan.
Due to the sitework and grading needed to provide accessible access to all buildings, most of the
trees within the center of the site would be removed. However, the majority of trees along the
Billingsley Creek corridor and the Emerald Parkway frontage would be preserved. The applicant is
requesting a tree waiver as part of the rezoning and PDP approval and has incorporated the
requirements in the application materials, including a detailed tree survey, tree preservation plan,
and commitments in the development text. The waiver eligibility requirements are outlined in the
City’s Tree Waiver Policy and include the following:
1. Site layout must preserve at least 50% of the Priority 1 trees (18” and over diameter) and
50% of the landmark trees on site (trees must be in good or fair condition). Compliance is
measured based on inches preserved.
2. Protected trees have not been removed from the site without a Tree Removal Permit.
Based on the information provided by the applicant, these criteria are met, especially with the
preservation of most of Subarea B in its natural state. Final details will be further scrutinized at the
FDP stage.
The proposal includes mounding in front of the buildings closest to Bright and Sawmill Roads
landscape details for each phase of development. Final details will be considered at FDP.
Stormwater and Utilities
The applicant has submitted a floodplain analysis, a sanitary study, a hydrologic and hydraulic
analysis, a stormwater management report, and other utility details. Engineering staff has provided
various comments that will need to be addressed as the plan moves through the FDP and Site
Permit review processes.
Development Text
Land Use
The text outlines the development standards that would govern the site improvements, including a
list of permitted principal, accessory, and temporary uses. The principal uses include Independent
Memo re. Ord. 36-25 Beacon CCRC - Rezoning
August 5, 2025
Page 7 of 10
Living, Assisted Living, Memory Care, Adult Daycare, Skilled Nursing, Hospice, Rehabilitation &
Physical Therapy, and Health, Fitness & Wellness Facilities. Accessory uses include supporting
services and amenities, while temporary uses are associated with construction activities.
The proposed uses are consistent with the health and wellness theme that PZC supported for this
site, especially given the proximity to the new Mount Carmel Hospital and the Lifetime Fitness
facility. They are also generally consistent with the intent of the Neighborhood Office FLU.
Density and Lot Coverage
The proposed development would include a total of 555,857 square feet of building area, which
equates to a density of approximately 26,000 square feet per acre. This exceeds the recommended
density of the Neighborhood Office FLU of 9,500 square feet per acre. However, the proposed
retirement community use, with 375 units and related health and wellness amenities, is a low-
intensity use, and the appropriateness of higher density was acknowledged during the various PZC
reviews, especially given the increased synergy among uses as the plan developed.
After the PZC meeting, the applicant made a minor adjustment to the language pertaining to the
number of units per phase to allow for flexibility in the distribution of units and amenity spaces.
However, the total number of units continues to be limited to 375, so there is no impact on the
project density.
The cumulative building footprint is proposed at approximately 165,000 square feet (18% of the
total site area). The total impervious lot coverage, including surface parking, drives, sidewalks,
paths and other hard surfaces, is slightly less than 40%. The development text states that any
additional lot coverage shall not exceed 47% of the site area to account for the more detailed
design at FDP.
Setbacks
The development text includes minimum building and pavement setbacks from the rights-of-way
of the three surrounding roadways. The setback lines are also depicted in the PDP drawings. In
some cases, the actual setback of a building or pavement, as shown in the drawings, is larger than
the minimum setback. The table below outlines the proposed setbacks (“Text”) and the actual
building or pavement placement shown in the drawings (“PDP”). The table also includes the
recommended minimum setback in the thoroughfare plan based on the respective corridor
character. To address one of the conditions of PZC’s recommendation of approval, the applicant
has amended the development text to increase the minimum building and pavement setbacks
along Emerald Parkway to 100’ (they were previously proposed at 50’ for buildings and 30’-50’ for
pavement). The table reflects the updated figures.
Building Setback Pavement Setback Thoroughfare
Plan Street Text PDP Text PDP
Sawmill Road 50’ ±70-79’ 50’ N/A N/A
Bright Road 50’ ±50’ 50’ ±80’ 60-100’
Emerald Parkway (Subarea A) 100’ N/A 100’ N/A 100’
Emerald Parkway (Subarea B) 100’ N/A 100’ N/A 100’
Memo re. Ord. 36-25 Beacon CCRC - Rezoning
August 5, 2025
Page 8 of 10
As can be seen, the Memory Care building along Bright Road would be placed near the proposed
50’ setback line, which is slightly less than the recommended 60-100’ setback for the River
Corridor Character. However, the roadway section along this segment of the street is wider than
contemplated in the thoroughfare plan, and the setback is larger than that of the adjacent
buildings in the Milco Office Park. The proposed setback along Sawmill Parkway is also generally
consistent with the existing development pattern in the area. Accordingly, PZC determined that the
proposed setbacks along both roadways were appropriate.
The text and drawings also include setbacks from other property lines as follows:
Property Line Building Setback Pavement Setback
Milco Office Park, West Property Line 19’ 4’
Milco Office Park, North Property Line 40’ 4’
Lifetime Fitness, South Property Line 80’ 50’
Lifetime Fitness, West Property Line 50’ 20’
PZC was supportive of these setbacks, provided adequate screening is provided along the west
property line of the Milco Office Park at FDP. The floodplain restrictions further regulate the
placement of buildings and pavement near the Lifetime Fitness property lines.
Architecture and Building Height
The three 4-story buildings are proposed to reflect a “soft contemporary” architectural style with
mostly traditional materials and proportions. They would include varied massing, balconies, flat
roofs with parapets, roof terraces, and entry canopies. The memory care building would include a
combination of hipped and flat roofs, reflecting a more traditional character, which is also
employed in the design of the water meter building. All structures would have four-sided
architecture with emphasized entrances.
The development text includes lists of primary and secondary building materials, with a stipulation
that primary materials make up a minimum of 80% of the exterior materials for all elevations. The
primary materials include brick and mortar, natural and fabricated stone, curtain wall, and
windows. Secondary materials include fiber cement and AZEK/PVC (or equivalent) siding. Vinyl
siding is prohibited. The text further includes descriptions of materials to be used for windows,
doors, trim, roofing, decking, railings and other building elements. All are complementary to each
other and the overall architectural theme. A materials sheet is included with the drawings
reflecting earth tone colors, including three brick colors. More details are expected at FDP.
The text also includes maximum building height standards as follows:
Building Maximum Height
Principal Entry Level
Maximum Height
Parking Level
Multi-Story Buildings (1, 3 & 4) 55’ 65’
Memory Care Building (2) 35’ (to roof peak) N/A
Water Meter Building 25’ (to roof peak) N/A
Memo re. Ord. 36-25 Beacon CCRC - Rezoning
August 5, 2025
Page 9 of 10
While the buildings are large, their mass is appropriately broken into smaller components that
surround courtyards and open spaces. The taller buildings are also set back on the site and away
from the nearby residential neighborhoods.
Parking
The applicant has provided a summary of the required parking spaces for each building (based on
Code standards), as well as the number of proposed parking spaces as follows:
Building Required
Parking
Proposed Parking
Surface Structured Total
Building 1 (Independent/Assisted Living) 131 84 109 193
Building 2 (Memory Care) 21 23 N/A 23
Building 3 (Memory Care/Assisted/Indp.) 51 0 101 101
Building 4 (Independent Living) 92 39 86 125
Total 295 146 296 442
Based on these figures, approximately 67% of the parking spaces would be structured.
The details will be further refined at FDP, but the development text sets a minimum
number of parking spaces of 425 and a maximum of 490. Most spaces would be standard
9’x19’ ones, but the text also allows up to 20 compact spaces (8’x16’), and up to 20
stacked spaces. In addition, Buildings 1, 3, and 4 would have a minimum of 2 electric car
charging stations. Bike parking would be provided at the rate of 1 bicycle space per 20 car
spaces.
Signage and Lighting
Signage and lighting details will be provided at FDP.
Development Text Amendments
As noted above, the applicant has made several changes to the development text since the PZC
review, mostly to address the conditions of approval and the findings of the TIS. The changes are
reflected in a redlined version included with the application materials.
Recommendation of the Planning and Zoning Commission
At its May 1, 2025 meeting, the Planning and Zoning Commission recommended approval of the
Rezoning/PDP to City Council with the following conditions:
1) The development of Subarea B is limited to the floodplain compensatory cut, temporary
construction entrance, walking paths, and similar amenities, and references to any other
development in this subarea are to be removed from the development text.
2) The Traffic Impact Study should be finalized prior to City Council review, and the applicant
is responsible for the cost of any off-site improvements, as determined by the study.
3) The on-site alignment of the entry drive off Bright Road should be further refined at the
Final Development Plan (FDP) stage to minimize conflicts, add a focal point, and achieve a
more curvilinear design.
Memo re. Ord. 36-25 Beacon CCRC - Rezoning
August 5, 2025
Page 10 of 10
4) That an asphalt path with a meandering alignment be incorporated along Sawmill Road as
part of Phase 1 of the project, and that any easements needed to accommodate it be
granted by the applicant.
5) That separated pedestrian paths be provided along the emergency access drive where
entries to the structured parking are located.
6) That the development text be modified to increase the building and pavement setbacks
along Emerald Parkway to a minimum of 100 feet.
7) Refine building elevations to reflect vertical building material transitions at inside corners,
consistent with the development text.
8) The applicant should continue to work with Engineering staff to address comments as the
plan moves through the FDP and Site Permit review process.
Conditions 1, 2, and 6 have been addressed through development text amendments and a
separate Infrastructure Agreement. Condition 4 is no longer applicable. Conditions 3, 5, 7, and 8
are required to be addressed at FDP.
Recommendation
Approval of Ordinance 36-25 at the second reading/public hearing on August 25, 2025.
1
(21.523 Acres)
2
1.Red Outline- Final
Project Property
21.523 Acres
2.Existing Office Park
Land that will
become part of the
final Project 21.523
acres.
3.Part of the existing
Sawmill Parcel 273-
008761 to be
combined with the
existing Office park
Parcel 273-009469
3
Sawmill Parcel
273-008761
Office Park Parcel
273-009469
Parcel Description
21.523 Acre
North of Bright Road
West of Sawmill Road
-1-
Situated in the State of Ohio, County of Franklin, City of Dublin, Section 2, Township 2N, Range 19W, United
States Military Lands, being part of the tract of land conveyed to Miller Investments Co. of record in Instrument
199806250157989, said tract also being part of Lot 1 of Millco Office Park of record in Plat Book 87, Page 74,
being all of the remainder of an Original 1.29 acre tract of land conveyed to S & K Real Property LLC of record in
Instrument Number 202010070153713, being all of the remainder of the Original 1.755 acre tract of land conveyed
to S & K Real Property LLC of record in Instrument Number 202007130100544, being all of the remainder of an
Original 1.574 acre tract of land described as Tract II, being all of the remainder of an Original 1.662 acre tract of
land described as Tract I and being all of the remainder of the Original 1.743 acre tract of land described as Tract III
and all three tracts being conveyed to S & K Real Property LLC of record in Instrument Number 202204180059847,
being all of the remainder of an Original 1.385 acre tract of land described as Parcel I and all of the remainder of an
Original 1.480 acre tract of land described as Parcel II both being conveyed to the City of Dublin, Ohio of record in
Instrument Number 201209200140723, being all of the remainder of an Original 1.244 acre tract of land described
as Parcel II as conveyed to the City of Dublin, Ohio of record in Instrument Number 201212030184432, being part
of a tract of land conveyed to S & K Real Property LLC of record in Instrument Number 202204180059847, said
tract being part of Lot 5 of Emerald Phase 5B Subdivision of record in Plat Book 110, Page 47, being all of the
remainder of an Original 3.272 acre tract of land conveyed to S & K Real Property LLC of record in Instrument
Number 202006240090855 and being part of an Original 2.591 acre tract of land conveyed to S & K Real Property,
LLC of record in Instrument Number 202001140006065, said 21.523 acres more particularly described as follows:
Beginning for Reference, at found monument “FCGS 6656”, said monument being in the centerline of Bright Road
(R/W-Varies) at the westerly end of Bright Road as shown on the Franklin County plans for S.H. 70 (Sawmill Road)
created in 1987, said monument also being N 88° 41’ 13” W, 490.88 feet along the centerline of Bright Road from
found monument “FCGS 7739” and said monument also being at the southwesterly corner of a 0.720 acre tract of
land described as 12WD and conveyed to the Franklin County Commissioners of record in Official Record
10522D02;
Thence S 89° 44’ 41” W, along said centerline of Bright Road (R/W-Varies), 99.74 feet to a pk nail set at an angle
point thereof;
Thence N 00° 11’ 22” W, across said the right-of-way line of Bright Road (R/W-Varies), along the easterly line of a
0.424 acre tract of land described as Parcel 14-WD1 and conveyed to the City of Dublin, Ohio of record in
Instrument Number 202403120024058, 49.68 feet to iron pin set at the northeasterly corner of said Parcel 14-WD1,
being in the westerly line of said Miller Investments tract and said Lot 1, being the current southeasterly corner of
said Original 1.29 acre tract and being in the northerly right-of-way line of said Bright Road, the True Point of
Beginning;
Thence along the current southerly line of said Original 1.29 acre tract, said Original 1.755 acre tract, said Original
1.743 acre tract, said Original 1.662 acre tract, said Original 1.574 acre tract, along the northerly line of said Parcel
14-WD1 and along said northerly right-of-way line, the following four (4) courses:
N 89° 44’ 40” W, 70.17 feet to an iron pin set at a point of curvature;
with a curve to the left, having a central angle of 09° 22’ 54” and a radius of 1550.00 feet, an arc length of
253.80 feet, a chord bearing and chord distance of S 84° 59’ 18” W, 253.52 feet to an iron pin set;
S 80° 22’ 08” W, 62.65 feet to an iron pin set at a point of curvature;
with a curve to the right, having a central angle of 04° 35’ 42” and a radius of 1450.00 feet, an arc length of
116.29 feet, a chord bearing and chord distance of S 82° 40’ 00” W, 116.25 feet to an iron pin set at the
current southwesterly corner of said Original 1.574 acre tract, being the northwesterly corner of said Parcel
14-WD1 and being in the easterly line of a 0.216 acre tract of land conveyed as Parcel 22-WD2 to the City
of Dublin, Ohio of record in Instrument Number 201403260037288;
Thence N 00° 09’ 46” W, along the current westerly line of said Original 1.574 acre tract and along the easterly line
of said 0.216 acre tract, 34.91 feet to a 5/8-inch iron pipe found with a cap inscribed “Burgess & Niple” at the
northeasterly corner of said 0.216 acre tract, the current southeasterly corner of said Original 1.480 acre tract and
being in then northerly right-of-way line of said Bright Road (R/W-Varies);
Thence along the current southerly lines of said Original 1.480 acre tract, said Original 1.385 acre tract, said
Original 1.244 acre tract, along the northerly lines of said 0.216 acre tract, along the northerly lines of a 0.245 acre
tract of land described as Parcel 22-WD1 as conveyed to the City of Dublin, Ohio of record in Instrument Number
201403260037290 and along the northerly lines of a 0.322 acre tract of land described as Parcel 21-WD as conveyed
to the City of Dublin, Ohio of record in Instrument Number 201403260037290 and along and along said northerly
right-of-way line, the following three (3) courses;
S 87° 08’ 06” W, 257.27 feet to a 5/8-inch iron pipe found with a cap inscribed “Burgess & Niple” at a
point of curvature, (passing two 5/8-inch iron pipes found with caps inscribed “Burgess and Niple” at 99.8
feet and 200.2 feet);
EXHIBIT A
Parcel Description
21.523 Acre
North of Bright Road
West of Sawmill Road
-2-
with a curve to the right, having a central angle of 61° 26’ 03” and a radius of 25.00 feet, an arc length of
26.81 feet, a chord bearing and chord distance of N 62° 09’ 07” W, 25.54 feet to a 5/8-inch iron pipe found
with a cap inscribed “Burgess & Niple” at a point of tangency;
N 31° 26’ 21” W, 29.56 feet to a 5/8-inch iron pipe found with a cap inscribed “Burgess & Niple” at a
current southwesterly corner of said Original 1.244 acre tract, being a northeasterly corner of said 0.322
acre tract and being in the easterly right-of-way line of said Emerald Parkway;
Thence N 00° 11’ 01” W, along a current westerly line of said Original 1.244 acre tract, along the easterly line of
said 0.322 acre tract and along said easterly right-of-way line, 341.02 feet to a 5/8-inch iron pipe found with a cap
inscribed “Burgess & Niple” at an angle point thereof;
Thence N 42° 58’ 11” W, along a current southwesterly line of said 1.244 acre tract and said S & K Real Property
LLC tract (APN: 273-012155), along the northeasterly line of said 0.322 acre tract, a 0.086 acre tract of land
conveyed Parcel 23-WD2 to the City of Dublin, Ohio of record in Instrument Number 201302130026193 and across
said Lot 5, 94.53 feet to a point at a common corner of said S & K tract and said Parcel 23-WD2, being the westerly
line of said Lot 5 and being in the easterly right-of-way line of Emerald Parkway (R/W-Varies) (P.B. 110, Pg. 47),
(witness a 5/8” iron pipe E=0.5’ and S=0.6’ and passing a 5/8” iron pipe with a plastic cap inscribed “Burgess &
Niple” at 7.4’);
Thence along the westerly line of said S & K tract and said Lot 5 and along said easterly right-of-way line, the
following three (3) courses:
N 03° 00’ 13” E, 254.02 feet to an iron pin set at a point of curvature at a common corner thereof;
with a curve to the right, having a central angle of 25° 11’ 16” and a radius of 1150.00 feet, an arc length of
505.55 feet, a chord bearing and chord distance of N 15° 35’ 51” E, 501.49 feet to an iron pin set at a point
of tangency;
N 28° 11’ 29” E, 40.45 feet to an iron pin set at a common corner thereof and being the southwesterly
corner of a 0.194 acre tract of land conveyed to LTF Real Estate Co. Inc. of Instrument Number
200707160124180, said 0.194 acre tract also being “Reserve B” as numbered and delineated upon said plat
“Emerald Phase 5B”;
Thence S 86° 06’ 38” E, along the northerly line of said S & K tract and said Lot 5, along the southerly line of said
0.194 acre tract and said Reserve “B”, 84.05 feet to an iron pin set at a common corner thereof, being in the westerly
line of a tract of land conveyed to Moma Park LLC of record in Instrument Number 201506150079295, said Moma
Park tract being Lot 3 as numbered and delineated upon said plat;
Along the common line of said S & K tract, being said Lot 5 and said Moma Park tract, being said Lot 3, the
following five (5) courses:
with a curve to the right, having a central angle of 14° 45’ 38” and a radius of 1200.00 feet, an arc length of
309.14 feet, a chord bearing and chord distance of S 13° 37’ 40” W, 308.29 feet to an iron pin set at a point
of tangency;
S 68° 59’ 28” E, 218.46 feet to an iron pin set at a point of curvature at a common corner thereof;
with a curve to the left, having a central angle of 21° 15’ 15” and a radius of 600.00 feet, an arc length of
222.57 feet, a chord bearing and chord distance of S 79° 37’ 07” E, 221.30 feet to an iron pin set at a point
of tangency;
N 89° 45’ 15” E, 107.00 feet to an iron pin set at a common corner thereof;
S 00° 14’ 45” E, 65.00 feet to an iron pin set at a common corner thereof and being in the northerly line of
said 1.755 acre tract;
Thence S 81° 08’ 03” E, along the northerly line of said 1.755 acre tract and along the southerly line of said Lot 3,
58.78 feet to an 5/8-inch iron pipe found at the northeasterly corner of said 1.755 acre tract, a southerly angle point
of said Lot 3 and a northwesterly corner of said Original 3.272 acre tract, (passing a 1/2-inch iron pin found bent at
57.9’);
Thence S 89° 51’ 43” E, along the northerly line of said Original 3.272 acre tract and the southerly line of said Lot
3, 699.68 feet to an iron pin set at the current northeasterly corner of said 3.272 acre tract, the northwesterly corner
of a 0.424 acre tract of land described as Parcel 14-WD2 conveyed to the City of Dublin, Ohio of record in
Instrument Number 202403120024058 and being in the westerly right-of-way line of Sawmill Road (R/W-Varies);
Thence along the current easterly lines of said Original 3.272 acre tract, the westerly lines of said 0.424 acre tract
and along said westerly right-of-way line, the following two (2) courses;
Parcel Description
21.523 Acre
North of Bright Road
West of Sawmill Road
-3-
S 02° 34’ 58” W, 29.62 feet to an iron pin set at a common corner thereof;
S 13° 00’ 30” E, 37.21 feet to an iron pin set at a common corner thereof;
Thence S 02° 34’ 58” W, along the current easterly line of said Original 3.272 acre tract and said Original 2.591
acre tract, along the westerly line of said 0.424 acre tract and continuing along said westerly right-of-way line,
280.11 feet to an iron pin set at a current southeasterly corner of said Original 2.591 acre tract and a northwesterly
corner of said 0.424 acre tract;
Thence along the current easterly lines of said Original 2.591 acre tract, the westerly lines of said 0.424 acre tract
and along said westerly right-of-way line, the following two (2) courses;
S 70° 16’ 23” W, 27.02 feet to an iron pin set at a common corner thereof;
S 02° 34’ 58” W, 30.07 feet to an iron pin set at a common corner thereof and being in the northerly line of
said Miller Investments tract and said Lot 3;
Thence N 89° 58’ 37” W, along the southerly line of said Original 2.591 acre tract and the northerly line of said
Miller Investments Co. tract, 423.14 feet, to an iron pin set on the southerly line of said Original 2.591 acre tract and
the northerly line of said Miller Investments Co. tract;
Thence across and through said Original 2.591 acre tract and said Miller Investment Co. tract, the following four (4)
courses:
N 00° 02’ 00” E, 43.72 feet to an iron pin set;
N 90° 00’ 00” W, 110.78 feet to an iron pin set;
S 00° 00’ 00” E, 18.00 feet to an iron pin set;
N 90° 00’ 00” W, 39.62 feet to an iron pin set in the westerly line of said Miller Investments Co. tract and
the easterly line of said 1.29 acre tract;
Thence S 00° 11’ 22” E, along the easterly line of said 1.29 acre tract and the westerly line of said Miller
Investments Co. tract, 386.53 feet to the True Point of Beginning. Containing 21.523 acres, more or less.
The above description was prepared by Advanced Civil Design Inc. on Juen 17, 2025 and is based on information
obtained from the Franklin County Auditor’s and Recorder’s Office and information obtained from an actual field
survey conducted in April of 2020.
All iron pins set are 5/8" diameter rebar, 30" long with a plastic cap inscribed "Advanced".
Bearings are based on the bearing of N88°41'13"W for the centerline of Bright Road between Franklin County
Geodetic Survey monuments 6656 and 7739 (Ohio State Plane Coordinate System, South Zone, NAD83, NSRS
2007) as established using a GPS survey.
All references used in this description can be found at the Recorder’s Office, Franklin County, Ohio.
ADVANCED CIVIL DESIGN, INC.
Z:19-0039-39\Survey\19-0039-39 21.523 ac parcel desc.doc
Bright Road (R/W-Varies)Emerald Parkway
Sawmill Road (R/W-Varies)Bright Road (R/W-60')Bright Road (R/W-35')Inverness Court (R/W-60')Hard Road (R/W-100')Emerald Parkway
21.523 Ac.By SurveyDDDADVANCEDCIVILDESIGNENGINEERSSURVYEORSVICINITY MAP*SITEParcel Exhibit21.523 AcresLegendEXHIBIT A-1
EXHIBIT B
EXHIBIT B-1
1
Index
The Beacon CCRC
Re-Zoning Statement
The Beacon Continuum of Care Retirement Community (CCRC)
Planned Development District (PUD)
Preliminary Development Plan - Development Standards Text
February 26, 2025
July 20, 2025
Overview: Page
1. Overview 2
Summary/Purpose 2
Site & Building Concept 2
Site Description 2
Phasing 3
2. Development Standards 5
General 5
Severability 5
Permitted Uses 5
Density and Lot Coverage 7
Building Height Requirements 7
Building and Pavement Setbacks 7
Architectural Standards 8
Architectural Designs 9
Traffic, Access and Circulation 10
Parking and Loading 1011
Signage and Graphics 1112
Lighting 12
Open Space & Landscaping 12
Tree Preservation 13
Fencing 13
Creek Crossing 1314
Service Structure Screening 14
Utilities 14
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1. Overview
a. Summary/Purpose: The Beacon is a Continuum of Care Retirement Community (CCRC) Planned
Unit Development District intended to address the need for high quality senior living communities.
Larger Continuum of Care Retirement Communities have significant benefits compared to smaller
single level of care facilities. The multiple levels of care allow people to remain close to family and
friends when different levels of care are needed. In addition, they have more residents, which
helps offset the costs of a higher level of services, amenities, and activities which leads to more
participation and socialization that is essential to the health and wellbeing of our seniors.
The unique size and location of our site affords us the opportunity provide a state-of-the-art
Continuum of Care Retirement Community. Underground parking, indoor pool, interior
greenhouses, multiple dining options, ten-foot ceilings, pickleball courts, scenic view, extensive
walking trails are just some of the features that will set us apart and help us achieve our mission to
create an active and social environment to increase the health and wellbeing of our local seniors.
There will be four buildings that will be built in four phases. Phase 1 will be the center building
located along Billingsley Creek and will offer Independent and Assisted Living levels of care. Phase
2 will be a freestanding Memory Care building near the main entry off Bright Road and will allow
us to offer continuum of care at an early stage of development. Phase 3 will be off Sawmill Road
and will offer both Assisted Living and Memory Care. Phase 4 is the building furthest west along
Billingsley Creek, and closest to Emerald Parkway, and will be for the most active Independent
Living residents.
b. Site & Building Concept:
The site is organized to create an open space environment with extensive greenways along Bright
Road, Emerald Parkway and throughout the site. The three primary buildings are located away
from Bright Road and behind Lifetime Fitness. These buildings will have Independent Living,
Assisted Living and Memory Care. They are also connected and have underground parking to
allow residents, staff and guests access to all the facilities through conditioned spaces. A smaller
single-story building is located near the Bright Road entry and will be for memory care residents.
The site is designed to preserve much of the natural environment. Approximately 65% of the
parking is underground. This reduces hardscape lot coverage to approximately 45%, which allows
for extensive open spaces and outdoor amenities that support health and wellness and a higher
quality of life.
c. Site Description:
1. Location and Acreage: The Property consists of 21.523+/- acres located along Bright
Road between Sawmill Road and Emerald Parkway. The parcel identifications
numbers are 273-008405, 273-008761, Part of 273-009469, 273-008676, 273-
008619, 273-008681, 273-008680, 273-008660, 273-008634, 273-008633, 273-008632,
273-012155.
2. Adjacent Properties: The site shares a boundary with Lifetime Fitness to the north.
The east portion of the site is bordered by an existing office park and a strip shopping
3
center across Sawmill Road. The south is bordered by Bright Road and the new
Mount Carmel Hospital. The western boundary is Emerald Parkway with land owned
by the City of Dublin across the road.
3. Existing Conditions & Character: Currently the site is primarily vacant land with 3
houses. The grade slopes in two directions. It slopes from Bright Road to the creek
(north) and from Sawmill Road to Emerald Parkway (east).
The site has a number of large trees. Substantial efforts have been made to save the
majority of the large trees which are located along the creek and near the Bright
Road/Emerald Parkway roundabout.
4. Analysis of Natural Resources: The site is designed to maintain much of the natural
environment along Bright Road, Emerald Parkway and along the existing creek. The
hardscape lot coverage is less than 50% which creates greenways, open spaces along
Bright Road and Emerald and throughout the site.
5. Existing and Proposed Land Use: The Property is currently zoned PUD, PCD and R-1.
The City of Dublin’s recommended land use (as designated in the “Future Land Use
Map”) for the Property is Neighborhood Office/Institutional. The proposed
development is consistent with Dublin’s Future Land use. It is also consistent with
the health and wellness mission of Lifetime Fitness and the new Mount Carmel
Hospital.
6. Existing Vehicular/Pedestrian Access: The site is fronted by Sawmill Road, Bright Road,
and Emerald Parkway.
Bright Road has two existing access points for residential homes. Sawmill Road has
three existing access points. There is a “Shared Use” drive, as well as two other access
points for a vacant office and a previous residential home.
The proposed primary access will be off Bright Road directly across Mount Carmel’s
access. The second access point will be the existing “Shared Use” drive off Sawmill
Road.
7. Utilities: Water & sanitary sewer will be served by existing lines on Bright Rd.
Electric, gas, phone and cable are also available.
d. Phasing: The site is divided into Sub Area A and Sub Area B
1. Sub Area A: Sub Area A is +/- 17 Acres and is located on the Soth Side of Billingsley
Creek. There is a total of four Buildings which will be constructed in four Phases. The
three primary buildings run parallel to the creek at the back (north) of the site. The
fourth building is a smaller single-story Memory Care Building located near the
entrance off Bright Road. The square footages below are approximate and exclusive
of structured parking levels. The initial schedule calls for the construction phasing to
follow the building number sequence. However, the actual construction phasing
may vary based on market demand and other conditions.
The number of units and beds described in each phase may vary, however the maximum
number of units and beds for the entire project shall not exceed 375.
2. Sub-Area B: Sub Area B is +/- 5 Acres and is located on the north side of Billingsley
Creek. Applicant intendsDevelopment shall be limited to develop this area with
additional senior related services described in the Permitted Uses and Accessory
Permitted Uses outlined in this development text. Applicant shall submit a
4
development planthe floodplain compensatory cut, temporary construction entrance,
walking paths and other required documents for Dublin approval at a later datesimilar
amenities.
5
3. Phased Infrastructure: Each phase shall have adequate provisions for access, parking,
storm water management, utilities and other public improvements to serve the
development in accordance with the applicable criteria set forth below. Each phase
shall be provided with temporary and/or permanent transitional features, buffers, or
protective areas in order to prevent any adverse impact on completed phases, future
phases, and adjoining property. Open space areas shall be reasonably proportioned
in each phase of the project, and the proposed construction of any recreation
facilities shall be clearly identified on a phasing plan.
4. Building 1 (Phase 1) Description: Phase 1 (Building 1) is located at the center of the
primary building along Billingsley Creek. The initial levels of care will be Independent
Living and Assisted Living. In addition, Phase 1 will also be the primary activity center
with an indoor pool, underground parking, conditioned greenhouse, auditorium,
multiple dining venues, pickleball courts and many other indoor and outdoor
amenities.
Building 1 Summary
1. Levels of Care: Independent Living and Assisted Living
2. Units: Up to+/- 138
3. Stories: 4 Stories of Residences Over 1 story of Parking
4. Unit Square Footage (approximate): Up to 133,207+/-
5. Common Space Square Footage (approximate): 87,689+/-
6. Unit & Finished Common Area Square Footage (approximate): 220,896+/-
7. Total Parking Spaces: See Parking Paragraph 9.
5. Building 2 (Phase 2) Description: Building 2 is a single-story Memory Care building
located near the main entry off Bright Road. The design is based on the modern
smaller “Neighborhood” concept. There will be (2) separate neighborhoods. Each
neighborhood shall have large private rooms and extensive indoor and outdoor
spaces designed to stimulate senses to promote healing, health and wellness.
Building 2 Summary
1. Levels of Care: Memory Care
2. Units: Up to +/-32 units
3. Stories: 1 Story
4. Unit Square Footage (approximate): 12,178+/-
5. Common Space Square Footage (approximate): 16,877+/-
6. Unit & Finished Common Area Square Footage (approximate): 29,055+/-
7. Total Parking Spaces: See Parking Paragraph 9.
6
6. Building 3 (Phase 3) Description: Building 3 shall provide Memory Care, Assisted
living and Independent Living levels of care with underground parking and extensive
indoor and outdoor spaces.
Building 3 Summary
1. Levels of Care: Memory Care, Assisted Living & Independent Living
2. Units: Up to (+/- 36) Memory Care and up to (+/- 85) Independent living and/or
Assisted Living Units.
3. Stories: 4 Stories of Residences Over 1 story of Parking
4. Unit Square Footage (approximate): 87,898+/-
5. Common Space Square Footage (approximate): 79,939+/-
6. Unit & Finished Common Area Square Footage (approximate): 167,928+/-
7. Total Parking Spaces: See Parking Paragraph 9.
7. Building 4 (Phase 4) Description: Building 4 has Independent Living with the largest
units and is intended to be for the most active residents.
Building 4 Summary
1. Levels of Care: Independent Living
2. Units: Up to+/- 84 Units
3. Stories: 4 Stories of Residences Over 1 story of Parking
4. Unit Square Footage (approximate): 94,082
5. Common Space Square Footage (approximate): 43,896
6. Unit & Common Area Square Footage (approximate): 137,978
7. Total Parking Spaces: See Parking Paragraph 9.
2. Development Standards
a. General:
1. The following development standards apply to The Beacon CCRC PUD.
2. Unless otherwise specified in the submitted drawings or in this written text,
the City of Dublin Zoning Code shall apply.
3. In the event there is a conflict between the City of Dublin Zoning code and the
development standards set forth in The Beacon CCRC PUD Plans and/or Text,
then the standards set forth in The Beacon CCRC PUD shall control.
4. Severability: If any provision or provisions of this text, plan, application or
zoning related documents are found to be invalid or ineffective in whole or
part by a court of competent jurisdiction, then effect of such decision shall be
limited to the said provision or provisions and all other provisions shall
continue to be separate and fully effective.
b. Permitted Uses: Within The Beacon CCRC PUD, the following uses shall be the permitted
principle, accessory, and temporary uses.
1. Principle Permitted Uses:
1. Independent Living
2. Assisted Living
3. Memory Care
4. Adult Daycare
7
5. Skilled Nursing
6. Hospice
7. Rehabilitation & Physical Therapy
8. Health, Fitness, & Wellness Facilities
2. Accessory Permitted Uses:
1. Pharmaceutical
2. General Store
3. Medical & Dental Offices
4. General Office & Administrative Services
5. Child Daycare
6. Training, Education, Seminars
7. Assembly & Auditorium
8. Outdoor Community Gathering Areas
9. Salon & Spa
10. Indoor and Outdoor Pools and Hot Tubs
11. Theater
12. Arts, Crafts, Wood Shop
13. Indoor and Outdoor Music
14. Religious/Worship Facilities
15. Kitchen, Dining, Restaurant, Bar & Food Production
16. Housekeeping & Laundry
17. Resident Storage
18. Transportation Services
19. Underground and Surface Parking
20. Charging Stations
21. Roof Deck Gardens & Activities
22. Green Houses
23. Roof Deck Solar Panels
24. Bike/Walking Paths
25. Parks and Open Space
26. Surface and Raised Gardens
27. Pickleball Courts
28. Bocce Ball Courts
29. Shuffleboard
30. Outdoor Patios & Firepits
31. Fishing
32. Other senior related services, amenities, and activities
c. Temporary Uses: The following temporary uses shall be permitted
1. Construction & Storage Trailers shall be permitted and shall be removed from
the site within 14 days of project receiving final certificate of occupancy.
2. Temporary Electric shall be permitted and shall be removed from the site
within 14 days of project receiving final certificate of occupancy.
3. Dirt Storage shall be permitted and shall not exceed 4 feet in height. All
excess dirt shall be removed from the site within 14 days of project receiving
final certificate of occupancy.
8
3. Density and Lot Coverage: The square footage values contained in this section shall be
exclusive of the podium parking level, surface parking and detached accessory structures.
a. Building Square Footage: The Developer shall have the right to build up to 555,857 square
feet of conditioned habitable space.
b. Unit Density: Up to 375 units of senior housing units providing Independent Living, Assisted
Living, Memory Care, Nursing, Hospice and rehabilitation levels of care. The final number
of units in each Phase may vary from the units counts described within this document.
However, the total number of units for the entire project shall not exceed 375.
c. Impervious Lot Coverage: Impervious lot coverage shall be all areas covered by buildings,
pavement, exterior concrete, pavers, patios and all other impervious materials. The current
proposed plan’s impervious lot coverage for buildings 1,2,3 & 4 is listed below and is
approximately 40%. Any additional impervious lot coverage shall not exceed 47% of the site
area.
4. Building Height Requirements: Maximum building height shall have 2 categories. First,
the maximum building height at the Principle entrance of a building. Second, the maximum building
height from the parking level’s finished floor where walkout conditions exist. Maximum building
heights shall exclude parapets, mechanical equipment & screening, stairwell and elevator structures.
a. Principle Entrance Maximum Height
1. Maximum height for Buildings 1, 3 & 4 as measured from the first floor finished floor at
the Principle entrance to the top of the roof deck shall be 55’.
2. Maximum height for Building 2 as measured from the first floor finished floor at the
Principle entrance to the peak of the roof shall be 35 feet.
3. Maximum height for the mail building as measured from the first floor finished
floor to the peak of the roof shall be 25 feet.
b. Walkout Condition Maximum Height:
1. Maximum height for Buildings 1, 3 & 4 as measured from the parking level finished
floor to the top of the roof deck shall be 65 feet.
5. Building and Pavement Setbacks:
a. General: Pavement setbacks shall be exclusive of the entry drives which provide access to
public roads.
1. From Sawmill Road Right-of-Way: 50 Feet for buildings and 50 feet for pavement.
2. From Bright Road Right-of-Way: 50 feet for buildings and 50 feet for pavement.
3. From Emerald Parkway Right-of-Way (South Side of Billingsley Creek): 50100 feet
for buildings and 50100 feet for pavement.
4. From Emerald Parkway Right-of-Way (North Side of Billingsley Creek): 50100 feet
for buildings and 30100 feet for pavement.
5. From Office Park (Parcel # 273-009469) West property line: 19 feet for buildings and
4 feet for service road pavement.
6. From Office Park (Parcel # 273-009469) North Property Line: 40 feet for Buildings and
4 feet for pavement.
7. Lifetime Fitness South Property Line: 80 Feet for Buildings 50 feet for pavement.
9
8. Lifetime Fitness West Property Line: 50 feet for buildings and 20 feet for pavement.
10
b. Walking Path and Sidewalk Minimum Setbacks: Walking paths and sidewalks shall be
permitted within the building setback as depicted in the approved Final Development Plan.
c. Accessory Structures: A water meter building shall be permitted near the main entrance off
Bright Rd. The size, design and location shall be approved as part of the Final Development
Plan.
d. Project Signage, Utility Boxes and Pedestals Minimum Setbacks:
1. Entry Signs: Entry signs shall have a minimum set back of 8 feet behind the right-of -
way.
2. Dumpster Enclosures: Dumpsters shall be permitted within the building setback
provided they are screened per code and approved as part of the Final Development
Plan.
3. Utilities: Utilities including but not limited to, utility transformers, pedestals, utility
vaults, mechanical equipment, building generators shall be permitted within the
building setback provided they are screened per Dublin zoning code.
6. Architectural Standards
a. Intent: The design standards in this section outline the required building details to ensure a
high-quality development.
b. Architectural Style: The architectural style has both traditional and modern components to
create a human scaled, supportive environment which shall maintain a strong resemblance to
the elevations depicted in the approved Preliminary Development Plan.
c. Building Front Elevations: The front elevations shall be the elevation which includes the
Primary entrance.
d. Four-Sided Architecture: Front, back and side elevations of all buildings shall be similar in
style and shall have similar buildings materials.
e. Building Material Cladding: Final exterior building materials and specifications shall be
approved as part of the Final Development Plan.
1. Primary Exterior Building Material Cladding: Shall make up a minimum of 80% of the
exterior materials for all elevations and shall include:
i. Brick and Mortar
ii. Natural and Fabricated Stone
iii. Curtain Wall
iv. Windows
2. Secondary Exterior Building Material Cladding: Shall not exceed 20% of the exterior
materials used for all elevations and shall include:
i. Siding & Exterior Cladding Panel Material: Fiber Cement, AZEK/PVC (or
equivalent) siding shall be permitted.
f. Building Material Descriptions: Specific colors, designs, specifications and other related
information for all building materials shall be approved as part of the Final Development Plan.
1. Brick & Mortar: Shall be approved as part of the approved Final Development Plan.
2. Natural and Fabricated Stone and Mortar: Shall be approved as part of the approved
Final Development Plan.
11
3. Window Curtain Wall: Shall be approved as part of the approved Final Development
Plan.
4. Window Material: Metal, metal clad, wood, PVC, Vinyl, spandrel glass, curtain wall
glass as approved as part of the Final Development Plan.
5. Exterior Trim Material: Wood trim, Cementitious Trim, AZEK/PVC (or equivalent) trim
as approved as part of the Final Development Plan.
6. Roofing Material: Asphalt Shingles, EDPM, TPO, PVC & Metal.
7. Exterior Door Material: Metal, Metal Clad, Wood, Fiberglass.
8. Balcony Decking Material: Cedar, Treated or composite decking.
9. Balcony Railing Material: Metal.
10. Gutters & Downspout Material: Aluminum or copper.
11. Parking Level Opening Grate Material: Metal
12. Parking Garage Vehicular Entry Overhead Garage Door Material: Metal or other
material approved as part of the Final Development Plan.
13. Parking Garage Vehicular Security Gates: Metal, PVC, wood or other materials
approved as part of the Final Development Plan.
14. Other Materials: Shall be permitted only if approved by the Planning and Zoning
Commission.
g. Prohibited Materials: Vinyl Siding.
7. Architectural Designs, Details and Transitions:
a. General: Architectural details and designs shall be in accordance with the approved Final
Development Plan.
b. Horizontal Transitions: Shall be established to delineate a clear base, middle, and cap to
the multi-story buildings, with the 'heavier' masonry materials incorporated below the
'lighter' siding materials. Where multiple masonry materials are proposed vertically on the
same plane, the larger dimensional masonry unit shall be located below the smaller
masonry units.
c. Vertical transitions: Shall occur at inside corners along the facade.
d. Building Entrance Design: Primary building entrances shall be at a pedestrian scale and
shall have a strong resemblance to the approved Preliminary Development Plan.
e. Entry Canopies: Entry Canopies shall provide sufficient clearance for emergency vehicles
and equipment as required by the Washington Township Fire Department and shall
maintain a strong resemblance to the approved Preliminary Development Plan.
f. Roof Design & Details:
1. Roof Designs: Pitched, hipped and flat roofs shall be permitted and shall have a
strong resemblance to the approved Preliminary Development Plan.
2. Roof Terraces: Shall have a strong resemblance to the approved Preliminary
Development Plan.
3. Parapets: Shall have a strong resemblance to the approved Preliminary
Development Plan. Parapets used to screen rooftop condensers shall have a
minimum height of 32 inches.
4. Roof Top Units (RTU’s): Shall be fully screened. The size, color and material shall
12
be approved as part of the approved Final Development Plan.
5. Solar Panels: Shall be permitted and shall align with City of Dublin Codified
Ordinances for solar energy facilities.
8. Traffic, Access, and Circulation
a. Traffic/Access:
1. Traffic Impact Study: Applicant shall submit a Traffic Impact Study which shall be
approved by the City of Dublin and City of Columbus. The approved Traffic Study
shall serve as the guideline for curb cuts, access points, traffic controls, off-site
improvements and other related items which shall be approved as part of the
Preliminary Development Plan.
b. Right-of-Ways: Right-of-Way dedications shall be based upon the City of Dublin Thoroughfare Plan
in coordination with the public roadway agencies and as necessary to accommodate off- site
improvements as approved by the City of Dublin. Applicant shall dedicate sufficient right-of-way
to accommodate a future southbound right-turn lane on Sawmill at the shared access point
located north of Bright Road.
c. Setbacks: Setbacks from the Right-of-Way shall be measured from the expanded (new) Right- of-
Way locations where applicable and as shown on the Approved Final Development Plan.
d. Access Points: There shall be two access points. The primary access point shall be off Bright Road
across from Mount Carmel’s Bright Road access. The second access point shall be the existing
right-in-right-out shared access off Sawmill Road.
e. Off-site Improvements: All off-site improvements shall be constructed in accordance with the
Infrastructure Agreement.
1. Infrastructure Agreement: Applicant shall enter into an Infrastructure Agreement
with the City of Dublin. This Agreement shall require the Applicant to reimburse the
City of Dublin for an allocated portion of costs related the Bright Road off-site
improvements. Applicant’s allocated costs shall be based on the Applicant’s
proportional impact of Applicant’s project.
2. Sawmill Road Right Turn Lane: Prior to applying for occupancy permits for Building 3,
or upon reaching 300 occupied units, whichever comes first, the Applicant shall
submit a memorandum re-evaluating the warrant for a southbound right-turn lane
on Sawmill Road at the shared access point located north of Bright Road. The
memorandum shall be submitted to, reviewed, and approved by both the City of
Dublin and the City of Columbus Department of Public Service. Occupancy permits
for the associated phase shall not be issued until this approval is obtained. If the
evaluation determines the turn lane is warranted, the Applicant shall be responsible
for the design, subject to approval of the City of Dublin and the City of Columbus
Department of Public Service, and construction of the southbound right-turn lane at
this location. This improvement must be completed prior to applying for occupancy
permits for Building 4, or reaching a total of 375 occupied units, whichever comes
first.
f. Public Sidewalks and Shared Use Paths: Public sidewalks and shared use paths shall be provided in
coordination and with the approval of the City of Dublin Engineering Department. Public Sidewalks
and Shared Use Paths shall connect the public network as shown on the approved Final
Development Plan. Design specifications shall be constructed in accordance with the City of Dublin
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standard drawings.
b.g. Internal Circulation
1.h. Internal Drives: Internal drives shall be private. Location and specifications shall be
coordinated with and approved by the City of Dublin Engineering Department and the Washington
Township Fire Department and submitted as part of the Final Development Plan.
2.i. Internal Private Sidewalks & Paths: The installation of private internal sidewalks and paths shall be
for the exclusive use of the Beacon CCRCs residents, visitors and staff and shall not be required to
be connected to the sidewalks and Shared Use Paths available to the general public. Private
sidewalks shall be no less than 4 feet in width and private walking paths shall be no less than 5
feet in width. The locations of private sidewalks and paths shall conform to the approved Final
Development Plan.
3.j. Underground Walkway: Applicant shall be permitted to make an underground connection
between Building 1 to Building 3. In the event a connection is proposed, all plans and other
required documents shall meet the City of Dublin requirements.
9. Parking and Loading: Unless otherwise stated in the approved Final Development Plan or
Text, parking shall be in compliance with the City of Dublin Code 153.2
a. Parking Plan: A Parking Plan shall be coordinated and approved by the City of Dublin and the
Washington Township Fire Department as part of the Final Development Plan.
b. Parking Space Description: Overall parking spaces counts shall include standard 19’X9’, ADA
spaces, compact spaces and stacked spaces.
c. Minimum and Maximum Parking: Upon the completion of all Phases, the current proposed
plan has +/- 444. However, the required minimum number of parking spaces shall not be less
than 425 and shall not exceed 490.
d. Compact Parking Spaces: Compact spaces shall not be less than 8 feet by 16 feet and shall not
exceed 20 total spaces throughout the Project.
e. Stacked Parking Spaces: Stacked spaces shall be permissible and shall not exceed 20 spaces
throughout the Project.
f. Parking Counts:
1. Phase 1: +/- 138 Independent & Assisted Living Units
i. Podium Parking: (109) Total Parking Spaces
ii. Surface Parking: (84) Spaces Total Parking Spaces
iii. Total Parking: (193) Spaces Total Parking Spaces
2. Phase 2: +/-32 Memory Care Units:
i. Total Surface Parking: (23) Spaces
3. Phase 3: +/-121 Total Units ((+/-36 Memory Care Units/Beds & +/- 85 Assisted &
Independent Living Units)
i. Podium Spaces: (101) Spaces
ii. Surface Spaces: (0) Spaces.
iii. Total Parking: (101) Spaces
Note: The east side of Phase 1 has additional surface parking spaces which
shall be allocated to Phase 3 if necessary.
4. Phase 4: +/-85 Independent Living Units
i. Podium Parking: (86) Spaces
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ii. Surface Parking: (39) Spaces
iii. Total parking: (125) Spaces
5. Project Parking Summary:
i. Podium Parking Spaces: 296
ii. Surface Parking Spaces: 146
iii. Total Parking Spaces: 442
g. Electric Car Charging Stations: Buildings 1, 3 and 4 shall have a minimum of (2) electric
charging stations. Building 2 shall not be required to have charging stations.
h. Bicycle Parking: Bicycle parking shall be 1 bicycle space per 20 car spaces and shall be located
per the approved Final Development Plan.
a. Service & Loading: Service and loading areas shall be permitted in the areas shown on the
approved Final Development Plan. Screening shall be in accordance with the approved Final
Development Plan.
10 Signage and Graphics: Unless otherwise approved as part of the Final Development Plan, all
signage and graphics shall be in accordance with Dublin Zoning Code 153.150.
a. Sign Plan: All exterior site and building signage shall be submitted on a signage and graphics
master plan for review and approval as part of the Final Development Plan. The signage and
graphics master plan shall include the size, height, graphics, color, location, material,
illumination, fabrication and other relevant details as required by the City of Dublin.
b. Temporary Signs: Signage shall be submitted as part of the approved Final Development
Plan.
11 Lighting: Unless otherwise approved as part of the approved Final Development Plan, all lighting
shall conform to the City of Dublin Code 153.149.
i. General: Applicant shall submit a master lighting plan demonstrating compliance with
the exterior lighting requirements as part of the approved Final Development Plan.
ii. Light Fixtures: All building exterior and site lights fixtures specifications shall be
submitted and approved as part of the approved Final Development Plan.
iii. Light Levels: A lighting photometric plan meeting the City of Dublin Requirements shall
be submitted as part of the approved Final Development Plan.
12 Open Space, Courtyards, Landscaping & Programable Amenity Space: Unless otherwise
specified in the approved Final Development Plan, landscaping and open shall meet the standards of
the City of Dublin Code Chapter 153.130.
a. Open Spaces: The project shall have extensive open spaces, greenways, courtyards, pocket
parks, and memory gardens consisting of a minimum of +/- 9 Acres or +/- 40% of the project
acreage.
b. Ownership and Maintenance of Opens Spaces: Property Owner shall own and maintain all
open spaces.
i. Greenways: +/-7.64 Acres
a. West Greenway: Open Space of approximately 2.97 acres will extend from
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the Bright Road Entry to the creek at the northwest part of the site. This
greenway contains tiered lakes, walking trails and a large stand of trees near
the roundabout.
b. East Greenway: Open space of approximately .83 acres which is located on
the east side of the Bright Road entry and surrounds a freestanding single-
story memory care facility.
c. Billingsley Creek Preservation Greenway: Open space of a approximately
3.93 acres with scenic walking trails, exercise stations and other amenities
and will also connect to elaborate courtyards of three primary buildings.
ii. Courtyards: +/- .94 Acres
a. Phase 1 Courtyard: The Phase 1 courtyard is the most active. This will have
Pickleball courts, Bocce Ball, putting green, fitness area, patios and other
amenities to keep residents active and engaged.
b. Phase 3 Courtyard: Phase 3 courtyard is located along the creek that is
primarily for Assisted Living. This will be more private with gardens, fire pits,
patios and other amenities associated with Assisted Living residents.
c. Phase 4 Courtyard: Phase 4 will have firepits, patios, gardens and other
amenities but is intended to be more relaxing than the Phase 1 courtyard.
iii. Pocket Parks: +/- .12 Acres
a. There are (2) pocket parks in front of the main buildings which are intended
to be quiet spaces for residents and their guests.
iv. Memory Care Courtyards: +/-.3 Acres
a. Phase 2 and 3 both have interior memory care gardens with walking paths,
gardens, private spaces and other amenities designed to stimulate senses
and offer a therapeutic place to enjoy the outdoors.
c. Landscaping
1. General Requirements:
a. Landscaping shall be in accordance with the landscaping regulations
contained in the City of Dublin Landscape Code. Any deviation from the
Dublin Landscaping code shall be approved as part of the Final Development
Plan.
b. Foundation Planting Beds: A minimum foundation planting bed width of 4
feet between building foundations and drive aisles, sidewalks, paths, and
shall be required. Foundation beds less than 4 feet shall be considered as
part of the Final Development Plan. This requirement shall not be applicable
to courtyards, pocket parks and other gathering spaces adjacent to the
building.
c. Design & Character: Landscaping should emphasize a naturalized
appearance and blend with the design of public rights-of-ways, while
delineating areas of more formal design where people will gather and use
space and shall comply with the general character depicted on the approved
Preliminary Development Plan with the final details provided in the Final
Development Plan.
d. Programable Amenity Space: Shall include all courtyards, pocket parks, memory gardens, the
West Greenway and Billingsley Creek Preservation greenway which shall be a minimum of +/-
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8 acres as approved in the Final Development Plan.
13 Tree Preservation: Reasonable and good faith efforts shall be made to preserve existing trees and
meet the requirements described in the City of Dublin’s Tree Waiver Policy. A minimum of 50% of the
trees 18 inches and over shall be preserved. Trees shall be replaced in accordance with the City of Dublin
Tree Wavier Policy approved on January 9, 2018.
14 Fencing: Unless otherwise specified in the approved Final Development Plan, all fencing shall meet
the standards of the City of Dublin Code Chapter 153.130.
a. Prohibited Fencing: Vinyl and/or chain-link shall not be permitted.
b. Memory Care & Assisted Living Fencing: Fencing is an important safety factor for seniors with
Dementia and Alzheimer’s. Applicant shall submit a plan showing proposed fencing locations
and specifications for applicable locations as part of the Final Development Plan.
15 Creek Crossings: Pedestrian Bridges used to cross the Billingsley Creek shall be permitted. The
locations and specifications shall be in accordance with the City of Dublin and all other governing
authorities and shall be approved as part of the Final Development Plan.
16 Screening of Service Structures & Building Elements: Unless otherwise specified in the
approved Final Development Plan, screening and buffering shall comply with the City of Dublin Code
Chapter 153.133.
a. Service Structures: Service structures shall include but not limited to site utility boxes,
transformers and pedestals, generators, building utility meter equipment, surface/ground
level air conditioners, roof top mechanicals, dumpsters and enclosures and other equipment
providing service to a building and/or a site location.
b. Screening Requirements: Service structures shall be screened on all four sides except those
structures which need to be moved or accessed frequently shall be screened on three sides.
Interior landscaping shall not be required within the service structure screening area. Rooftop
mechanicals must be screened to the full height of the structure.
c. Screening Size and Materials. Plant materials used to screen service structures shall be an
evergreen species which retain their foliage year around. The height of evergreen screen
materials shall be at least two-thirds the height of the service structure at time of planting and
shall reach the full height of the service structure within four years of planting.
d. Building Element Screening: Unless otherwise specified in the approved Final Development
Plan, Building Element screening shall comply with the City of Dublin Code.
i. Building Elements: Building Element structures shall include but not be limited to
electric, phone, cable equipment, gas meters, heating and cooling equipment, irrigation
controls, lighting controls and other items providing service to a building or site
location which is attached to, or placed by, a building shall be screened in accordance
with the City of Dublin Building Code.
ii. Building Mounted Exhausts: All exhausts mounted to the side of a building shall be
finished to match the color of the building. All rooftop exhausts shall be finished to
17
match the roof.
iii. Rooftop Mechanicals: All rooftop mechanicals shall be screened in accordance with the
City of Dublin Building Code.
e. Waste and Refuse Enclosures: Waste and Refuge areas shall be screened in accordance with
the City of Dublin Building Code.
17 Utilities:
a. Storm Water, Sanitary Sewer & Water: All Storm Water, Grading, Street, Sanitary, Waterline
shall be designed and constructed in accordance with the City of Dublin Engineering and all
other governing body regulations and requirements.
b. Electric, Gas Phone & Cable: Unless otherwise specified in the submitted Drawings or in this
Text, the development standards shall be in accordance with the City of Dublin zoning
requirements.
c. All utility lines and wiring shall be installed underground.
d. Any above ground transformers, pedestals and related items shall be screened in accordance
with the City of Dublin Code.
e. Utility easement locations shall be determined as part of the approved Final Development
Plan.
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1
Index
The Beacon CCRC
Re-Zoning Statement
The Beacon Continuum of Care Retirement Community (CCRC)
Planned Development District (PUD)
Preliminary Development Plan - Development Standards Text
July 20, 2025
Overview: Page
1. Overview 2
Summary/Purpose 2
Site & Building Concept 2
Site Description 2
Phasing 3
2. Development Standards 5
General 5
Severability 5
Permitted Uses 5
Density and Lot Coverage 7
Building Height Requirements 7
Building and Pavement Setbacks 7
Architectural Standards 8
Architectural Designs 9
Traffic, Access and Circulation 10
Parking and Loading 11
Signage and Graphics 12
Lighting 12
Open Space & Landscaping 12
Tree Preservation 13
Fencing 13
Creek Crossing 14
Service Structure Screening 14
Utilities 14
2
1. Overview
a. Summary/Purpose: The Beacon is a Continuum of Care Retirement Community (CCRC) Planned
Unit Development District intended to address the need for high quality senior living communities.
Larger Continuum of Care Retirement Communities have significant benefits compared to smaller
single level of care facilities. The multiple levels of care allow people to remain close to family and
friends when different levels of care are needed. In addition, they have more residents, which
helps offset the costs of a higher level of services, amenities, and activities which leads to more
participation and socialization that is essential to the health and wellbeing of our seniors.
The unique size and location of our site affords us the opportunity provide a state-of-the-art
Continuum of Care Retirement Community. Underground parking, indoor pool, interior
greenhouses, multiple dining options, ten-foot ceilings, pickleball courts, scenic view, extensive
walking trails are just some of the features that will set us apart and help us achieve our mission to
create an active and social environment to increase the health and wellbeing of our local seniors.
There will be four buildings that will be built in four phases. Phase 1 will be the center building
located along Billingsley Creek and will offer Independent and Assisted Living levels of care. Phase
2 will be a freestanding Memory Care building near the main entry off Bright Road and will allow
us to offer continuum of care at an early stage of development. Phase 3 will be off Sawmill Road
and will offer both Assisted Living and Memory Care. Phase 4 is the building furthest west along
Billingsley Creek, and closest to Emerald Parkway, and will be for the most active Independent
Living residents.
b. Site & Building Concept:
The site is organized to create an open space environment with extensive greenways along Bright
Road, Emerald Parkway and throughout the site. The three primary buildings are located away
from Bright Road and behind Lifetime Fitness. These buildings will have Independent Living,
Assisted Living and Memory Care. They are also connected and have underground parking to
allow residents, staff and guests access to all the facilities through conditioned spaces. A smaller
single-story building is located near the Bright Road entry and will be for memory care residents.
The site is designed to preserve much of the natural environment. Approximately 65% of the
parking is underground. This reduces hardscape lot coverage to approximately 45%, which allows
for extensive open spaces and outdoor amenities that support health and wellness and a higher
quality of life.
c. Site Description:
1. Location and Acreage: The Property consists of 21.523+/- acres located along Bright
Road between Sawmill Road and Emerald Parkway. The parcel identifications
numbers are 273-008405, 273-008761, Part of 273-009469, 273-008676, 273-
008619, 273-008681, 273-008680, 273-008660, 273-008634, 273-008633, 273-008632,
273-012155.
2. Adjacent Properties: The site shares a boundary with Lifetime Fitness to the north.
The east portion of the site is bordered by an existing office park and a strip shopping
3
center across Sawmill Road. The south is bordered by Bright Road and the new
Mount Carmel Hospital. The western boundary is Emerald Parkway with land owned
by the City of Dublin across the road.
3. Existing Conditions & Character: Currently the site is primarily vacant land with 3
houses. The grade slopes in two directions. It slopes from Bright Road to the creek
(north) and from Sawmill Road to Emerald Parkway (east).
The site has a number of large trees. Substantial efforts have been made to save the
majority of the large trees which are located along the creek and near the Bright
Road/Emerald Parkway roundabout.
4. Analysis of Natural Resources: The site is designed to maintain much of the natural
environment along Bright Road, Emerald Parkway and along the existing creek. The
hardscape lot coverage is less than 50% which creates greenways, open spaces along
Bright Road and Emerald and throughout the site.
5. Existing and Proposed Land Use: The Property is currently zoned PUD, PCD and R-1.
The City of Dublin’s recommended land use (as designated in the “Future Land Use
Map”) for the Property is Neighborhood Office/Institutional. The proposed
development is consistent with Dublin’s Future Land use. It is also consistent with
the health and wellness mission of Lifetime Fitness and the new Mount Carmel
Hospital.
6. Existing Vehicular/Pedestrian Access: The site is fronted by Sawmill Road, Bright Road,
and Emerald Parkway.
Bright Road has two existing access points for residential homes. Sawmill Road has
three existing access points. There is a “Shared Use” drive, as well as two other access
points for a vacant office and a previous residential home.
The proposed primary access will be off Bright Road directly across Mount Carmel’s
access. The second access point will be the existing “Shared Use” drive off Sawmill
Road.
7. Utilities: Water & sanitary sewer will be served by existing lines on Bright Rd.
Electric, gas, phone and cable are also available.
d. Phasing: The site is divided into Sub Area A and Sub Area B
1. Sub Area A: Sub Area A is +/- 17 Acres and is located on the Soth Side of Billingsley
Creek. There is a total of four Buildings which will be constructed in four Phases. The
three primary buildings run parallel to the creek at the back (north) of the site. The
fourth building is a smaller single-story Memory Care Building located near the
entrance off Bright Road. The square footages below are approximate and exclusive
of structured parking levels. The initial schedule calls for the construction phasing to
follow the building number sequence. However, the actual construction phasing
may vary based on market demand and other conditions.
The number of units and beds described in each phase may vary, however the maximum
number of units and beds for the entire project shall not exceed 375.
2. Sub-Area B: Sub Area B is +/- 5 Acres and is located on the north side of Billingsley
Creek. Development shall be limited to the floodplain compensatory cut, temporary
construction entrance, walking paths and other similar amenities.
4
3. Phased Infrastructure: Each phase shall have adequate provisions for access, parking,
storm water management, utilities and other public improvements to serve the
development in accordance with the applicable criteria set forth below. Each phase
shall be provided with temporary and/or permanent transitional features, buffers, or
protective areas in order to prevent any adverse impact on completed phases, future
phases, and adjoining property. Open space areas shall be reasonably proportioned
in each phase of the project, and the proposed construction of any recreation
facilities shall be clearly identified on a phasing plan.
4. Building 1 (Phase 1) Description: Phase 1 (Building 1) is located at the center of the
primary building along Billingsley Creek. The initial levels of care will be Independent
Living and Assisted Living. In addition, Phase 1 will also be the primary activity center
with an indoor pool, underground parking, conditioned greenhouse, auditorium,
multiple dining venues, pickleball courts and many other indoor and outdoor
amenities.
Building 1 Summary
1. Levels of Care: Independent Living and Assisted Living
2. Units: +/- 138
3. Stories: 4 Stories of Residences Over 1 story of Parking
4. Unit Square Footage (approximate): Up to 133,207+/-
5. Common Space Square Footage (approximate): 87,689+/-
6. Unit & Finished Common Area Square Footage (approximate): 220,896+/-
7. Total Parking Spaces: See Parking Paragraph 9.
5. Building 2 (Phase 2) Description: Building 2 is a single-story Memory Care building
located near the main entry off Bright Road. The design is based on the modern
smaller “Neighborhood” concept. There will be (2) separate neighborhoods. Each
neighborhood shall have large private rooms and extensive indoor and outdoor
spaces designed to stimulate senses to promote healing, health and wellness.
Building 2 Summary
1. Levels of Care: Memory Care
2. Units: +/-32 units
3. Stories: 1 Story
4. Unit Square Footage (approximate): 12,178+/-
5. Common Space Square Footage (approximate): 16,877+/-
6. Unit & Finished Common Area Square Footage (approximate): 29,055+/-
7. Total Parking Spaces: See Parking Paragraph 9.
5
6. Building 3 (Phase 3) Description: Building 3 shall provide Memory Care, Assisted
living and Independent Living levels of care with underground parking and extensive
indoor and outdoor spaces.
Building 3 Summary
1. Levels of Care: Memory Care, Assisted Living & Independent Living
2. Units: +/- 36 Memory Care and +/- 85 Independent living and/or Assisted Living
Units.
3. Stories: 4 Stories of Residences Over 1 story of Parking
4. Unit Square Footage (approximate): 87,898+/-
5. Common Space Square Footage (approximate): 79,939+/-
6. Unit & Finished Common Area Square Footage (approximate): 167,928+/-
7. Total Parking Spaces: See Parking Paragraph 9.
7. Building 4 (Phase 4) Description: Building 4 has Independent Living with the largest
units and is intended to be for the most active residents.
Building 4 Summary
1. Levels of Care: Independent Living
2. Units: +/- 84 Units
3. Stories: 4 Stories of Residences Over 1 story of Parking
4. Unit Square Footage (approximate): 94,082
5. Common Space Square Footage (approximate): 43,896
6. Unit & Common Area Square Footage (approximate): 137,978
7. Total Parking Spaces: See Parking Paragraph 9.
2. Development Standards
a. General:
1. The following development standards apply to The Beacon CCRC PUD.
2. Unless otherwise specified in the submitted drawings or in this written text,
the City of Dublin Zoning Code shall apply.
3. In the event there is a conflict between the City of Dublin Zoning code and the
development standards set forth in The Beacon CCRC PUD Plans and/or Text,
then the standards set forth in The Beacon CCRC PUD shall control.
4. Severability: If any provision or provisions of this text, plan, application or
zoning related documents are found to be invalid or ineffective in whole or
part by a court of competent jurisdiction, then effect of such decision shall be
limited to the said provision or provisions and all other provisions shall
continue to be separate and fully effective.
b. Permitted Uses: Within The Beacon CCRC PUD, the following uses shall be the permitted
principle, accessory, and temporary uses.
1. Principle Permitted Uses:
1. Independent Living
2. Assisted Living
3. Memory Care
4. Adult Daycare
6
5. Skilled Nursing
6. Hospice
7. Rehabilitation & Physical Therapy
8. Health, Fitness, & Wellness Facilities
2. Accessory Permitted Uses:
1. Pharmaceutical
2. General Store
3. Medical & Dental Offices
4. General Office & Administrative Services
5. Child Daycare
6. Training, Education, Seminars 7. Assembly & Auditorium
8. Outdoor Community Gathering Areas
9. Salon & Spa
10. Indoor and Outdoor Pools and Hot Tubs
11. Theater
12. Arts, Crafts, Wood Shop
13. Indoor and Outdoor Music
14. Religious/Worship Facilities
15. Kitchen, Dining, Restaurant, Bar & Food Production
16. Housekeeping & Laundry
17. Resident Storage
18. Transportation Services
19. Underground and Surface Parking
20. Charging Stations
21. Roof Deck Gardens & Activities
22. Green Houses
23. Roof Deck Solar Panels
24. Bike/Walking Paths
25. Parks and Open Space
26. Surface and Raised Gardens
27. Pickleball Courts
28. Bocce Ball Courts
29. Shuffleboard
30. Outdoor Patios & Firepits
31. Fishing
32. Other senior related services, amenities, and activities
c. Temporary Uses: The following temporary uses shall be permitted
1. Construction & Storage Trailers shall be permitted and shall be removed from
the site within 14 days of project receiving final certificate of occupancy.
2. Temporary Electric shall be permitted and shall be removed from the site
within 14 days of project receiving final certificate of occupancy.
3. Dirt Storage shall be permitted and shall not exceed 4 feet in height. All
excess dirt shall be removed from the site within 14 days of project receiving
final certificate of occupancy.
7
3. Density and Lot Coverage: The square footage values contained in this section shall be
exclusive of the podium parking level, surface parking and detached accessory structures.
a. Building Square Footage: The Developer shall have the right to build up to 555,857 square
feet of conditioned habitable space.
b. Unit Density: Up to 375 units of senior housing units providing Independent Living, Assisted
Living, Memory Care, Nursing, Hospice and rehabilitation levels of care. The final number
of units in each Phase may vary from the units counts described within this document.
However, the total number of units for the entire project shall not exceed 375.
c. Impervious Lot Coverage: Impervious lot coverage shall be all areas covered by buildings,
pavement, exterior concrete, pavers, patios and all other impervious materials. The current
proposed plan’s impervious lot coverage for buildings 1,2,3 & 4 is listed below and is
approximately 40%. Any additional impervious lot coverage shall not exceed 47% of the site
area.
4. Building Height Requirements: Maximum building height shall have 2 categories. First,
the maximum building height at the Principle entrance of a building. Second, the maximum building
height from the parking level’s finished floor where walkout conditions exist. Maximum building
heights shall exclude parapets, mechanical equipment & screening, stairwell and elevator structures.
a. Principle Entrance Maximum Height
1. Maximum height for Buildings 1, 3 & 4 as measured from the first floor finished floor at
the Principle entrance to the top of the roof deck shall be 55’.
2. Maximum height for Building 2 as measured from the first floor finished floor at the
Principle entrance to the peak of the roof shall be 35 feet.
3. Maximum height for the mail building as measured from the first floor finished
floor to the peak of the roof shall be 25 feet.
b. Walkout Condition Maximum Height:
1. Maximum height for Buildings 1, 3 & 4 as measured from the parking level finished
floor to the top of the roof deck shall be 65 feet.
5. Building and Pavement Setbacks:
a. General: Pavement setbacks shall be exclusive of the entry drives which provide access to
public roads.
1. From Sawmill Road Right-of-Way: 50 Feet for buildings and 50 feet for pavement.
2. From Bright Road Right-of-Way: 50 feet for buildings and 50 feet for pavement.
3. From Emerald Parkway Right-of-Way (South Side of Billingsley Creek): 100 feet
for buildings and 100 feet for pavement.
4. From Emerald Parkway Right-of-Way (North Side of Billingsley Creek): 100 feet for
buildings and 100 feet for pavement.
5. From Office Park (Parcel # 273-009469) West property line: 19 feet for buildings and
4 feet for service road pavement.
6. From Office Park (Parcel # 273-009469) North Property Line: 40 feet for Buildings and
4 feet for pavement.
7. Lifetime Fitness South Property Line: 80 Feet for Buildings 50 feet for pavement.
8. Lifetime Fitness West Property Line: 50 feet for buildings and 20 feet for pavement.
8
b. Walking Path and Sidewalk Minimum Setbacks: Walking paths and sidewalks shall be permitted
within the building setback as depicted in the approved Final Development Plan.
c. Accessory Structures: A water meter building shall be permitted near the main entrance off
Bright Rd. The size, design and location shall be approved as part of the Final Development Plan.
d. Project Signage, Utility Boxes and Pedestals Minimum Setbacks:
1. Entry Signs: Entry signs shall have a minimum set back of 8 feet behind the right-of -
way.
2. Dumpster Enclosures: Dumpsters shall be permitted within the building setback
provided they are screened per code and approved as part of the Final Development
Plan.
3. Utilities: Utilities including but not limited to, utility transformers, pedestals, utility
vaults, mechanical equipment, building generators shall be permitted within the
building setback provided they are screened per Dublin zoning code.
6. Architectural Standards
a. Intent: The design standards in this section outline the required building details to ensure a
high-quality development.
b. Architectural Style: The architectural style has both traditional and modern components to
create a human scaled, supportive environment which shall maintain a strong resemblance to the
elevations depicted in the approved Preliminary Development Plan.
c. Building Front Elevations: The front elevations shall be the elevation which includes the
Primary entrance.
d. Four-Sided Architecture: Front, back and side elevations of all buildings shall be similar in
style and shall have similar buildings materials.
e. Building Material Cladding: Final exterior building materials and specifications shall be
approved as part of the Final Development Plan.
1. Primary Exterior Building Material Cladding: Shall make up a minimum of 80% of the
exterior materials for all elevations and shall include:
i. Brick and Mortar
ii. Natural and Fabricated Stone
iii. Curtain Wall
iv. Windows
2. Secondary Exterior Building Material Cladding: Shall not exceed 20% of the exterior
materials used for all elevations and shall include:
i. Siding & Exterior Cladding Panel Material: Fiber Cement, AZEK/PVC (or equivalent)
siding shall be permitted.
f. Building Material Descriptions: Specific colors, designs, specifications and other related
information for all building materials shall be approved as part of the Final Development Plan.
1. Brick & Mortar: Shall be approved as part of the approved Final Development Plan.
2. Natural and Fabricated Stone and Mortar: Shall be approved as part of the approved
Final Development Plan.
3. Window Curtain Wall: Shall be approved as part of the approved Final Development
Plan.
9
4. Window Material: Metal, metal clad, wood, PVC, Vinyl, spandrel glass, curtain wall
glass as approved as part of the Final Development Plan.
5. Exterior Trim Material: Wood trim, Cementitious Trim, AZEK/PVC (or equivalent) trim as
approved as part of the Final Development Plan.
6. Roofing Material: Asphalt Shingles, EDPM, TPO, PVC & Metal.
7. Exterior Door Material: Metal, Metal Clad, Wood, Fiberglass.
8. Balcony Decking Material: Cedar, Treated or composite decking.
9. Balcony Railing Material: Metal.
10. Gutters & Downspout Material: Aluminum or copper.
11. Parking Level Opening Grate Material: Metal
12. Parking Garage Vehicular Entry Overhead Garage Door Material: Metal or other
material approved as part of the Final Development Plan.
13. Parking Garage Vehicular Security Gates: Metal, PVC, wood or other materials
approved as part of the Final Development Plan.
14. Other Materials: Shall be permitted only if approved by the Planning and Zoning
Commission.
g. Prohibited Materials: Vinyl Siding.
7. Architectural Designs, Details and Transitions:
a. General: Architectural details and designs shall be in accordance with the approved Final
Development Plan.
b. Horizontal Transitions: Shall be established to delineate a clear base, middle, and cap to the
multi-story buildings, with the 'heavier' masonry materials incorporated below the 'lighter'
siding materials. Where multiple masonry materials are proposed vertically on the same
plane, the larger dimensional masonry unit shall be located below the smaller masonry units.
c. Vertical transitions: Shall occur at inside corners along the facade.
d. Building Entrance Design: Primary building entrances shall be at a pedestrian scale and
shall have a strong resemblance to the approved Preliminary Development Plan.
e. Entry Canopies: Entry Canopies shall provide sufficient clearance for emergency vehicles and
equipment as required by the Washington Township Fire Department and shall maintain a
strong resemblance to the approved Preliminary Development Plan.
f. Roof Design & Details:
1. Roof Designs: Pitched, hipped and flat roofs shall be permitted and shall have a
strong resemblance to the approved Preliminary Development Plan.
2. Roof Terraces: Shall have a strong resemblance to the approved Preliminary
Development Plan.
3. Parapets: Shall have a strong resemblance to the approved Preliminary
Development Plan. Parapets used to screen rooftop condensers shall have a
minimum height of 32 inches.
4. Roof Top Units (RTU’s): Shall be fully screened. The size, color and material shall be
approved as part of the approved Final Development Plan.
5. Solar Panels: Shall be permitted and shall align with City of Dublin Codified
Ordinances for solar energy facilities.
10
8. Traffic, Access, and Circulation
a. Traffic/Access:
1. Traffic Impact Study: Applicant shall submit a Traffic Impact Study which shall be
approved by the City of Dublin and City of Columbus. The approved Traffic Study shall
serve as the guideline for curb cuts, access points, traffic controls, off-site
improvements and other related items which shall be approved as part of the
Preliminary Development Plan.
b. Right-of-Ways: Right-of-Way dedications shall be based upon the City of Dublin Thoroughfare Plan in
coordination with the public roadway agencies and as necessary to accommodate off- site
improvements as approved by the City of Dublin. Applicant shall dedicate sufficient right-of-way to
accommodate a future southbound right-turn lane on Sawmill at the shared access point located
north of Bright Road.
c. Setbacks: Setbacks from the Right-of-Way shall be measured from the expanded (new) Right- of-Way
locations where applicable and as shown on the Approved Final Development Plan.
d. Access Points: There shall be two access points. The primary access point shall be off Bright Road
across from Mount Carmel’s Bright Road access. The second access point shall be the existing right-
in-right-out shared access off Sawmill Road.
e. Off-site Improvements: All off-site improvements shall be constructed in accordance with the
Infrastructure Agreement.
1. Infrastructure Agreement: Applicant shall enter into an Infrastructure Agreement with
the City of Dublin. This Agreement shall require the Applicant to reimburse the City of
Dublin for an allocated portion of costs related the Bright Road off-site improvements.
Applicant’s allocated costs shall be based on the Applicant’s proportional impact of
Applicant’s project.
2. Sawmill Road Right Turn Lane: Prior to applying for occupancy permits for Building 3, or
upon reaching 300 occupied units, whichever comes first, the Applicant shall submit a
memorandum re-evaluating the warrant for a southbound right-turn lane on Sawmill
Road at the shared access point located north of Bright Road. The memorandum shall be
submitted to, reviewed, and approved by both the City of Dublin and the City of
Columbus Department of Public Service. Occupancy permits for the associated phase
shall not be issued until this approval is obtained. If the evaluation determines the turn
lane is warranted, the Applicant shall be responsible for the design, subject to approval
of the City of Dublin and the City of Columbus Department of Public Service, and
construction of the southbound right-turn lane at this location. This improvement must
be completed prior to applying for occupancy permits for Building 4, or reaching a total
of 375 occupied units, whichever comes first.
f. Public Sidewalks and Shared Use Paths: Public sidewalks and shared use paths shall be provided in
coordination and with the approval of the City of Dublin Engineering Department. Public Sidewalks and
Shared Use Paths shall connect the public network as shown on the approved Final Development Plan.
Design specifications shall be constructed in accordance with the City of Dublin standard drawings.
g. Internal Circulation
h. Internal Drives: Internal drives shall be private. Location and specifications shall be coordinated with
and approved by the City of Dublin Engineering Department and the Washington Township Fire
Department and submitted as part of the Final Development Plan.
11
i. Internal Private Sidewalks & Paths: The installation of private internal sidewalks and paths shall be for
the exclusive use of the Beacon CCRCs residents, visitors and staff and shall not be required to be
connected to the sidewalks and Shared Use Paths available to the general public. Private sidewalks
shall be no less than 4 feet in width and private walking paths shall be no less than 5 feet in width.
The locations of private sidewalks and paths shall conform to the approved Final Development Plan.
j. Underground Walkway: Applicant shall be permitted to make an underground connection between
Building 1 to Building 3. In the event a connection is proposed, all plans and other required
documents shall meet the City of Dublin requirements.
9. Parking and Loading: Unless otherwise stated in the approved Final Development Plan or Text,
parking shall be in compliance with the City of Dublin Code 153.2
a. Parking Plan: A Parking Plan shall be coordinated and approved by the City of Dublin and the
Washington Township Fire Department as part of the Final Development Plan.
b. Parking Space Description: Overall parking spaces counts shall include standard 19’X9’, ADA
spaces, compact spaces and stacked spaces.
c. Minimum and Maximum Parking: Upon the completion of all Phases, the current proposed plan
has +/- 444. However, the required minimum number of parking spaces shall not be less than
425 and shall not exceed 490.
d. Compact Parking Spaces: Compact spaces shall not be less than 8 feet by 16 feet and shall not
exceed 20 total spaces throughout the Project.
e. Stacked Parking Spaces: Stacked spaces shall be permissible and shall not exceed 20 spaces
throughout the Project.
f. Parking Counts:
1. Phase 1: +/- 138 Independent & Assisted Living Units
i. Podium Parking: (109) Total Parking Spaces
ii. Surface Parking: (84) Spaces Total Parking Spaces
iii. Total Parking: (193) Spaces Total Parking Spaces
2. Phase 2: +/-32 Memory Care Units:
i. Total Surface Parking: (23) Spaces
3. Phase 3: +/-121 Total Units (+/-36 Memory Care Units/Beds & +/- 85 Assisted &
Independent Living Units)
i. Podium Spaces: (101) Spaces
ii. Surface Spaces: (0) Spaces.
iii. Total Parking: (101) Spaces
Note: The east side of Phase 1 has additional surface parking spaces which shall
be allocated to Phase 3 if necessary.
4. Phase 4: +/-85 Independent Living Units
i. Podium Parking: (86) Spaces
ii. Surface Parking: (39) Spaces
iii. Total parking: (125) Spaces
5. Project Parking Summary:
i. Podium Parking Spaces: 296
ii. Surface Parking Spaces: 146
iii. Total Parking Spaces: 442
g. Electric Car Charging Stations: Buildings 1, 3 and 4 shall have a minimum of (2) electric
12
charging stations. Building 2 shall not be required to have charging stations.
h. Bicycle Parking: Bicycle parking shall be 1 bicycle space per 20 car spaces and shall be located per
the approved Final Development Plan.
a. Service & Loading: Service and loading areas shall be permitted in the areas shown on the
approved Final Development Plan. Screening shall be in accordance with the approved Final
Development Plan.
10 Signage and Graphics: Unless otherwise approved as part of the Final Development Plan, all signage
and graphics shall be in accordance with Dublin Zoning Code 153.150.
a. Sign Plan: All exterior site and building signage shall be submitted on a signage and graphics
master plan for review and approval as part of the Final Development Plan. The signage and
graphics master plan shall include the size, height, graphics, color, location, material,
illumination, fabrication and other relevant details as required by the City of Dublin.
b. Temporary Signs: Signage shall be submitted as part of the approved Final Development
Plan.
11 Lighting: Unless otherwise approved as part of the approved Final Development Plan, all lighting shall
conform to the City of Dublin Code 153.149.
i. General: Applicant shall submit a master lighting plan demonstrating compliance with the
exterior lighting requirements as part of the approved Final Development Plan.
ii. Light Fixtures: All building exterior and site lights fixtures specifications shall be
submitted and approved as part of the approved Final Development Plan.
iii. Light Levels: A lighting photometric plan meeting the City of Dublin Requirements shall be
submitted as part of the approved Final Development Plan.
12 Open Space, Courtyards, Landscaping & Programable Amenity Space: Unless otherwise
specified in the approved Final Development Plan, landscaping and open shall meet the standards of the
City of Dublin Code Chapter 153.130.
a. Open Spaces: The project shall have extensive open spaces, greenways, courtyards, pocket
parks, and memory gardens consisting of a minimum of +/- 9 Acres or +/- 40% of the project
acreage.
b. Ownership and Maintenance of Opens Spaces: Property Owner shall own and maintain all
open spaces.
i. Greenways: +/-7.64 Acres
a. West Greenway: Open Space of approximately 2.97 acres will extend from the
Bright Road Entry to the creek at the northwest part of the site. This greenway
contains tiered lakes, walking trails and a large stand of trees near the
roundabout.
b. East Greenway: Open space of approximately .83 acres which is located on the
east side of the Bright Road entry and surrounds a freestanding single- story
memory care facility.
c. Billingsley Creek Preservation Greenway: Open space of a approximately
3.93 acres with scenic walking trails, exercise stations and other amenities and
will also connect to elaborate courtyards of three primary buildings.
13
ii. Courtyards: +/- .94 Acres
a. Phase 1 Courtyard: The Phase 1 courtyard is the most active. This will have
Pickleball courts, Bocce Ball, putting green, fitness area, patios and other
amenities to keep residents active and engaged.
b. Phase 3 Courtyard: Phase 3 courtyard is located along the creek that is primarily
for Assisted Living. This will be more private with gardens, fire pits, patios and
other amenities associated with Assisted Living residents.
c. Phase 4 Courtyard: Phase 4 will have firepits, patios, gardens and other
amenities but is intended to be more relaxing than the Phase 1 courtyard.
iii. Pocket Parks: +/- .12 Acres
a. There are (2) pocket parks in front of the main buildings which are intended to
be quiet spaces for residents and their guests.
iv. Memory Care Courtyards: +/-.3 Acres
a. Phase 2 and 3 both have interior memory care gardens with walking paths,
gardens, private spaces and other amenities designed to stimulate senses and
offer a therapeutic place to enjoy the outdoors.
c. Landscaping
1. General Requirements:
a. Landscaping shall be in accordance with the landscaping regulations contained
in the City of Dublin Landscape Code. Any deviation from the Dublin
Landscaping code shall be approved as part of the Final Development Plan.
b. Foundation Planting Beds: A minimum foundation planting bed width of 4 feet
between building foundations and drive aisles, sidewalks, paths, and shall be
required. Foundation beds less than 4 feet shall be considered as part of the
Final Development Plan. This requirement shall not be applicable to courtyards,
pocket parks and other gathering spaces adjacent to the building.
c. Design & Character: Landscaping should emphasize a naturalized appearance
and blend with the design of public rights-of-ways, while delineating areas of
more formal design where people will gather and use space and shall comply
with the general character depicted on the approved Preliminary Development
Plan with the final details provided in the Final Development Plan.
d. Programable Amenity Space: Shall include all courtyards, pocket parks, memory gardens, the
West Greenway and Billingsley Creek Preservation greenway which shall be a minimum of +/- 8
acres as approved in the Final Development Plan.
13 Tree Preservation: Reasonable and good faith efforts shall be made to preserve existing trees and
meet the requirements described in the City of Dublin’s Tree Waiver Policy. A minimum of 50% of the
trees 18 inches and over shall be preserved. Trees shall be replaced in accordance with the City of Dublin Tree
Wavier Policy approved on January 9, 2018.
14 Fencing: Unless otherwise specified in the approved Final Development Plan, all fencing shall meet the
standards of the City of Dublin Code Chapter 153.130.
14
a. Prohibited Fencing: Vinyl and/or chain-link shall not be permitted.
b. Memory Care & Assisted Living Fencing: Fencing is an important safety factor for seniors with
Dementia and Alzheimer’s. Applicant shall submit a plan showing proposed fencing locations and
specifications for applicable locations as part of the Final Development Plan.
15 Creek Crossings: Pedestrian Bridges used to cross the Billingsley Creek shall be permitted. The
locations and specifications shall be in accordance with the City of Dublin and all other governing
authorities and shall be approved as part of the Final Development Plan.
16 Screening of Service Structures & Building Elements: Unless otherwise specified in the
approved Final Development Plan, screening and buffering shall comply with the City of Dublin Code Chapter
153.133.
a. Service Structures: Service structures shall include but not limited to site utility boxes,
transformers and pedestals, generators, building utility meter equipment, surface/ground level
air conditioners, roof top mechanicals, dumpsters and enclosures and other equipment
providing service to a building and/or a site location.
b. Screening Requirements: Service structures shall be screened on all four sides except those
structures which need to be moved or accessed frequently shall be screened on three sides.
Interior landscaping shall not be required within the service structure screening area. Rooftop
mechanicals must be screened to the full height of the structure.
c. Screening Size and Materials. Plant materials used to screen service structures shall be an
evergreen species which retain their foliage year around. The height of evergreen screen
materials shall be at least two-thirds the height of the service structure at time of planting and
shall reach the full height of the service structure within four years of planting.
d. Building Element Screening: Unless otherwise specified in the approved Final Development
Plan, Building Element screening shall comply with the City of Dublin Code.
i. Building Elements: Building Element structures shall include but not be limited to electric,
phone, cable equipment, gas meters, heating and cooling equipment, irrigation controls,
lighting controls and other items providing service to a building or site location which is
attached to, or placed by, a building shall be screened in accordance with the City of Dublin
Building Code.
ii. Building Mounted Exhausts: All exhausts mounted to the side of a building shall be
finished to match the color of the building. All rooftop exhausts shall be finished to
match the roof.
iii. Rooftop Mechanicals: All rooftop mechanicals shall be screened in accordance with the City
of Dublin Building Code.
e. Waste and Refuse Enclosures: Waste and Refuge areas shall be screened in accordance with the
City of Dublin Building Code.
17 Utilities:
a. Storm Water, Sanitary Sewer & Water: All Storm Water, Grading, Street, Sanitary, Waterline
shall be designed and constructed in accordance with the City of Dublin Engineering and all
other governing body regulations and requirements.
b. Electric, Gas Phone & Cable: Unless otherwise specified in the submitted Drawings or in this
Text, the development standards shall be in accordance with the City of Dublin zoning
15
requirements.
c. All utility lines and wiring shall be installed underground.
d. Any above ground transformers, pedestals and related items shall be screened in accordance
with the City of Dublin Code.
e. Utility easement locations shall be determined as part of the approved Final Development Plan.
1
The Beacon CCRC
Re-Zoning Statement
2-27-2025
Rezoning Statement:
Concept/Vision:
The Beacon CCRC is a Continuum of Care Retirement Community (CCRC) intended to provide the City of Dublin
a premier senior community. Most senior communities are small, outdated facilities with one or two levels of
care. In contrast, the Beacon will be a larger modern Continuum of Care Retirement Community that will
allow people to remain close to their family and friends when different levels of care are needed, while
enjoying exceptional services and amenities that larger communities can support.
Site Description:
The site consists of +/- 21.523 acres located on the north side of Bright Road between Sawmill Road and
Emerald Parkway and include Parcel Numbers: 273-008405, 273-008761, 273-009469, 273-008676, 273-
008619, 273-008681, 273-008680, 273-008660, 273-008634, 273-008633, 273-008632, 273-012155.
Existing Use and Characteristics:
The property is currently mostly vacant land with three unoccupied houses. There are a number of both large
and small trees. The dense stands of trees are primarily along the creek and near the Bright Road roundabout.
The grade falls in two directions. First, from Sawmill Road to Emerald Parkway (West) and also from Bright
Road to the existing creek at the north part of the site (North).
Dublin Future Plan Verse Proposed Use:
Dublin’s “Future Use Map” has designated this Property Neighborhood Office/Institutional which is consistent
with the proposed use. It is also consistent with the health and wellness corridor established by Lifetime
Fitness and the new Mount Carmel hospital.
Surrounding Land Use:
South: Mount Carmel Hospital
South/East: Office Park
North: Lifetime Fitness
East: Sawmill Road/Strip Shopping Center
West: Emerald Parkway/Vacant Land owned by the City of Dublin.
Site Use Concept:
The site is designed to preserve much of the existing natural environment. The primary buildings are located
furthest from Bright Road along the creek at the north side of the property. Consequently, much of the
development is screened by Lifetime Fitness, the existing office park, and extensive larges trees along the
creek and near the Bright Road Roundabout. In addition, approximately 65% of our parking is underground,
which reduces our hardscape lot coverage to approximately 45% which creates extensive greenways, walking
paths and other site features.
T H E B E A C O N
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
2THE BEACON
DUBLIN, OHIO
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025 GOrange frog Design Group, LLC
PROJECT DESCRIPTION PROJECT TEAM INDEX
VICINITY MAP
PROJECT INDEX
DEVELOPER:
NEWBURY COMPANIES
169 Liberty Street
Powell, OH 43065
Contact: Steve Newcomb
tel: 614. 781.1900
newburycompanies.com
steve.newcomb@newburycompanies
ARCHITECT:
ORANGE FROG DESIGN GROUP, LLC
169 Liberty Street
Powell, OH 43065
Contact: Matt Lones
tel: 614.578.1707
mlones@orangefrogdg.com
LANDSCAPE ARCHITECT:
G2 PLANNING
720 East Broad Street
Columbus, OH 43215
Contact: Phil Moorehead
tel: 614.583.9230
g2planning.com
pmoorehead@g2planning.com
CIVIL ENGINEER:
ADVANCED CIVIL DESIGN
781 Science Blvd., Suite 100
Gahanna, OH 43230
Contact: Tom Warner
tel: 614.428.7750
advancedcivildesign.com
twarner@advancedcivildesign.com
COVER SHEET
GENERAL:
G-2 PROJECT INDEX
G-3 PROJECT SUMMARIES
G-4 OVERALL BIRD EYE VIEW - VIEW FROM SOUTHWEST LOOKING NORTHEAST
G-5 OVERALL BIRD EYE VIEW - VIEW FROM SOUTH LOOKING NORTH
G-6 OVERALL BIRD EYE VIEW - VIEW FROM SOUTHEAST LOOKING NORTHWEST
G-7 OVERALL BIRD EYE VIEW - VIEW FROM NORTHEAST LOOKING SOUTHWEST
G-8 OVERALL BIRD EYE VIEW - VIEW FROM NORTHWEST LOOKING SOUTHEAST
G-9 GROUND PERSPECTIVE - VIEW FROM BRIGHT ROAD ENTRY
G-10 GROUND PERSPECTIVE - APPROACHING VIEW OF INDEPENDENT LIVING
G-11 GROUND PERSPECTIVE - VIEW OF INDEPENDENT LIVING ENTRY FROM MEMORY CARE
G-12 GROUND PERSPECTIVE - CLOSE UP VIEW OF INDEPENDENT LIVING ENTRY
G-13 GROUND PERSPECTIVE - VIEW OF MEMORY CARE ENTRY
G-14 GROUND PERSPECTIVE - VIEW FROM INDEPENDENT LIVING LOOKING AT INDEPENDENT LIVING WITH ASSISTANCE AND ASSISTED LIVING
G-15 GROUND PERSPECTIVE - APPROACHING ENTRY OF VIEW OF INDEPENDENT LIVING WITH ASSISTANCE AND ASSISTED LIVING
G-16 GROUND PERSPECTIVE - VIEW OF INDEPENDENT LIVING WITH ASSISTANCE AND ASSISTED LIVING FROM MEMORY CARE
G-17 GROUND PERSPECTIVE - VIEW OF MEMORY CARE AND ASSISTED LIVING ENTRY
G-18 GROUND PERSPECTIVE - VIEW OF INDEPENDENT LIVING WITH ASSISTANCE + MEMORY CARE AND ASSISTED LIVING
G-19 GROUND PERSPECTIVE - VIEW FROM SAWMILL ROAD LOOKING AT MEMORY CARE AND ASSISTED LIVING
G-20 GROUND PERSPECTIVE - REAR VIEW OF MEMORY CARE AND ASSISTED LIVING
G-21 GROUND PERSPECTIVE - VIEW OF FIRE LANE FROM EAST
G-22 GROUND PERSPECTIVE - PRIVATE DINING COURTYARD + TERRACE GARDEN
G-23 BIRD EYE VIEW - PRIVATE DINING COURTYARD + TERRACE GARDEN
G-24 GROUND PERSPECTIVE - VIEW FROM NATURE WALK
G-25 BIRD EYE VIEW - ATHLETICS + RECREATION COURTYARD
G-26 BALCONY PERSPECTIVE- VIEW FROM THIRD FLOOR BALCONY OF INDEPENDENT LIVING
G-27 GROUND PERSPECTIVE - PRIVATE COURTYARD BEHIND INDEPENDENT LIVING
G-28 BIRD EYE VIEW - PRIVATE COURTYARD BEHIND INDEPENDENT LIVING
G-29 GROUND PERSPECTIVE - VIEW OF FIRE LANE FROM WEST
G-30 GROUND PERSPECTIVE - VIEW FROM POND LOOKING AT INDEPENDENT LIVING
G-31 BALCONY PERSPECTIVE - VIEW FROM INDEPENDENT LIVING THIRD FLOOR BALCONY
ARCHITECTURE:
A-32 CONTEXTUAL SITE PLAN
A-33 PHASE 01 - CONTEXTUAL SITE PLAN
A-34 BUILDING PLAN - INDEPENDENT LIVING WITH ASSISTANCE - PARKING FLOOR PLAN
A-35 BUILDING PLAN - INDEPENDENT LIVING WITH ASSISTANCE - FIRST FLOOR PLAN
A-36 BUILDING PLAN - INDEPENDENT LIVING WITH ASSISTANCE - SECOND FLOOR PLAN
A-37 BUILDING PLAN - INDEPENDENT LIVING WITH ASSISTANCE - THIRD FLOOR PLAN
A-38 BUILDING PLAN - INDEPENDENT LIVING WITH ASSISTANCE - FOURTH FLOOR PLAN
A-39 BUILDING ELEVATIONS - INDEPENDENT LIVING WITH ASSISTANCE
A-40 BUILDING ELEVATIONS - INDEPENDENT LIVING WITH ASSISTANCE
A-41 BUILDING SECTIONS - INDEPENDENT LIVING WITH ASSISTANCE
A-42 PHASE 02 - CONTEXTUAL SITE PLAN - MEMORY CARE
A-43 BUILDING PLAN - MEMORY CARE - FIRST FLOOR PLAN
A-44 BUILDING ELEVATIONS - MEMORY CARE
A-45 BUILDING ELEVATIONS - MEMORY CARE
A-46 BUILDING SECTIONS - MEMORY CARE
A-47 PHASE 03 - CONTEXTUAL SITE PLAN
A-48 BUILDING PLAN - MEMORY CARE AND ASSISTED LIVING - PARKING FLOOR PLAN
A-49 BUILDING PLAN - MEMORY CARE AND ASSISTED LIVING - FIRST FLOOR PLAN
A-50 BUILDING PLAN - MEMORY CARE AND ASSISTED LIVING - SECOND FLOOR PLAN
A-51 BUILDING PLAN - MEMORY CARE AND ASSISTED LIVING - THIRD FLOOR PLAN
A-52 BUILDING PLAN - MEMORY CARE AND ASSISTED LIVING - FOURTH FLOOR PLAN
A-53 BUILDING ELEVATIONS - MEMORY CARE AND ASSISTED LIVING
A-54 BUILDING ELEVATIONS - MEMORY CARE AND ASSISTED LIVING
A-55 BUILDING SECTIONS - MEMORY CARE AND ASSISTED LIVING
A-56 PHASE 04 - CONTEXTUAL SITE PLAN
A-57 BUILDING PLAN - INDEPENDENT LIVING - PARKING FLOOR PLAN
A-58 BUILDING PLAN - INDEPENDENT LIVING - FIRST FLOOR PLAN
A-59 BUILDING PLAN - INDEPENDENT LIVING - SECOND FLOOR PLAN
A-60 BUILDING PLAN - INDEPENDENT LIVING - THIRD FLOOR PLAN
A-61 BUILDING PLAN - INDEPENDENT LIVING - FOURTH FLOOR PLAN
A-62 BUILDING ELEVATIONS - INDEPENDENT LIVING
A-63 BUILDING ELEVATIONS - INDEPENDENT LIVING
A-64 BUILDING SECTIONS - INDEPENDENT LIVING
A-65 BUILDING ELEVATIONS + PLAN - WATER METER HOUSE
A-66 MATERIAL BOARD
LANDSCAPE:
L-67 THE PRESERVATION PLAN
L-68 OVERALL COURTYARD SITE PLAN
L-69 PHASE 01 - OPEN SPACE PLAN
L-70 PHASE 01 - LANDSCAPE SITE PLAN
L-71 BRIGHT ROAD ENTRY ENLARGEMENT PLAN
L-72 NOT USED
L-73 PRIVATE DINING COURTYARD ENLARGEMENT PLAN
L-74 ATHLETICS + RECREATATION COURTYARD ENLARGEMENT PLAN
L-75 PHASE 02 - OPEN SPACE DATA
L-76 PHASE 02 - LANDSCAPE SITE PLAN
L-77 EMERALD PARKWAY AND BRIGHT ROAD VISUAL GATEWAY
L-78 BLDG 02 MEMORY CARE GARDEN ENLARGED PLAN
L-79 PHASE 03 - OPEN SPACE DATA
L-80 PHASE 03 - LANDSCAPE SITE PLAN
L-81 BLDG 03 MEMORY CARE AND ASSISTED LIVING ENCLOSED COURTYARD
L-82 BLDG 03 MEMORY CARE AND ASSISTED LIVING OUTDOOR COURTYARD
L-83 FULL-BUILD OPEN SPACE DATA
L-84 FULL-BUILD LANDSCAPE SITE PLAN
L-85 BLDG 04 INDEPENDANT PRIVATE COURTYARD + ENLARGEMENT PLAN
L-86 CONTEXTUAL SITE PLAN - CIRCULATION PATH
CIVIL:
C-87 COVER SHEET
C-88 DETAILS
C-89 EXISTING CONDITIONS AND DEMOLITION PLAN
C-90 PROPERTY SURVEY
C-91 PHASING PLAN - PHASE 1
C-92 PHASING PLAN - PHASE 2
C-93 PHASING PLAN - PHASE 3
C-94 PHASING PLAN - PHASE 4
C-95 STAKING PLAN - PHASE 1
C-96 STAKING PLAN - PHASE 2
C-97 STAKING PLAN - PHASE 3
C-98 STAKING PLAN - PHASE 4
C-99 UTILITY PLAN - PHASE 1
C-100 UTILITY PLAN - PHASE 2
C-101 UTILITY PLAN - PHASE 3
C-102 UTILITY PLAN - PHASE 4
C-103 SANITARY PLAN
C-104 SANITARY PROFILE
C-105 GRADING PLAN
C-106 GRADING PLAN
SITE
I-270 EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
H
A
R
D
R
O
A
D
SAWBURY BL
V
D
.
LIFETIME
THE BEACON SENIOR COMMUNITY
The subject property consists of 17.662± acres located at the north-east corner of the
intersection of Emerald Parkway and Bright Road, with frontage on Emerald Parkway and
Bright Road and a portion of the property extending east with frontage on Sawmill Road.
The Property is currently zoned PUD, PCD and R-1, and bordered on the north by a PUD zoned
fitness complex and on the southeast portion with an office park zoned PCD. The City of
Dublin’s recommended land use (as designated in the “Future Land Use Map”) for the
Property is primarily Neighborhood Office/Institutional, with a narrow portion along the
northwest boundary of the Property proposed as Parks/Open Space.
Newbury Development intends to develop the Property to provide a staged senior housing
and assisted living community, initially consisting of four (4) structures collectively containing
a mix of 375+/- independent living, assisted living and memory care Units, as well as on-site
amenities and services that pair with the intended residents of the community.
Orange frog Design Group, LLC
CIVIL:
C-107 GRADING PLAN
C-108 GRADING PLAN
C-109 GRADING PLAN
C-110 STORM PROFILES
C-111 STORM PROFILES
C-112 STORM DETAILS
C-113 TEMPORARY GRADING PLAN
C-114 FIRE ACCESS PLAN - PHASE 1
C-115 FIRE ACCESS PLAN - PHASE 2
C-116 FIRE ACCESS PLAN - PHASE 3
C-117 FIRE ACCESS PLAN - PHASE 4
C-118 FIRE HYDRANT COVERAGE - PHASE 1
C-119 FIRE HYDRANT COVERAGE - PHASE 2
C-120 FIRE HYDRANT COVERAGE - PHASE 3
C-121 FIRE HYDRANT COVERAGE - PHASE 4
C-122 GARAGE ACCESS PLAN - BUILDING 1 & 3
C-123 GARAGE ACCESS PLAN - BUILDING 4
C-124 FLOODPLAIN MAP - EXISTING CONDITIONS
C-125 FLOODPLAIN COMPENSATORY CUT PLAN
C-126 FLOODPLAIN MAP - PROPOSED CONDITIONS
APPENDIX:
APPENDIX 01 FLOODPLAIN ANALYSIS
APPENDIX 02 PHASE 01 ENVIRONMENTAL SITE ASSESSMENT
APPENDIX 03 SANITARY STUDY AND CALUCLATIONS
APPENDIX 04 STORMWATER MANAGEMENT REPORT
3THE BEACON
DUBLIN, OHIO
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PROJECT SUMMARIES
PROJECT SUMMARIES BUILDING SUMMARIES COMMON AREA SUMMARIES
PROJECT ADDRESS:
Bright Road, Dublin, Ohio 43016
PARCEL NUMBERS:
273-008405
273-008761
273-008676
273-008619
273-00868
273-008680
273-008660
273-008634
273-008633
273-008632
CURRENT ZONING:
PUD, PCD AND R-1
EXISTING LAND USE:
Undeveloped & single family homes
PROPOSED LAND USE:
Neighborhood Office/ Institutional (Designated in the "Future Land Use Map")
ACREAGE LOT AREA:
Acres: 21.523
Lot Area: 937,541 sf
DEVELOPED AREA:
21.523 Acre site
Total site area: 937,541 sf
Total building footprint: 165,356 sf
Total impervious area:(Streets & Drives)126,397 sf
Sidewalks,paths, dumpster area & generator pads 29,281 sf
landscaped courtyards 35,559 sf
Total building and impervious area percentage: 356,593/ 937,541 = 38.03%
Total open area percentage: 61.97%
TOTAL BUILDING AREA:
Phase 1 - Independent with Assistance & Assisted Living: 220,896 sf
Phase 2 - Memory Care: 29,055 sf
Phase 3 - Memory Care and Assisted Living: 167,928 sf
Phase 4 - Independent Living: 137,978 sf
Total Building Area: 555,857 sf (Not including structured parking)
BUILDING HEIGHT:
Phase 1 - Independent with Assistance & Assisted Living: 54'-4"
Phase 2 - Memory Care:35'-0"
Phase 3 - Memory Care and Assisted Living: 54'-4"
Phase 4 - Independent Living: 53'-4"
PHASE 1: BUILDING 1 - INDEPENDENT LIVING WITH ASSISTANCE & ASSISTED LIVING
BUILDING AREA:
First Floor Area: 56,725 sf
Second Floor Area: 55,181 sf
Third Floor Area: 55,181 sf
Fourth Floor Area: 53,809 sf
Total Square Footage: 220,896 sf (Not including structured parking)
Unit square footage: 133,207 sf
Common Area square footage: 87,689 sf
TOTAL UNIT COUNT: 138
Independent Living with Assistance: 93 Units
Assisted Living: 45 Units
Structured Parking: 109
Parking Spaces Surface Parking: 84 Parking Spaces
PHASE 2: BUILDING 2 - MEMORY CARE
BUILDING AREA:
First Floor Area: 29,055 sf
Total Square Footage: 29,055 sf
Unit square footage: 12,178 sf
Common Area square footage: 16,877 sf
TOTAL UNIT COUNT
Memory Care: 32 Units
Surface Parking: 23 Parking Spaces
PHASE 3: BUILDING 3 - MEMORY CARE and ASSISTED LIVING
BUILDING AREA:
First Floor Area:44,538 sf
Second Floor Area: 41,994 sf
Third Floor Area: 41,695 sf
Fourth Floor Area: 39,701 sf
Total Square Footage: 167,928 sf (Not including structured parking)
Unit square footage: 87,989 sf
Common Area square footage: 79,939 sf
TOTAL UNIT COUNT: 121
Memory Care: 36 Units
Assisted Living: 85 Units
Structured Parking: 101
Parking Spaces Surface Parking: 0 Parking Spaces
PHASE 4: BUILDING 4 - INDEPENDENT LIVING
BUILDING AREA:
First Floor Area: 35,038 sf
Second Floor Area: 34,960 sf
Third Floor Area: 34,960 sf
Fourth Floor Area: 33,020 sf
Total Square Footage: 137,978 sf (Not including structured parking)
Unit square footage: 94,082 sf
Common Area square footage: 43,896 sf
TOTAL UNIT COUNT
Independent Living: 84 Units
Structured Parking: 86 Parking Spaces
Surface Parking: 39 Parking Spaces
Phase 1 - Independent with Assistance & Assisted Living - Common area: 87,689 sf
Phase 2 - Memory Care - Common area: 16,877 sf
Phase 3 - Memory Care and Assisted Living - Common area: 79,939 sf
Phase 4 - Independent Living - Common area: 43,896 sf
Total Building Area - Common area: 228,401 sf
Total Building Area - Common area percentage: 228,401/ 555,857 = 41.08%
TOTAL UNIT SUMMARY
Phase 1 - Building 1 - Independent with Assistance & Assisted Living:Total units: 138
Phase 2 - Building 2 - Memory Care:Total units: 32
Phase 3 - Building 3 - Memory Care and Assisted Living:Total units: 121
Phase 4 - Building 4 - Independent Living:Total units: 84
Total Project unit count: 375 units
PARKING SUMMARIES
Phase 1 - Building 1 - Independent with Assistance & Assisted Living - Parking:
Required - Independent Living parking spaces 1 per dwelling unit: 93 units: 93 required spaces
Required - Assisted Living parking spaces 1 per every 6 units: 45 units/ 6 = 8 required spaces
Required - Staff parking - 1 per employee on largest shift: 30 required spaces
Total required parking spaces: 131 required spaces
Provided - Structured parking spaces: 109 spaces
Provided - Surface parking spaces: 84 spaces
Total provided parking spaces: 193 provided spaces
Phase 2 - Building 2 - Memory Care - Parking:
Required - Memory Care parking spaces 1 per every 6 units: 32 units/ 6 = 6 required spaces
Required - Staff parking - 1 per employee on largest shift: 15 required spaces
Total required parking spaces: 21 required spaces
Provided - Surface parking spaces provided: 23 spaces
Total provided parking spaces: 23 provided spaces
Phase 3 - Building 3 - Memory Care and Assisted Living - Parking:
Required - Memory Care parking spaces 1 per every 6 units: 36 units/ 6 = 6 required spaces
Required - Assisted Living parking spaces 1 per every 6 units: 85 units/ 6 = 15 required spaces
Required - Staff parking - 1 per employee on largest shift: 30 spaces
Total required parking spaces: 51 required spaces
Provided - Structured parking spaces: 101 spaces
Provided - Surface parking spaces: 0 spaces
Total provided parking spaces: 101 provided spaces
Phase 4 - Building 4 - Independent Living - Parking:
Required - Independent Living parking spaces 1 per dwelling unit: 84 units: 84 required spaces
Required - Staff parking - 1 per employee on largest shift: 8 required spaces
Total required parking spaces: 92 required spaces
Provided - Structured parking spaces: 86 spaces
Provided - Surface parking spaces: 39 spaces
Total provided parking spaces: 125 provided spaces
Total project structured parking spaces: 296 spaces
Total project surface parking spaces: 143 spaces
Total project parking count: 439 spaces
Total project parking percentage in structured parking: 296/ 439 = 67.42%
4THE BEACON
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VIEW FROM SOUTHWEST LOOKING NORTHEAST
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OVERALL BIRD EYE VIEW
VIEW FROM SOUTH LOOKING NORTH
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OVERALL BIRD EYE VIEW
VIEW FROM SOUTHEAST LOOKING NORTHWEST
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OVERALL BIRD EYE VIEW
VIEW FROM NORTHEAST LOOKING SOUTHWEST
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OVERALL BIRD EYE VIEW
VIEW FROM NORTHWEST LOOKING SOUTHEAST
9THE BEACON
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GROUND PERSPECTIVE
VIEW FROM BRIGHT ROAD ENTRY
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GROUND PERSPECTIVE
APPROACHING VIEW OF INDEPENDENT LIVING
11THE BEACON
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GROUND PERSPECTIVE
VIEW OF INDEPENDENT LIVING ENTRY FROM MEMORY CARE
12THE BEACON
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GROUND PERSPECTIVE
CLOSE UP VIEW OF INDEPENDENT LIVING ENTRY
13THE BEACON
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GROUND PERSPECTIVE
VIEW OF MEMORY CARE ENTRY
14THE BEACON
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GROUND PERSPECTIVE
VIEW OF FROM INDEPENDENT LIVING ENTRY LOOKING AT INDEPENDENT
LIVING WITH ASSISTANCE AND ASSITED LIVING.
15THE BEACON
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GROUND PERSPECTIVE
APPROACHING ENTRY OF INDEPENDENT LIVING WITH ASSISTANCE
AND ASSITED LIVING.
16THE BEACON
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GROUND PERSPECTIVE
VIEW OF INDEPENDENT LIVING WITH ASSISTANCE AND ASSISTED
LIVING ENTRY
17THE BEACON
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GROUND PERSPECTIVE
VIEW OF MEMORY CARE AND ASSISTED LIVING ENTRY
18THE BEACON
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GROUND PERSPECTIVE
VIEW OF INDEPENDENT LIVING WITH ASSISTANCE AND ASSISTED
LIVING + MEMORY CARE AND ASSISTED LIVING
19THE BEACON
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GROUND PERSPECTIVE
VIEW FROM SAWMILL ROAD LOOKING AT
MEMORY CARE AND ASSISTED LIVING
20THE BEACON
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GROUND PERSPECTIVE
REAR VIEW OF MEMORY CARE AND ASSISTED LIVING
21THE BEACON
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GROUND PERSPECTIVE
VIEW OF FIRE LANE FROM EAST
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GROUND PERSPECTIVE
VIEW OF PRIVATE DINING COURTYARD + TERRACE GARDEN
23THE BEACON
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BIRD EYE VIEW
VIEW OF PRIVATE DINING COURTYARD + TERRACE GARDEN
24THE BEACON
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GROUND PERSPECTIVE
VIEW FROM NATURE WALK
25THE BEACON
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BIRD EYE VIEW
ATHLETICS + RECREATION COURTYARD
26THE BEACON
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BALCONY PERSPECTIVE
VIEW FROM THIRD FLOOR BALCONY OF INDEPENDENT LIVING
27THE BEACON
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GROUND PERSPECTIVE
PRIVATE COURTYARD BEHIND INDEPENDENT LIVING
28THE BEACON
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BIRD EYE VIEW
PRIVATE COURTYARD BEHIND INDEPENDENT LIVING
29THE BEACON
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GROUND PERSPECTIVE
VIEW OF FIRE LANE FROM WEST
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GROUND PERSPECTIVE
VIEW FROM POND LOOKING AT INDEPENDENT LIVING
31THE BEACON
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BALCONY PERSPECTIVE
VIEW FROM INDEPENDENT LIVING THIRD FLOOR BALCONY
32THE BEACON
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CONTEXTUAL SITE PLANEMERALD PARKWAYBRIGHT ROAD SAWMILL ROAD
33THE BEACON
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PHASE 01 - CONTEXTUAL SITE PLAN
PHASE 01: INDEPENDENT LIVING
WITH ASSISTANCE AND ASSISTED
LIVINGSAWMILL ROADEMERALD PARKWAYBRIGHT ROAD
34THE BEACON
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PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - INDEPENDENT LIVING WITH ASSISTANCE
PARKING FLOOR PLAN (90’-0”)
T
O
IND
E
P
END
EN
T
WING
EXIT
E
X
I
T
INDOOR POOL
EXITEXITEXIT0 20 40 60 100
35THE BEACON
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UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - INDEPENDENT LIVING WITH ASSISTANCE
FIRST FLOOR PLAN (100’-0”)
GARAGE
ENTRY/ EXIT
TRASH/
DELIVERY/
LOADING DOCK
ENTRY
LOBBY MULTI-PURPOSE COVERED OUTDOOR
PATIO
WORKOUT
KITCHEN
CHAPEL
CARD ROOM
SPA/ SALON DOCTORS
OFFICES
ADMINISTRATION
LIBRARY
BUSINESS
CENTER
GOLF
SIMULATOR
EXIT
EXIT
EXIT
T
O
IND
E
P
END
EN
T
WING
DINING
VENUES
0 20 40 60 100
36THE BEACON
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UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - INDEPENDENT LIVING WITH ASSISTANCE
SECOND FLOOR PLAN 110’-10”)
T
O
IND
E
P
END
EN
T
WING
0 20 40 60 100
37THE BEACON
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UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - INDEPENDENT LIVING WITH ASSISTANCE
THIRD FLOOR PLAN (122’-6”)
T
O
IND
E
P
END
EN
T
WING
0 20 40 60 100
38THE BEACON
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FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - INDEPENDENT LIVING WITH ASSISTANCE
FOURTH FLOOR PLAN (133’-0”)
GREENHOUSET
O
IND
E
P
END
EN
T
WING
0 20 40 60 100
39THE BEACON
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BUILDING ELEVATIONS - INDEPENDENT LIVING WITH ASSISTANCE
NOT TO SCALE
SOUTH ELEVATION
40THE BEACON
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BUILDING ELEVATIONS - INDEPENDENT LIVING WITH ASSISTANCE
SCALE: 1” = 20’-0”
SOUTH ELEVATION
EL. 154’-0”
EL. 100’-0”
EL. 154’-0”
EL. 100’-0”
EL. 154’-0”
EL. 100’-0”
EL. 154’-0”
EL. 100’-0”
EAST ELEVATION
NORTH ELEVATION
WEST ELEVATION 0 20 40 60 100
41THE BEACON
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UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING SECTIONS- INDEPENDENT LIVING WITH ASSISTANCE
KEY MAP
A
A
SECTION A-A
SECTION B-B
B
B
0 20 40 60 100
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PHASE 02 - CONTEXTUAL SITE PLAN
PHASE 01: INDEPENDENT LIVING
WITH ASSISTANCE AND ASSISTED
LIVING
PHASE 02 - MEMORY CARESAWMILL ROADEMERALD PARKWAYBRIGHT ROAD
43THE BEACON
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UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - PHASE 02 MEMORY CARE
FIRST FLOOR PLAN (100’-0”)EXITEXIT
EXIT
EXITEXIT
0 12 24 36 60
44THE BEACON
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BUILDING ELEVATIONS - PHASE 02 MEMORY CARE
NOT TO SCALE
VIEW FROM BRIGHT ROAD - WEST BOUND
45THE BEACON
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BUILDING ELEVATIONS - PHASE 02 MEMORY CARE
SCALE 1/16” = 1’-0”
WEST ELEVATION
SOUTH ELEVATION ( BRIGHT ROAD)
EAST ELEVATION
NORTH ELEVATION
0 12 24 36 60
EL. 134’-4”
EL. 100’-0”
EL. 134’-4”
EL. 100’-0”
EL. 134’-4”
EL. 100’-0”
EL. 134’-4”
EL. 100’-0”
46THE BEACON
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UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING SECTIONS - PHASE 02 MEMORY CARE
A
A
SECTION A-A
KEY MAP
0 12 24 36 60
EL. 134’-4”
EL. 100’-0”
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PHASE 03 - CONTEXTUAL SITE PLAN
PHASE 03 - MEMORY CARE AND
ASSISTED LIVING
PHASE 01: INDEPENDENT LIVING
WITH ASSISTANCE AND ASSISTED
LIVING
PHASE 02 - MEMORY CARESAWMILL ROADEMERALD PARKWAYBRIGHT ROAD
48THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - MEMORY CARE AND ASSISTED LIVING
PARKING FLOOR PLAN (90’-0”)
GARAGE
ENTRY/ EXIT
EXIT
EXIT
EXIT
EXIT
0 12 24 36 60
49THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - MEMORY CARE AND ASSISTED LIVING
FIRST FLOOR PLAN (100’-0”)
EXIT
EXIT
EXIT
EXIT0 12 24 36 60
50THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - MEMORY CARE AND ASSISTED LIVING
SECOND FLOOR PLAN (111’-10”)
0 12 24 36 60
51THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - MEMORY CARE AND ASSISTED LIVING
THIRD FLOOR PLAN (122’-6”)
0 12 24 36 60
52THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - MEMORY CARE AND ASSISTED LIVING
FOURTH FLOOR PLAN (133’-0”)
0 12 24 36 60
53THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
BUILDING ELEVATIONS - MEMORY CARE AND ASSISTED LIVING
NOT TO SCALE
WEST ELEVATION
54THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
BUILDING ELEVATIONS - MEMORY CARE AND ASSISTED LIVING
SCALE: 1/16” = 1’-0”
SOUTH ELEVATION
WEST ELEVATION
EL. 152’-7”
EL. 100’-0”
EAST ELEVATION
NORTH ELEVATION
EL. 152’-7”
EL. 100’-0”
EL. 152’-7”
EL. 100’-0”
EL. 152’-7”
EL. 100’-0”
0 12 24 36 60
55THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING SECTIONS - MEMORY CARE AND ASSISTED LIVING
A
A
SECTION A-A
KEY MAP
0 12 24 36 60
56THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
PHASE 04 - CONTEXTUAL SITE PLAN
PHASE 04: INDEPENDENT LIVING
PHASE 03 - MEMORY CARE AND
ASSISTED LIVING
PHASE 01: INDEPENDENT LIVING
WITH ASSISTANCE AND ASSISTED
LIVING
PHASE 02 - MEMORY CARESAWMILL ROADEMERALD PARKWAYBRIGHT ROAD
57THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - INDEPENDENT LIVING
PARKING FLOOR PLAN (90’-0”)
GARAGE
ENTRY/ EXIT
TO INDEPENDENT LIVING
WITH ASSISTANCE WINGEXIT EXIT0 12 24 36 60
58THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - INDEPENDENT LIVING
FIRST FLOOR PLAN (100’-0”)
TO INDEPENDENT LIVING
WITH ASSISTANCE WING
0 12 24 36 60
59THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - INDEPENDENT LIVING
SECOND FLOOR PLAN (111’-10”)
TO INDEPENDENT LIVING
WITH ASSISTANCE WING
0 12 24 36 60
60THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - INDEPENDENT LIVING
THIRD FLOOR PLAN (122’-6”)
TO INDEPENDENT LIVING
WITH ASSISTANCE WING
0 12 24 36 60
61THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING PLAN - INDEPENDENT LIVING
FOURTH FLOOR PLAN (133’-0”)
TO INDEPENDENT LIVING
WITH ASSISTANCE WING
0 12 24 36 60
62THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
BUILDING ELEVATIONS - INDEPENDENT LIVING
NOT TO SCALE
SOUTH ELEVATION
OPEN TO CONNECT WITH
INDEPENDENT
LIVING WITH
ASSISTANCE
63THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
BUILDING ELEVATIONS - INDEPENDENT LIVING
SCALE: 1/16” = 1’-0”
OPEN TO CONNECT WITH
INDEPENDENT
LIVING WITH
ASSISTANCE
OPEN TO CONNECT WITH
INDEPENDENT LIVING WITH
ASSISTANCE
EAST ELEVATION
SOUTH ELEVATION
NORTH ELEVATION
WEST ELEVATION
EL. 149’-7”
EL. 100’-0”
EL. 149’-7”
EL. 100’-0”
EL. 90’-0”
EL. 149’-7”
EL. 100’-0”
EL. 90’-0”
EL. 149’-7”
EL. 100’-0”
EL. 90’-0”
0 12 24 36 60
64THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING SECTIONS - INDEPENDENT LIVING
A A
B
B
SECTION A-A
SECTION B-B SECTION C-C
C
C
0 12 24 36 60
KEY MAP
65THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 10, 2025
UNITS
LOBBY/ LEASING/ AMENITY
RESIDENTIAL VERTICAL CIRCULATION
CORRIDOR
BALCONIES
B.O.H./ UTILITY
STORAGE
PARKING
COLOR LEGEND
ENCLOSED COURTYARD
BUILDING ELEVATIONS + PLAN - WATER METER HOUSE
SCALE: 1/4” = 1’-0”
0 4 8 12
SOUTH ELEVATION
EL. 114’-7”
EL. 100’-0”
WEST ELEVATION
EAST ELEVATION NORTH ELEVATION
EL. 114’-7”
EL. 100’-0”
16
66THE BEACON
DUBLIN, OHIO AOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
MATERIAL BOARD & TYPICAL DOORS AND WINDOWS
BRICK - B.01
MANUFACTURE: MERIDAN BRICK
MODEL: TABACCO ROAD
BRICK - B.0X PAINT - P.0X STONE - S.0X
BRICK - B.03
MANUFACTURE: CHEROKEE BRICK
MODEL: COBBLESTONE BRICK
BRICK - B.02
MANUFACTURE: GLEN GERY BRICK
MODEL: MARQUETTE
PAINT - P.01
MANUFACTURE: SHERWIN WILLIAMS
MODEL: SW 7069 IRON ORE
PAINT - P.02
MANUFACTURE: SHERWIN WILLIAMS
MODEL: SW 7017 DORIAN GRAY
PAINT - P.03
MANUFACTURE: SHERWIN WILLIAMS
MODEL: SW 6141 SOFTER TAN
PAINT - P.04
MANUFACTURE: SHERWIN WILLIAMS
MODEL: SW 7566 WESTHIGHLAND WHITE
STONE - S.01
MANUFACTURE: TBD
MODEL: BLUFFSTONE
TEXTURE: ROCKFACE
BRICK - B.01
MANUFACTURE: MERIDAN BRICK
MODEL: TABACCO ROAD
BRICK - B.0X
STONE - S.02
MANUFACTURE: TBD
MODEL: BLUFFSTONE
TEXTURE: SMOOTH
67THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
THE PRESERVATION PLAN
89
464
465466568
87
1
23
45
6
89
1011
12
13
1415 16
171922
232425
2728
29 30
31
32
34
8596
97
98 99
100
101
102
103
104
105
106112
113
114
115
116
117
118
119
120
121
122
123
124125
126
127
128
129130131
132 133
134
135136137
138 139 140141
142
143144
200201
202
203
204
205
206
207 208
209
210211
212
213
214
215
216
217218
219220
221
222
223224
225
226
227228
230
231 232
233 234
235 236240241242
243
244
245
246
247
248
264
265266268269 270271272273274275276277278281282284285286
287 288
289290
291
292
293
295
296
297
298
299
300
301
314
316
317318320
321
323
324
325 326
327
328 329
330
331
332
336
342
343
344
345
346
347
348
349
350
351
352353354
355356357
358359
360361
362363
364365
368
369
370
371
372
373
374
375
382
383
384
385 386
387 388
389390
391
392
394 395
396 397 398 399
400
401
402
403
404
405
406407408
409410412
413
414
415
416
417418
419
420
421 422 423
424 425
426 427
428
429
430
431
432
433
434
435
436
437
438439
440441
442
443
444
445
446
447
448
449
450 451
452
453
454
455
456
457458459
460 461
463
469
470
471
472473
474
475
478479480
481
484485487489
491
493
494495
496
508
509
510
511
512
513514515
516517
518519520
521
552553563
576577
578
617
618
619620621 622
623
628 629
630631
632633
663
664
393
322
411
477 476
507
505
506 504
501499
503 502
500
497
498
490
488 486
483 482 283
279 280
267 33
26
7
20
239238 237
229
9593
21 18
492
467468
462
90 9254
86
88564
569
602616
567
302
315
334
381
575
614
615
624
625
626
627
84
91
94
310
41546
670673688
689
848
849
871
872
877 878
976
978
981
990 996 997
9991000
100110021003
1004
10051006 1007 100810091010
1012101310181020
1021 1022
1023
1024
1025
1026
1027
1028
873
695 690
672 669
40
337
338
339 340
341
653
654
655656
657
658
696
697698
699
710
711 712
714
715
717
718
719
720
738
739
740
741
742
744745
746
747
748
751
753
754 756 757
758
759
760
761762763764
765
766
767
768 769770
771
772
773
774775
776
777
778779
780781 782
783784
785 786
787788789
791
792
793
795
796 797
798
800812
815 816
817
818
821
822824825
826
827 828829830
831
832
833834
835
836
837838
839
840
842
843
844
845846847
850
851 852853854855856
857
858
859
860
861
862 863864
865866867
868
869
870
874 875
876
879
880
881882
883
884 885
886
887
888
889
890 891
892
893
894
895896
897898899
900
902
914
918 919 920
921922
923
925 926
927
928
929 930
931
932
933
934
935
937 938 939
940
941
946
972
973974
975
977
979 980
982
983
984
985 986
987988
989991
992993
994
995
936924
841
811
799
810
814813
823
820 819
790 794
35
37 38
4344 45
46
47
48
49
50 51
52
53 55
56 5758
59
60 61
62 63 64 65 66
67
68 69
70 71 72
73
74 75
76 77
78
79 80
81
82
83
145 146147
148
149 150
151
152
153154155157
162163
165
167
168
169
170
171
174
175
177
178
179
180
181182183
184185186187
188
189
191 192194
249250 251
252253
254
255259
260261 262
263
522
525
526
528
532
533534
535
536
537
538
539
540
541
542
543544
547
548
549
550
559
560
561562
570571572
581
582 583
584585
586587
591
599
604605
606
607608
609
610
611
674
676
677
678 679
680
684
686
687
691
692693700701702
703
704
706708
709
723727729
731734735
737
950
952
954
955
962964961 957
912603601
592 589
959
960
958
956
590 588
953
951
802
801
736
566
565
733 732
728 722
721
730 726 725 724
551
707
705
545
694
529 531 527
530
683
685 681 682
675 523
256
176
172 166
173
36 39 42
196 190
195
193258
107 108
333
377
378
379
380
555556558
573
579
593
594
595
596597598
612 613
636
637
638639 640 641
642
643
644
645646
647648649
650
651
652
660
716
805
806808
901
903
904 905
906 907
908
909
910
911
913
915
916917
942 943
944948
949965
967
970
963966
971 600
969
580
947 945
807
803804
809 574
968
557
554
335
1029
1030
158159160161164199
524
668
671
998
1011
10141015101610171019
319
366367
634
635
659
661
662
665
666
667
713743
749 750
752
755
156197198
257
109
110
111
303
304
305306
307308
309
311
312
313
376
889
L5.00
date issued
1 XX.XX.XXXX NOTES
Not For Construction
PROJECT FOR:
DESIGN TEAM
REVISIONS
G:\G2 Projects\Advanced Civil Design\20024 Bright Road Assisted Living\CAD\20024_BRIGHT RD ASST LIVING_L5.00.dwg Nov 22, 2024 - 1:31pm-PMooreheadissue date 11.15.24 PROJECT NO.22049
drawn by:PEM checked by:PEM
Civil Engineer
Advanced Civil Design
781 Science Boulevard, Suite 100
Gahanna, Ohio 43230
p 614.428.7750
Architect
Orange frog Design Group
629 N High St. 4th Floor
Columbus, Ohio 43215
p 614.230.4131
Landscape Architect
G2 Planning and Design
720 E. Broad St. Suite 200
Columbus, Ohio 43215
p 614.583.9230
PRELIMINARY DEVELOPMENT PLANFORTHE BEACON C.C.R.C.Sawmill RoadCity of Dublin, Ohio 43016TREE
PRESERVATION
PLAN
0'60'180'
BRIGHT ROAD SAWMILL ROADEMERALD PARKWAYTREE PRESERVATION
FENCE
EXISTING TREE
TO BE REMOVED
EXISTING TREE
TO BE PRESERVED
#
#EXISTING TREE
INDEX NUMBER*
EXISTING TREE
STATUS OFF-SITE
#
*(SEE SHEETS L5.01-L5.07 FOR EXISTING TREE INDEX)
LIFETIME
FITNESS
EXISTING TREE
STATUS OFF-SITE
#
AREA OF FLOODPLAIN COMPENSATORY CUT
68THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
OVERALL COURTYARD SITE PLAN
PRIVATE COURTYARD +
POOL
ATHLETICS +
RECREATION
COURTYARD
COMMUNITY
GARDEN
PRIVATE DINING +
OUTDOOR
COURTYARD
PRIVATE ENCLOSED
COURTYARD
PRIVATE ENCLOSED
COURTYARD
PRIVATE OUTDOOR
COURTYARD
OUTDOOR
COURTYARD
OUTDOOR
COURTYARD
69THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
PHASE 01 - OPEN SPACE DATASAWMILL ROADBRIGHT ROADEMERALD PARKWAYFUTURE
BUILDING 2
FUTURE
BUILDING 4
FUTURE
BUILDING 3
Gross Acreage ±21.523 Acres
±6.17 Acres(±29% OS)Total Open Space
Sub-Area A Open Space Plan Key
Greenway (±5.43 acres total)
Courtyard (±0.62 acres total)
Pocket Park (±0.12 acres total)
Sub-Area B (±4.46 acres total)
SUB-AREA B
± 4.46 ACRES
BLDG. 1
I.L.
POCKET PARK
(±0.08 AC)
WEST GREENWAY
± 2.93 ACRES
POCKET PARK
(±0.04 AC)
COURTYARD
(±0.42 AC)COURTYARD
(±0.20 AC)SUB-AREA 'A'SUB-AREA 'B'
WRITE RUN CREEK
PRESERVATION GREENWAY
± 2.5 ACRES
70THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
PHASE 01 - LANDSCAPE SITE PLAN
889
EXISTING TREE
TO BE PRESERVED
SPACINGCOND.SIZEBOT. NAME/COMMON NAME
DECIDUOUS SHADE TREES / STREET TREES
CODE NOTES
SMALL / ORNAMENTAL TREES
AS SHOWNB&BOS VI Match FormOstrya virginiana 'Autumn Treasure'
Autumn Treasure Hophornbeam
EVERGREEN TREES
PI AB Picea abies
Norway Spruce
B&B
2.5" CAL.AS SHOWNB&BAC WB Match FormAcer saccharum 'Wright Brothers'
Wright Brothers Maple
AS SHOWNCO KO Match FormCornus kousa
Kousa Dogwood
B&B
AB CO 6' HT.15' O.C.Abies Concolor
White Fir
B&B
AS SHOWNB&BPL AC Match FormPlatanus x acerfolia 'Bloodgood'
Bloodgood London Plantree
AS SHOWNB&B Match Form
AS SHOWNB&BQU RU Match FormQuercus rubra
Red Oak
AS SHOWNCR WK Match FormCrataegus viridus 'Winter King'
Winter King Hawthorn
B&B
AS SHOWNB&BQU BI Match FormQuercus bicolor 'JFS-KW12'
American Dream Swamp White Oak
AS SHOWNB&BCL KE Match FormCladrastis kentuckea
American Yellowwood
AM GR Amelanchier xgrandiflora 'Autumn Brilliance'
Autumn Brilliance Serviceberry
2.5' CAL.AS SHOWN Match FormB&B
TH PL Thuja plicata 'Green Giant'
Green Giant Arborvitae
B&B
PI ST Pinus strobus
White Pine
B&B
PI DE Picea glauca 'Densata'
Black Hills Spruce
B&B
AS SHOWNMA SN Match FormMalus 'Snowdrift'
Snowdrift crabapple
B&B
AS SHOWNMA VI Match FormMagnolia virginiana
Sweetbay Magnolia
B&B10' HT.
AS SHOWNB&BTI CO Match FormTilia cordata 'Greenspire'
Greenspire Littleleaf Linden
TA DI Taxodium distichum
Bald Cypress
2.5" CAL.
2.5" CAL.
2.5" CAL.
2.5" CAL.
2.5' CAL.
2.5' CAL.
2.5' CAL.
6' HT.
6' HT.
6' HT.
6' HT.
JU CA 6' HT.Juniperus virginiana 'Canaertii'
Canaertii Eastern Red Cedar
B&B
AS SHOWNB&BLI MO Match FormLiquidambar styraciflua 'Moraine'
Moraine Sweetgum
2.5" CAL.
AS SHOWNB&BGY DI Match FormGymnocladus dioicus 'Espresso'
Espresso Kentucky Coffeetree
2.5" CAL.
AS SHOWNB&BCA NF Match FormCarpinus caroliniana 'Native Flame'
Native Flame American Hornbeam
2.5" CAL.
AS SHOWNB&BAE AS Match FormAesculus x arnoldiana 'Autumn Splendor'
Autumn Splendor Buckeye
2.5" CAL.
PI OM Picea omorika
Serbian Spruce
B&B6' HT.
AS SHOWNB&BNY SY Match FormNyssa sylvatica 'Wildfire'
Wildfire Blackgum
2.5" CAL.
AS SHOWNB&BLI TU Match FormLiriodendron tulipifera 'JFS-Oz'
Emerald City Tulip Tree
2.5" CAL.
AS SHOWNCE CA Match FormCercis canadensis
Eastern Redbud
B&B2.5' CAL.
PI FX Pinus flexilis 'Vanderwolf's Pyramid'
Vanderwolf's Pyramid Limber Pine
B&B6' HT.
AS SHOWNB&BGI BI Match FormGinkgo biloba 'Princeton Sentry'
Princeton Sentry Ginkgo
2.5" CAL.
12' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
AS SHOWNMA AM Match FormMaackia amurensis 'Starburst'
Starburst Amur Maackia
B&B2.5' CAL.
2.5" CAL.
2.5" CAL.
2.5" CAL.
LIFETIME
FITNESS
0'60'180'
BRIGHT ROAD SAWMILL ROADEMERALD PARKWAYFUTURE
BUILDING 4
FUTURE
BUILDING 3
BLDG. 1
INDEPENDENT LIVING
(PHASE I)
FUTURE
BUILDING 2
EVERGREEN SHRUB
PERENNIALS/GRASSES
DECIDUOUS SHRUB 153.133(A)(5)
VEHICULAR USE AREA
PERIMETER TREE & SHRUB
153.146(A)
REPLACEMENT TREE
153.133(B)(3)
PARKING LOT TREE
153.133(B)(2)
LANDSCAPE AREA
153.133(D)(2)(b)
SITE TREE
954 REPLACEMENT TREES
@ 2.5" REQUIRED
398 REPLACEMENT TREES +
11 VUA PERIMETER TREES
@ 2.5" PROVIDED (ALL PHASES)
±5,883 S.F. (7.3%) OF
PARKING LOT INTERIOR
LANDSCAPE AREA PROVIDED
FOR ±80,172 S.F. OF
VEHICULAR USE AREA.
1 TREE/40 FT. OF BOUNDARY
OF VEHICULAR AREA FACING
BUILDINGS ON ADJACENT
PROPERTY OR R.O.W. FOR
PUBLIC OR PRIVATE STREETS
REQ.'D, 6 TREES PROVIDED
153.134(A)(1)
PROPOSED STREET TREE
153.134(A)(1)
EXISTING STREET TREE
AREA OF FLOODPLAIN COMPENSATORY CUT
NOTE: ALL ABOVE GROUND UTILITIES WILL BE
SCREENED IN ACCORDANCE WITH 153.077 OF THE
CITY OF DUBLIN ZONING CODE
NOTE:
THE PLAN AS SHOWN IS PRELIMINARY. FINAL LAYOUT, SITE IMPACTS, AND
LANDSCAPING ARE SUBJECT TO CHANGE BASED UPON FINAL ENGINEERING.
SCALE: 1/2" = 1'-0"
TYPICAL SERVICE STRUCTURE SCREENING FENCE 1' ABOVE ENCLOSED STRUCTURE6' (TYP.)
FINISH GRADE
NOTES:
POSTS SHALL BE SOUND, STRAIGHT AND FREE FROM KNOTS, SPLITS, AND SHAKES, AND PEELED
THEIR ENTIRE LENGTH. BOTH ENDS SHALL BE DOUBLE TRIMMED AND SAWED SQUARE
FENCE BOARDS:
BOARDS SHALL BE 1"x6"x6' AND 1"x4"X6'
MATERIAL TO BE: CEDAR, HARDIE PLANK, OR AZEK PLANK
PAINT:
T.B.D WITH F.D.P.
FASTENERS:
NAILS-10D PLAIN SHANK BOX GALVANIZED
6X6 P.T. END POSTS
- FACED W/ 8X BOTH SIDES
4X4 P.T. LINE POSTS
- FACED W/ 6X BOTH SIDES
1X6 RAIL (TYP.)
1X4 RAIL (TYP.)
A
38" OF TREE CAL. FOR
±56,725 S.F. OF BUILDING
GROUND COVERAGE OFFSET
BY 6,893" OF PRESERVED
EXISTING TREES
28 2" CAL. MIN. DECIDUOUS
TREES FOR ±136,897S.F.
GROUND COVERAGE REQ.'D
30 2" CAL. MIN. DECIDUOUS
TREES PROVIDED IN PHASE I
71THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
BRIGHT ROAD ENTRY ENLARGEMENT PLAN
EVERGREEN SHRUB
PERENNIALS/GRASSES
DECIDUOUS SHRUB 153.133(A)(5)
VEHICULAR USE AREA
PERIMETER TREE & SHRUB
153.146(A)
REPLACEMENT TREE
153.133(B)(3)
PARKING LOT TREE
153.133(B)(2)
LANDSCAPE AREA
0'16'48'
BRIGHT ROAD ENTRY ENLARGEMENT PLAN
BUILDING 2 M
E
M
O
R
Y
C
A
R
E
(
P
H
A
S
E
I
I
)
BRIGHT ROA
D
FOUNTAIN
STORMWATER
BASIN
FUTURE WAL
K (
B
Y
O
T
H
E
R
S)
EX. R.O.W.
EXISTING TREE TO BE PRESERVED (TYP)
PROP. R.
O.
W.
SPACINGCOND.SIZEBOT. NAME/COMMON NAMECODE NOTES
HY LI Hydrangea paniculata 'Limelight'
Limelight Hydrangea
B&B
HY PA Hydrangea paniculata 'ILVOBO'
Bobo Hydrangea
B&B
JU VI Juniperus virginiana 'Taylor'
Taylor Juniper
B&B
HA VI 36" HT.Hamamelis virginiana
Common Witch-Hazel
B&B
BU SE Buxus x 'Green Mountain'
Green Mountain Boxwood
AB GR Abelia x grandiflora 'Kaleidoscope'
Kaleidoscope Abelia
B&B
LARGE DECIDUOUS SHRUBS
LARGE EVERGREEN SHRUBS
SMALL DECIDUOUS SHRUBS
BU GO Buxus microphylla 'Golden Triumph'
Golden Triumph Boxwood
B&B24" HT.
MO CH Monarda 'Cherrry Pops'
Cherry Pops Bee Balm
FE GL Festuca glauca
Elijah Blue Fescue
HE DO Hemorcallis 'Stella de Oro'
Stella de Oro Daylily
GRASSES, GROUNDCOVERS AND PERENNIALS
SA NE Salvia nemerosa 'East Friesland'
East Friesland Salvia
NE FA Nepeta faasenii 'Purrsian Blue'
Purrsian Blue Catmint
AB KO 4-5' HT.Abies koreana
Korean Fir
B&B
SC SC Schizachyrium scoparium 'The Blues'
The Blues Little Bluestem
PA VI Panicum virgata 'Northwind'
Northwind Switchgrass
CO VE Coreopsis verticilla 'Zagreb'
Zagreb Coreopsis
CA NE Calamintha nepeta
Lesser Calaminth
LI SP Liatris spicata
Gayfeather
AN RE Anemone 'Red Ridinghood'
Red Ridinghood Anemone
CONT.#1
B&B3-4' HT.PER PLAN
4-5' HT.PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
24" HT.
18" HT.
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
PER PLAN
PER PLAN
36" HT.
ENTRY FEATURE LANDSCAPING
FAUX GUARDHOUSE/METER ROOM
EXISTING TREE
TO BE PRESERVED
NOTE:
THE PLAN AS SHOWN IS PRELIMINARY. FINAL LAYOUT, SITE IMPACTS, AND
LANDSCAPING ARE SUBJECT TO CHANGE BASED UPON FINAL ENGINEERING.
±3' HT. MOUND WITH
ORNAMENTAL PLANTINGS
153.134(A)(1)
PROPOSED STREET TREE
153.134(A)(1)
EXISTING STREET TREE
PROPOSED STREET TREE (TYP)NOTE: ALL ABOVE GROUND UTILITIES WILL BE
SCREENED IN ACCORDANCE WITH 153.173(I) OF
THE CITY OF DUBLIN ZONING CODE
72THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
NOT USED
N O T U S E D
73THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
PRIVATE DINING COURTYARD ENLARGEMENT PLAN
PRIVATE DINING COURTYARD
COVERED OUTDOOR
DINING AREA
0'16'48'
NOTE:
THE PLAN AS SHOWN IS PRELIMINARY. FINAL LAYOUT, SITE IMPACTS, AND
LANDSCAPING ARE SUBJECT TO CHANGE BASED UPON FINAL ENGINEERING.
BUILDING 1 ENTRY COURTYARD, PRIVATE DINING AREA, AND PASSIVE AMENITY SPACE
SPACINGCOND.SIZEBOT. NAME/COMMON NAMECODE NOTES
HY LI Hydrangea paniculata 'Limelight'
Limelight Hydrangea
B&B
HY PA Hydrangea paniculata 'ILVOBO'
Bobo Hydrangea
B&B
JU VI Juniperus virginiana 'Taylor'
Taylor Juniper
B&B
HA VI 36" HT.Hamamelis virginiana
Common Witch-Hazel
B&B
BU SE Buxus x 'Green Mountain'
Green Mountain Boxwood
AB GR Abelia x grandiflora 'Kaleidoscope'
Kaleidoscope Abelia
B&B
LARGE DECIDUOUS SHRUBS
LARGE EVERGREEN SHRUBS
SMALL DECIDUOUS SHRUBS
BU GO Buxus microphylla 'Golden Triumph'
Golden Triumph Boxwood
B&B24" HT.
MO CH Monarda 'Cherrry Pops'
Cherry Pops Bee Balm
FE GL Festuca glauca
Elijah Blue Fescue
HE DO Hemorcallis 'Stella de Oro'
Stella de Oro Daylily
GRASSES, GROUNDCOVERS AND PERENNIALS
SA NE Salvia nemerosa 'East Friesland'
East Friesland Salvia
NE FA Nepeta faasenii 'Purrsian Blue'
Purrsian Blue Catmint
AB KO 4-5' HT.Abies koreana
Korean Fir
B&B
SC SC Schizachyrium scoparium 'The Blues'
The Blues Little Bluestem
PA VI Panicum virgata 'Northwind'
Northwind Switchgrass
CO VE Coreopsis verticilla 'Zagreb'
Zagreb Coreopsis
CA NE Calamintha nepeta
Lesser Calaminth
LI SP Liatris spicata
Gayfeather
AN RE Anemone 'Red Ridinghood'
Red Ridinghood Anemone
CONT.#1
B&B3-4' HT.PER PLAN
4-5' HT.PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
24" HT.
18" HT.
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
PER PLAN
PER PLAN
36" HT.
INDOOR/OUTDOOR BAR
/PASS-THROUGH
BAR RAIL SEATING
/OVERLOOK
ADA ROUTE
KITCHEN ACCESS
SEE-THRU FIREPLACE
AT EDGE OF COVERED/
UNCOVERED DECK SPACE
DANCE FLOOR
ADA RAMP TO GRADE
BENCH SEATING
OUTDOOR DINING/OVERLOOK
(UPPER TERRACE)
STAIRS
FIREPLACE
PRIVATE DINING AND
SECLUDED OVERLOOK
(MIDDLE TERRACE)
GARDEN SPACE
(LOWER TERRACE)
74THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
ATHLETICS + RECREATION COURTYARD ENLARGEMENT
ATHLETICS + RECREATION COURTYARD
BUILDING 1
INDEPENDENT LIVING
(PHASE I)
PICKLEBALL
COURTS (2)
SPACINGCOND.SIZEBOT. NAME/COMMON NAMECODE NOTES
HY LI Hydrangea paniculata 'Limelight'
Limelight Hydrangea
B&B
HY PA Hydrangea paniculata 'ILVOBO'
Bobo Hydrangea
B&B
JU VI Juniperus virginiana 'Taylor'
Taylor Juniper
B&B
HA VI 36" HT.Hamamelis virginiana
Common Witch-Hazel
B&B
BU SE Buxus x 'Green Mountain'
Green Mountain Boxwood
AB GR Abelia x grandiflora 'Kaleidoscope'
Kaleidoscope Abelia
B&B
LARGE DECIDUOUS SHRUBS
LARGE EVERGREEN SHRUBS
SMALL DECIDUOUS SHRUBS
BU GO Buxus microphylla 'Golden Triumph'
Golden Triumph Boxwood
B&B24" HT.
MO CH Monarda 'Cherrry Pops'
Cherry Pops Bee Balm
FE GL Festuca glauca
Elijah Blue Fescue
HE DO Hemorcallis 'Stella de Oro'
Stella de Oro Daylily
GRASSES, GROUNDCOVERS AND PERENNIALS
SA NE Salvia nemerosa 'East Friesland'
East Friesland Salvia
NE FA Nepeta faasenii 'Purrsian Blue'
Purrsian Blue Catmint
AB KO 4-5' HT.Abies koreana
Korean Fir
B&B
SC SC Schizachyrium scoparium 'The Blues'
The Blues Little Bluestem
PA VI Panicum virgata 'Northwind'
Northwind Switchgrass
CO VE Coreopsis verticilla 'Zagreb'
Zagreb Coreopsis
CA NE Calamintha nepeta
Lesser Calaminth
LI SP Liatris spicata
Gayfeather
AN RE Anemone 'Red Ridinghood'
Red Ridinghood Anemone
CONT.#1
B&B3-4' HT.PER PLAN
4-5' HT.PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
24" HT.
18" HT.
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
PER PLAN
PER PLAN
36" HT.
0'10'30'
BUILDING 1 - ATHLETICS AND RECREATION COURTYARD ENLARGEMENT PLAN
ARBOR (TYP.)
BOCCE COURTS (2)
W/ WALKWAY
BETWEEN
NOTE:
THE PLAN AS SHOWN IS PRELIMINARY. FINAL LAYOUT, SITE IMPACTS, AND
LANDSCAPING ARE SUBJECT TO CHANGE BASED UPON FINAL ENGINEERING.
LANDSCAPE BED (TYP.)
MULTI-PURPOSE
LAWN
BENCH (TYP.)
BUILDING 4
INDEPENDENT LIVING
(PHASE IV)
2 10x52'
SHUFFLEBOARD COURTS
SMALL FOUNTAIN, FIREPIT
OR SIMILAR (TYP.)
OUTDOOR KITCHEN/BAR
LARGE FIREPIT
MOVEABLE FURNITURE
(TYP.)
75THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
PHASE 02 - OPEN SPACE DATA
Gross Acreage ±21.523 Acres
±7.28 Acres(±34% OS)Total Open Space
Sub-Area A Open Space Plan Key
Greenway (±6.36 acres total)
Courtyard (±0.62 acres total)
Pocket Park (±0.12 acres total)
Memory Care Garden (±0.18 acres total)
Sub-Area B (±4.46 acres total)
FUTURE
BUILDING 4
FUTURE
BUILDING 3
SAWMILL ROADBRIGHT ROADEMERALD PARKWAYSUB-AREA B
± 4.46 ACRES
BLDG. 1
I.L.
BLDG. 2
M.C.
POCKET PARK
(±0.08 AC)
MEMORY CARE
GARDENS (0.18 AC)
WEST GREENWAY
± 2.93 ACRES
EAST GREENWAY
± 0.93 ACRES
POCKET PARK
(±0.04 AC)
COURTYARD
(±0.42 AC)COURTYARD
(±0.20 AC)SUB-AREA 'A'SUB-AREA 'B'
WRITE RUN CREEK
PRESERVATION GREENWAY
± 2.5 ACRES
76THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
PHASE 02 - LANDSCAPE SITE PLAN
889
EXISTING TREE
TO BE PRESERVED
SPACINGCOND.SIZEBOT. NAME/COMMON NAME
DECIDUOUS SHADE TREES / STREET TREES
CODE NOTES
SMALL / ORNAMENTAL TREES
AS SHOWNB&BOS VI Match FormOstrya virginiana 'Autumn Treasure'
Autumn Treasure Hophornbeam
EVERGREEN TREES
PI AB Picea abies
Norway Spruce
B&B
2.5" CAL.AS SHOWNB&BAC WB Match FormAcer saccharum 'Wright Brothers'
Wright Brothers Maple
AS SHOWNCO KO Match FormCornus kousa
Kousa Dogwood
B&B
AB CO 6' HT.15' O.C.Abies Concolor
White Fir
B&B
AS SHOWNB&BPL AC Match FormPlatanus x acerfolia 'Bloodgood'
Bloodgood London Plantree
AS SHOWNB&B Match Form
AS SHOWNB&BQU RU Match FormQuercus rubra
Red Oak
AS SHOWNCR WK Match FormCrataegus viridus 'Winter King'
Winter King Hawthorn
B&B
AS SHOWNB&BQU BI Match FormQuercus bicolor 'JFS-KW12'
American Dream Swamp White Oak
AS SHOWNB&BCL KE Match FormCladrastis kentuckea
American Yellowwood
AM GR Amelanchier xgrandiflora 'Autumn Brilliance'
Autumn Brilliance Serviceberry
2.5' CAL.AS SHOWN Match FormB&B
TH PL Thuja plicata 'Green Giant'
Green Giant Arborvitae
B&B
PI ST Pinus strobus
White Pine
B&B
PI DE Picea glauca 'Densata'
Black Hills Spruce
B&B
AS SHOWNMA SN Match FormMalus 'Snowdrift'
Snowdrift crabapple
B&B
AS SHOWNMA VI Match FormMagnolia virginiana
Sweetbay Magnolia
B&B10' HT.
AS SHOWNB&BTI CO Match FormTilia cordata 'Greenspire'
Greenspire Littleleaf Linden
TA DI Taxodium distichum
Bald Cypress
2.5" CAL.
2.5" CAL.
2.5" CAL.
2.5" CAL.
2.5' CAL.
2.5' CAL.
2.5' CAL.
6' HT.
6' HT.
6' HT.
6' HT.
JU CA 6' HT.Juniperus virginiana 'Canaertii'
Canaertii Eastern Red Cedar
B&B
AS SHOWNB&BLI MO Match FormLiquidambar styraciflua 'Moraine'
Moraine Sweetgum
2.5" CAL.
AS SHOWNB&BGY DI Match FormGymnocladus dioicus 'Espresso'
Espresso Kentucky Coffeetree
2.5" CAL.
AS SHOWNB&BCA NF Match FormCarpinus caroliniana 'Native Flame'
Native Flame American Hornbeam
2.5" CAL.
AS SHOWNB&BAE AS Match FormAesculus x arnoldiana 'Autumn Splendor'
Autumn Splendor Buckeye
2.5" CAL.
PI OM Picea omorika
Serbian Spruce
B&B6' HT.
AS SHOWNB&BNY SY Match FormNyssa sylvatica 'Wildfire'
Wildfire Blackgum
2.5" CAL.
AS SHOWNB&BLI TU Match FormLiriodendron tulipifera 'JFS-Oz'
Emerald City Tulip Tree
2.5" CAL.
AS SHOWNCE CA Match FormCercis canadensis
Eastern Redbud
B&B2.5' CAL.
PI FX Pinus flexilis 'Vanderwolf's Pyramid'
Vanderwolf's Pyramid Limber Pine
B&B6' HT.
AS SHOWNB&BGI BI Match FormGinkgo biloba 'Princeton Sentry'
Princeton Sentry Ginkgo
2.5" CAL.
12' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
AS SHOWNMA AM Match FormMaackia amurensis 'Starburst'
Starburst Amur Maackia
B&B2.5' CAL.
2.5" CAL.
2.5" CAL.
2.5" CAL.
LIFETIME
FITNESS
0'60'180'
BRIGHT ROAD SAWMILL ROADEMERALD PARKWAYNOTE:
THE PLAN AS SHOWN IS PRELIMINARY. FINAL LAYOUT, SITE IMPACTS, AND
LANDSCAPING ARE SUBJECT TO CHANGE BASED UPON FINAL ENGINEERING.
FUTURE
BUILDING 4
FUTURE
BUILDING 3
BLDG. 1
I.L.
BLDG. 2
M.C.
EVERGREEN SHRUB
PERENNIALS/GRASSES
DECIDUOUS SHRUB 153.133(A)(5)
VEHICULAR USE AREA
PERIMETER TREE & SHRUB
153.146(A)
REPLACEMENT TREE
153.133(B)(3)
PARKING LOT TREE
153.133(B)(2)
LANDSCAPE AREA
153.133(D)(2)(b)
SITE TREE
954 REPLACEMENT TREES
@ 2.5" REQUIRED
398 REPLACEMENT TREES +
11 VUA PERIMETER TREES
@ 2.5" PROVIDED (ALL PHASES)
±8,252 S.F. (8.8%) OF
PARKING LOT INTERIOR
LANDSCAPE AREA PROVIDED
FOR ±94,290 S.F. TOTAL OF
VEHICULAR USE AREA.
1 TREE/40 FT. OF BOUNDARY
OF VEHICULAR AREA FACING
BUILDINGS ON ADJACENT
PROPERTY OR R.O.W. FOR
PUBLIC OR PRIVATE STREETS
REQ.'D, 6 TREES PROVIDED
153.134(A)(1)
PROPOSED STREET TREE
153.134(A)(1)
EXISTING STREET TREE
AREA OF FLOODPLAIN COMPENSATORY CUT
NOTE: ALL ABOVE GROUND UTILITIES WILL BE
SCREENED IN ACCORDANCE WITH 153.077 OF THE
CITY OF DUBLIN ZONING CODE
SCALE: 1/2" = 1'-0"
TYPICAL SERVICE STRUCTURE SCREENING FENCE 1' ABOVE ENCLOSED STRUCTURE6' (TYP.)
FINISH GRADE
NOTES:
POSTS SHALL BE SOUND, STRAIGHT AND FREE FROM KNOTS, SPLITS, AND SHAKES, AND PEELED
THEIR ENTIRE LENGTH. BOTH ENDS SHALL BE DOUBLE TRIMMED AND SAWED SQUARE
FENCE BOARDS:
BOARDS SHALL BE 1"x6"x6' AND 1"x4"X6'
MATERIAL TO BE: CEDAR, HARDIE PLANK, OR AZEK PLANK
PAINT:
T.B.D WITH F.D.P.
FASTENERS:
NAILS-10D PLAIN SHANK BOX GALVANIZED
6X6 P.T. END POSTS
- FACED W/ 8X BOTH SIDES
4X4 P.T. LINE POSTS
- FACED W/ 6X BOTH SIDES
1X6 RAIL (TYP.)
1X4 RAIL (TYP.)
A
58" OF TREE CAL. FOR
±85,780 S.F. OF BUILDING
GROUND COVERAGE OFFSET
BY 6,893" OF PRESERVED
EXISTING TREES
36 2" CAL. MIN. DECIDUOUS
TREES FOR ±180,070 S.F.
GROUND COVERAGE REQ.'D
40 2" CAL. MIN. DECIDUOUS
TREES PROVIDED IN PHASE II
77THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
EMERALD PARKWAY AND BRIGHT ROAD VISUAL GATEWAY
SPACINGCOND.SIZEBOT. NAME/COMMON NAMECODE NOTES
HY LI Hydrangea paniculata 'Limelight'
Limelight Hydrangea
B&B
HY PA Hydrangea paniculata 'ILVOBO'
Bobo Hydrangea
B&B
JU VI Juniperus virginiana 'Taylor'
Taylor Juniper
B&B
6' HT.
6' HT.
6' HT.
HA VI 6' HT.Hamamelis virginiana
Common Witch-Hazel
B&B
BU SE Buxus x 'Green Mountain'
Green Mountain Boxwood
B&B6' HT.
AB GR Abelia x grandiflora 'Kaleidoscope'
Kaleidoscope Abelia
B&B6' HT.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
LARGE DECIDUOUS SHRUBS
LARGE EVERGREEN SHRUBS
SMALL DECIDUOUS SHRUBS
BU GO Buxus microphylla 'Golden Triumph'
Golden Triumph Boxwood
B&B6' HT.15' O.C.
MO CH Monarda 'Cherrry Pops'
Cherry Pops Bee Balm
B&B
FE GL Festuca glauca
Elijah Blue Fescue
B&B6' HT.
6' HT.
HE DO Hemorcallis 'Stella de Oro'
Stella de Oro Daylily
B&B6' HT.
12' O.C.
15' O.C.
15' O.C.
GRASSES, GROUNDCOVERS AND PERENNIALS
SA NE Salvia nemerosa 'East Friesland'
East Friesland Salvia
B&B6' HT.
NE FA Nepeta faasenii 'Purrsian Blue'
Purrsian Blue Catmint
B&B6' HT.15' O.C.
15' O.C.
AB KO 6' HT.15' O.C.Abies koreana
Corean Fir
B&B
SC SC Schizachyrium scoparium 'The Blues'
The Blues Little Bluestem
B&B
PA VI Panicum virgata 'Northwind'
Northwind Switchgrass
B&B6' HT.
6' HT.12' O.C.
15' O.C.
CO VE Coreopsis verticilla 'Zagreb'
Zagreb Coreopsis
B&B
CA NE Calamintha nepeta
Lesser Calaminth
B&B6' HT.
6' HT.12' O.C.
15' O.C.
LI SP Liatris spicata
Gayfeather
B&B6' HT.15' O.C.
AN RE Anemone 'Red Ridinghood'
Red Ridinghood Anemone
B&B6' HT.15' O.C.
0'16'48'
EMERALD PARKWAY AND BRIGHT ROAD PROMONTORY PARK (PHASE IV)
LOW STONE WALL
ORNAMENTAL TREE ALLEE
PEDESTRIAN WALK
EX. R.O.W.
FUTURE SIDEWALK
PROP. R.O.W.VIEW CORRIDOR TO BUILDINGBRIGHT ROADEMERALD PARKWAYEXISTING TREE
STORMWATER BASIN
EXISTING SIDEWALK
EXISTING TREE
TO BE PRESERVED
NOTE:
THE PLAN AS SHOWN IS PRELIMINARY. FINAL LAYOUT, SITE IMPACTS, AND
LANDSCAPING ARE SUBJECT TO CHANGE BASED UPON FINAL ENGINEERING.
STONE OUTCROPPING WALL(TYP.)
NATURALIZED STORMWATER OVERFLOW
78THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
MEMORY CARE MEMORY GARDEN + COURTYARD
0'10'30'
BUILDING 2 - MEMORY CARE GARDENS
SHADE STRUCTURE
AND SEAT WALL
RAISED PLANTER BOX
CONCRETE STROLL
PATH
SEAT WALL
BENCH (TYP.)
FOUNTAIN
DOUBLE-SIDED SEAT WALL
LARGE FOUNTAIN
GUARDRAIL
STEPS TO LOWER LEVEL
BENCH
EXISTING TREE
SHADE STRUCTURE
SMALL FOUNTAIN
EXISTING TREE (TYP.)
BENCH
BENCH
PRIVACY FENCE
NOTE:
THE PLAN AS SHOWN IS PRELIMINARY. FINAL LAYOUT, SITE IMPACTS, AND
LANDSCAPING ARE SUBJECT TO CHANGE BASED UPON FINAL ENGINEERING.
79THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
PHASE 03 - OPEN SPACE DATA
Gross Acreage ±21.523 Acres
±8.82 Acres(±41% OS)Total Open Space
Sub-Area A Open Space Plan Key
Greenway (±7.64 acres total)
Courtyard (±0.76 acres total)
Pocket Park (±0.12 acres total)
Memory Care Garden (±0.30 acres total)
Sub-Area B (±4.46 acres total)SAWMILL ROADBRIGHT ROADEMERALD PARKWAYSUB-AREA B
± 4.46 ACRES
FUTURE
BUILDING 4
WRITE RUN CREEK
PRESERVATION GREENWAY
± 3.78 ACRES
BLDG. 3
A.L./M.C.
BLDG. 1
I.L.
BLDG. 2
M.C.
MEMORY CARE
GARDEN (±0.12 AC)
POCKET PARK
(±0.08 AC)
MEMORY CARE
GARDENS (0.18 AC)
WEST GREENWAY
± 2.93 ACRES
EAST GREENWAY
± 0.93 ACRES
COURTYARD
(±0.14 AC)
POCKET PARK
(±0.04 AC)
COURTYARD
(±0.42 AC)COURTYARD
(±0.20 AC)SUB-AREA 'A'SUB-AREA 'B'
80THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
PHASE 03 - LANDSCAPE PLAN
889
EXISTING TREE
TO BE PRESERVED
SPACINGCOND.SIZEBOT. NAME/COMMON NAME
DECIDUOUS SHADE TREES / STREET TREES
CODE NOTES
SMALL / ORNAMENTAL TREES
AS SHOWNB&BOS VI Match FormOstrya virginiana 'Autumn Treasure'
Autumn Treasure Hophornbeam
EVERGREEN TREES
PI AB Picea abies
Norway Spruce
B&B
2.5" CAL.AS SHOWNB&BAC WB Match FormAcer saccharum 'Wright Brothers'
Wright Brothers Maple
AS SHOWNCO KO Match FormCornus kousa
Kousa Dogwood
B&B
AB CO 6' HT.15' O.C.Abies Concolor
White Fir
B&B
AS SHOWNB&BPL AC Match FormPlatanus x acerfolia 'Bloodgood'
Bloodgood London Plantree
AS SHOWNB&B Match Form
AS SHOWNB&BQU RU Match FormQuercus rubra
Red Oak
AS SHOWNCR WK Match FormCrataegus viridus 'Winter King'
Winter King Hawthorn
B&B
AS SHOWNB&BQU BI Match FormQuercus bicolor 'JFS-KW12'
American Dream Swamp White Oak
AS SHOWNB&BCL KE Match FormCladrastis kentuckea
American Yellowwood
AM GR Amelanchier xgrandiflora 'Autumn Brilliance'
Autumn Brilliance Serviceberry
2.5' CAL.AS SHOWN Match FormB&B
TH PL Thuja plicata 'Green Giant'
Green Giant Arborvitae
B&B
PI ST Pinus strobus
White Pine
B&B
PI DE Picea glauca 'Densata'
Black Hills Spruce
B&B
AS SHOWNMA SN Match FormMalus 'Snowdrift'
Snowdrift crabapple
B&B
AS SHOWNMA VI Match FormMagnolia virginiana
Sweetbay Magnolia
B&B10' HT.
AS SHOWNB&BTI CO Match FormTilia cordata 'Greenspire'
Greenspire Littleleaf Linden
TA DI Taxodium distichum
Bald Cypress
2.5" CAL.
2.5" CAL.
2.5" CAL.
2.5" CAL.
2.5' CAL.
2.5' CAL.
2.5' CAL.
6' HT.
6' HT.
6' HT.
6' HT.
JU CA 6' HT.Juniperus virginiana 'Canaertii'
Canaertii Eastern Red Cedar
B&B
AS SHOWNB&BLI MO Match FormLiquidambar styraciflua 'Moraine'
Moraine Sweetgum
2.5" CAL.
AS SHOWNB&BGY DI Match FormGymnocladus dioicus 'Espresso'
Espresso Kentucky Coffeetree
2.5" CAL.
AS SHOWNB&BCA NF Match FormCarpinus caroliniana 'Native Flame'
Native Flame American Hornbeam
2.5" CAL.
AS SHOWNB&BAE AS Match FormAesculus x arnoldiana 'Autumn Splendor'
Autumn Splendor Buckeye
2.5" CAL.
PI OM Picea omorika
Serbian Spruce
B&B6' HT.
AS SHOWNB&BNY SY Match FormNyssa sylvatica 'Wildfire'
Wildfire Blackgum
2.5" CAL.
AS SHOWNB&BLI TU Match FormLiriodendron tulipifera 'JFS-Oz'
Emerald City Tulip Tree
2.5" CAL.
AS SHOWNCE CA Match FormCercis canadensis
Eastern Redbud
B&B2.5' CAL.
PI FX Pinus flexilis 'Vanderwolf's Pyramid'
Vanderwolf's Pyramid Limber Pine
B&B6' HT.
AS SHOWNB&BGI BI Match FormGinkgo biloba 'Princeton Sentry'
Princeton Sentry Ginkgo
2.5" CAL.
12' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
AS SHOWNMA AM Match FormMaackia amurensis 'Starburst'
Starburst Amur Maackia
B&B2.5' CAL.
2.5" CAL.
2.5" CAL.
2.5" CAL.
0'60'180'
LIFETIME
FITNESS
BRIGHT ROAD SAWMILL ROADEMERALD PARKWAYFUTURE
BUILDING 4
BLDG. 3
A.L./M.C.
BLDG. 1
I.L.
BLDG. 2
M.C.
EVERGREEN SHRUB
PERENNIALS/GRASSES
DECIDUOUS SHRUB 153.133(A)(5)
VEHICULAR USE AREA
PERIMETER TREE & SHRUB
153.146(A)
REPLACEMENT TREE
153.133(B)(3)
PARKING LOT TREE
153.133(B)(2)
LANDSCAPE AREA
153.133(D)(2)(b)
SITE TREE
954 REPLACEMENT TREES
@ 2.5" REQUIRED
398 REPLACEMENT TREES +
11 VUA PERIMETER TREES
@ 2.5" PROVIDED (ALL PHASES)
±8,821 S.F. (8.8%) OF
PARKING LOT INTERIOR
LANDSCAPE AREA PROVIDED
FOR ±100,062 S.F. TOTAL OF
VEHICULAR USE AREA.
1 TREE/40 FT. OF BOUNDARY
OF VEHICULAR AREA FACING
BUILDINGS ON ADJACENT
PROPERTY OR R.O.W. FOR
PUBLIC OR PRIVATE STREETS
REQ.'D, 6 TREES PROVIDED
153.134(A)(1)
PROPOSED STREET TREE
153.134(A)(1)
EXISTING STREET TREE
AREA OF FLOODPLAIN COMPENSATORY CUT
NOTE: ALL ABOVE GROUND UTILITIES WILL BE
SCREENED IN ACCORDANCE WITH 153.077 OF THE
CITY OF DUBLIN ZONING CODE
NOTE:
THE PLAN AS SHOWN IS PRELIMINARY. FINAL LAYOUT, SITE IMPACTS, AND
LANDSCAPING ARE SUBJECT TO CHANGE BASED UPON FINAL ENGINEERING.
SCALE: 1/2" = 1'-0"
TYPICAL SERVICE STRUCTURE SCREENING FENCE 1' ABOVE ENCLOSED STRUCTURE6' (TYP.)
FINISH GRADE
NOTES:
POSTS SHALL BE SOUND, STRAIGHT AND FREE FROM KNOTS, SPLITS, AND SHAKES, AND PEELED
THEIR ENTIRE LENGTH. BOTH ENDS SHALL BE DOUBLE TRIMMED AND SAWED SQUARE
FENCE BOARDS:
BOARDS SHALL BE 1"x6"x6' AND 1"x4"X6'
MATERIAL TO BE: CEDAR, HARDIE PLANK, OR AZEK PLANK
PAINT:
T.B.D WITH F.D.P.
FASTENERS:
NAILS-10D PLAIN SHANK BOX GALVANIZED
6X6 P.T. END POSTS
- FACED W/ 8X BOTH SIDES
4X4 P.T. LINE POSTS
- FACED W/ 6X BOTH SIDES
1X6 RAIL (TYP.)
1X4 RAIL (TYP.)
A
87" OF TREE CAL. FOR
±130,318 S.F. OF TOTAL
BUILDING GROUND
COVERAGE OFFSET BY 6,893"
OF PRESERVED EXISTING
TREES
46 2" CAL. MIN. DECIDUOUS
TREES FOR ±230,380 S.F.
TOTAL GROUND COVERAGE REQ.'D
46 2" CAL. MIN. DECIDUOUS
TREES TOTAL PROVIDED IN PHASE III
81THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
MEMORY CARE AND ASSISTED LIVING ENCLOSED COURTYARDS
0'8'24'
BUILDING 3 - MEMORY CARE GARDEN ENLARGEMENT PLAN
SPACINGCOND.SIZEBOT. NAME/COMMON NAMECODE NOTES
HY LI Hydrangea paniculata 'Limelight'
Limelight Hydrangea
B&B
HY PA Hydrangea paniculata 'ILVOBO'
Bobo Hydrangea
B&B
JU VI Juniperus virginiana 'Taylor'
Taylor Juniper
B&B
HA VI 36" HT.Hamamelis virginiana
Common Witch-Hazel
B&B
BU SE Buxus x 'Green Mountain'
Green Mountain Boxwood
AB GR Abelia x grandiflora 'Kaleidoscope'
Kaleidoscope Abelia
B&B
LARGE DECIDUOUS SHRUBS
LARGE EVERGREEN SHRUBS
SMALL DECIDUOUS SHRUBS
BU GO Buxus microphylla 'Golden Triumph'
Golden Triumph Boxwood
B&B24" HT.
MO CH Monarda 'Cherrry Pops'
Cherry Pops Bee Balm
FE GL Festuca glauca
Elijah Blue Fescue
HE DO Hemorcallis 'Stella de Oro'
Stella de Oro Daylily
GRASSES, GROUNDCOVERS AND PERENNIALS
SA NE Salvia nemerosa 'East Friesland'
East Friesland Salvia
NE FA Nepeta faasenii 'Purrsian Blue'
Purrsian Blue Catmint
AB KO 4-5' HT.Abies koreana
Korean Fir
B&B
SC SC Schizachyrium scoparium 'The Blues'
The Blues Little Bluestem
PA VI Panicum virgata 'Northwind'
Northwind Switchgrass
CO VE Coreopsis verticilla 'Zagreb'
Zagreb Coreopsis
CA NE Calamintha nepeta
Lesser Calaminth
LI SP Liatris spicata
Gayfeather
AN RE Anemone 'Red Ridinghood'
Red Ridinghood Anemone
CONT.#1
B&B3-4' HT.PER PLAN
4-5' HT.PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
24" HT.
18" HT.
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
PER PLAN
PER PLAN
36" HT.
STROLL PATH
BENCH SEATING +
WHEELCHAIR PAD
COVERED PORCH
SMALL FOUNTAIN
BENCH SEATING +
WHEELCHAIR PAD
RAISED/MOVABLE GARDEN PLANTER
(TYP. OF 7)
ARTIFICIAL TURF
RAIN CHAIN OR
SIMILAR
82THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
MEMORY CARE AND ASSISTED LIVING OUTDOOR COURTYARD
EVERGREEN SHRUB
PERENNIALS/GRASSES
DECIDUOUS SHRUB 153.133(A)(5)
VEHICULAR USE AREA
PERIMETER TREE & SHRUB
153.146(A)
REPLACEMENT TREE
153.133(B)(3)
PARKING LOT TREE
153.133(B)(2)
LANDSCAPE AREA
0'8'24'
BUILDING 3 - ASSISTED LIVING COURTYARD
SPACINGCOND.SIZEBOT. NAME/COMMON NAMECODE NOTES
HY LI Hydrangea paniculata 'Limelight'
Limelight Hydrangea
B&B
HY PA Hydrangea paniculata 'ILVOBO'
Bobo Hydrangea
B&B
JU VI Juniperus virginiana 'Taylor'
Taylor Juniper
B&B
HA VI 36" HT.Hamamelis virginiana
Common Witch-Hazel
B&B
BU SE Buxus x 'Green Mountain'
Green Mountain Boxwood
AB GR Abelia x grandiflora 'Kaleidoscope'
Kaleidoscope Abelia
B&B
LARGE DECIDUOUS SHRUBS
LARGE EVERGREEN SHRUBS
SMALL DECIDUOUS SHRUBS
BU GO Buxus microphylla 'Golden Triumph'
Golden Triumph Boxwood
B&B24" HT.
MO CH Monarda 'Cherrry Pops'
Cherry Pops Bee Balm
FE GL Festuca glauca
Elijah Blue Fescue
HE DO Hemorcallis 'Stella de Oro'
Stella de Oro Daylily
GRASSES, GROUNDCOVERS AND PERENNIALS
SA NE Salvia nemerosa 'East Friesland'
East Friesland Salvia
NE FA Nepeta faasenii 'Purrsian Blue'
Purrsian Blue Catmint
AB KO 4-5' HT.Abies koreana
Korean Fir
B&B
SC SC Schizachyrium scoparium 'The Blues'
The Blues Little Bluestem
PA VI Panicum virgata 'Northwind'
Northwind Switchgrass
CO VE Coreopsis verticilla 'Zagreb'
Zagreb Coreopsis
CA NE Calamintha nepeta
Lesser Calaminth
LI SP Liatris spicata
Gayfeather
AN RE Anemone 'Red Ridinghood'
Red Ridinghood Anemone
CONT.#1
B&B3-4' HT.PER PLAN
4-5' HT.PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
24" HT.
18" HT.
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
PER PLAN
PER PLAN
36" HT.
BENCH (TYP. OF 8)
OUTDOOR POOL TABLE
STROLL PATH
ARTIFICIAL TURF
PUTTING GREEN
PATH CONNECTION
KINETIC SCULPTURE OR
FIRE FEATURE
83THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
FULL - BUILD OPEN SPACE DATA
BLDG. 3
A.L./M.C.
BLDG. 4
I.L.
BLDG. 1
I.L.
BLDG. 2
M.C.SAWMILL ROADBRIGHT ROADEMERALD PARKWAYGross Acreage ±21.523 Acres
±9.0 Acres(±42% OS)Total Open Space
Sub-Area A Open Space Plan Key
Greenway (±7.64 acres total)
Courtyard (±0.94 acres total)
Pocket Park (±0.12 acres total)
Memory Care Garden (±0.30 acres total)
Sub-Area B (±4.46 acres total)
MEMORY CARE
GARDEN (±0.12 AC)
POCKET PARK
(±0.08 AC)
MEMORY CARE
GARDENS (0.18 AC)
WRITE RUN CREEK
PRESERVATION GREENWAY
± 3.78 ACRES
WEST GREENWAY
± 2.93 ACRES
EAST GREENWAY
± 0.93 ACRES
COURTYARD
(±0.14 AC)
POCKET PARK
(±0.04 AC)
COURTYARD
(±0.42 AC)
COURTYARD
(±0.18 AC)
COURTYARD
(±0.20 AC)SUB-AREA 'A'SUB-AREA 'B'
SUB-AREA B
± 4.46 ACRES
84THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
FULL-BUILD LANDSCAPE SITE PLAN
889
0'60'180'SAWMILL ROADEMERALD PARKWAYBLDG. 3
A.L./M.C.BLDG. 4
I.L.
BLDG. 1
I.L.
EXISTING TREE
TO BE PRESERVED
SPACINGCOND.SIZEBOT. NAME/COMMON NAME
DECIDUOUS SHADE TREES / STREET TREES
CODE NOTES
SMALL / ORNAMENTAL TREES
AS SHOWNB&BOS VI Match FormOstrya virginiana 'Autumn Treasure'
Autumn Treasure Hophornbeam
EVERGREEN TREES
PI AB Picea abies
Norway Spruce
B&B
2.5" CAL.AS SHOWNB&BAC WB Match FormAcer saccharum 'Wright Brothers'
Wright Brothers Maple
AS SHOWNCO KO Match FormCornus kousa
Kousa Dogwood
B&B
AB CO 6' HT.15' O.C.Abies Concolor
White Fir
B&B
AS SHOWNB&BPL AC Match FormPlatanus x acerfolia 'Bloodgood'
Bloodgood London Plantree
AS SHOWNB&B Match Form
AS SHOWNB&BQU RU Match FormQuercus rubra
Red Oak
AS SHOWNCR WK Match FormCrataegus viridus 'Winter King'
Winter King Hawthorn
B&B
AS SHOWNB&BQU BI Match FormQuercus bicolor 'JFS-KW12'
American Dream Swamp White Oak
AS SHOWNB&BCL KE Match FormCladrastis kentuckea
American Yellowwood
AM GR Amelanchier xgrandiflora 'Autumn Brilliance'
Autumn Brilliance Serviceberry
2.5' CAL.AS SHOWN Match FormB&B
TH PL Thuja plicata 'Green Giant'
Green Giant Arborvitae
B&B
PI ST Pinus strobus
White Pine
B&B
PI DE Picea glauca 'Densata'
Black Hills Spruce
B&B
AS SHOWNMA SN Match FormMalus 'Snowdrift'
Snowdrift crabapple
B&B
AS SHOWNMA VI Match FormMagnolia virginiana
Sweetbay Magnolia
B&B10' HT.
AS SHOWNB&BTI CO Match FormTilia cordata 'Greenspire'
Greenspire Littleleaf Linden
TA DI Taxodium distichum
Bald Cypress
2.5" CAL.
2.5" CAL.
2.5" CAL.
2.5" CAL.
2.5' CAL.
2.5' CAL.
2.5' CAL.
6' HT.
6' HT.
6' HT.
6' HT.
JU CA 6' HT.Juniperus virginiana 'Canaertii'
Canaertii Eastern Red Cedar
B&B
AS SHOWNB&BLI MO Match FormLiquidambar styraciflua 'Moraine'
Moraine Sweetgum
2.5" CAL.
AS SHOWNB&BGY DI Match FormGymnocladus dioicus 'Espresso'
Espresso Kentucky Coffeetree
2.5" CAL.
AS SHOWNB&BCA NF Match FormCarpinus caroliniana 'Native Flame'
Native Flame American Hornbeam
2.5" CAL.
AS SHOWNB&BAE AS Match FormAesculus x arnoldiana 'Autumn Splendor'
Autumn Splendor Buckeye
2.5" CAL.
PI OM Picea omorika
Serbian Spruce
B&B6' HT.
AS SHOWNB&BNY SY Match FormNyssa sylvatica 'Wildfire'
Wildfire Blackgum
2.5" CAL.
AS SHOWNB&BLI TU Match FormLiriodendron tulipifera 'JFS-Oz'
Emerald City Tulip Tree
2.5" CAL.
AS SHOWNCE CA Match FormCercis canadensis
Eastern Redbud
B&B2.5' CAL.
PI FX Pinus flexilis 'Vanderwolf's Pyramid'
Vanderwolf's Pyramid Limber Pine
B&B6' HT.
AS SHOWNB&BGI BI Match FormGinkgo biloba 'Princeton Sentry'
Princeton Sentry Ginkgo
2.5" CAL.
12' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
15' O.C.
AS SHOWNMA AM Match FormMaackia amurensis 'Starburst'
Starburst Amur Maackia
B&B2.5' CAL.
2.5" CAL.
2.5" CAL.
2.5" CAL.
LIFETIME
FITNESS
EVERGREEN SHRUB
PERENNIALS/GRASSES
DECIDUOUS SHRUB 153.133(A)(5)
VEHICULAR USE AREA
PERIMETER TREE & SHRUB
153.146(A)
REPLACEMENT TREE
153.133(B)(3)
PARKING LOT TREE
153.133(B)(2)
LANDSCAPE AREA
153.133(D)(2)(b)
SITE TREE
954 REPLACEMENT TREES
@ 2.5" REQUIRED
398 REPLACEMENT TREES +
11 VUA PERIMETER TREES
@ 2.5" PROVIDED
±12,650 S.F. (9.8%) OF
PARKING LOT INTERIOR
LANDSCAPE AREA PROVIDED
FOR ±128,909 S.F. TOTAL OF
VEHICULAR USE AREA.
1 TREE/40 FT. OF BOUNDARY
OF VEHICULAR AREA FACING
BUILDINGS ON ADJACENT
PROPERTY OR R.O.W. FOR
PUBLIC OR PRIVATE STREETS
REQ.'D, 11 TREES PROVIDED
BLDG. 2
M.C.
BRIGHT ROAD
153.134(A)(1)
PROPOSED STREET TREE
153.134(A)(1)
EXISTING STREET TREE
AREA OF FLOODPLAIN COMPENSATORY CUT
NOTE: ALL ABOVE GROUND UTILITIES WILL BE
SCREENED IN ACCORDANCE WITH 153.077 OF THE
CITY OF DUBLIN ZONING CODE
NOTE:
THE PLAN AS SHOWN IS PRELIMINARY. FINAL LAYOUT, SITE IMPACTS, AND
LANDSCAPING ARE SUBJECT TO CHANGE BASED UPON FINAL ENGINEERING.
SCALE: 1/2" = 1'-0"
TYPICAL SERVICE STRUCTURE SCREENING FENCE 1' ABOVE ENCLOSED STRUCTURE6' (TYP.)
FINISH GRADE
NOTES:
POSTS SHALL BE SOUND, STRAIGHT AND FREE FROM KNOTS, SPLITS, AND SHAKES, AND PEELED
THEIR ENTIRE LENGTH. BOTH ENDS SHALL BE DOUBLE TRIMMED AND SAWED SQUARE
FENCE BOARDS:
BOARDS SHALL BE 1"x6"x6' AND 1"x4"X6'
MATERIAL TO BE: CEDAR, HARDIE PLANK, OR AZEK PLANK
PAINT:
T.B.D WITH F.D.P.
FASTENERS:
NAILS-10D PLAIN SHANK BOX GALVANIZED
6X6 P.T. END POSTS
- FACED W/ 8X BOTH SIDES
4X4 P.T. LINE POSTS
- FACED W/ 6X BOTH SIDES
1X6 RAIL (TYP.)
1X4 RAIL (TYP.)
A
111" OF TREE CAL. FOR
±165,356 S.F. OF TOTAL
BUILDING GROUND
COVERAGE OFFSET BY 6,893"
OF PRESERVED EXISTING
TREES
59 2" CAL. MIN. DECIDUOUS
TREES FOR ±293,524 S.F.
TOTAL GROUND COVERAGE REQ.'D
59 2" CAL. MIN. DECIDUOUS
TREES TOTAL PROVIDED IN PHASE IV
85THE BEACON
DUBLIN, OHIO LOrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
PRIVATE COURTYARD + POOL ENLARGEMENT PLAN
PRIVATE COURTYARD
FIRE PIT
SPACINGCOND.SIZEBOT. NAME/COMMON NAMECODE NOTES
HY LI Hydrangea paniculata 'Limelight'
Limelight Hydrangea
B&B
HY PA Hydrangea paniculata 'ILVOBO'
Bobo Hydrangea
B&B
JU VI Juniperus virginiana 'Taylor'
Taylor Juniper
B&B
HA VI 36" HT.Hamamelis virginiana
Common Witch-Hazel
B&B
BU SE Buxus x 'Green Mountain'
Green Mountain Boxwood
AB GR Abelia x grandiflora 'Kaleidoscope'
Kaleidoscope Abelia
B&B
LARGE DECIDUOUS SHRUBS
LARGE EVERGREEN SHRUBS
SMALL DECIDUOUS SHRUBS
BU GO Buxus microphylla 'Golden Triumph'
Golden Triumph Boxwood
B&B24" HT.
MO CH Monarda 'Cherrry Pops'
Cherry Pops Bee Balm
FE GL Festuca glauca
Elijah Blue Fescue
HE DO Hemorcallis 'Stella de Oro'
Stella de Oro Daylily
GRASSES, GROUNDCOVERS AND PERENNIALS
SA NE Salvia nemerosa 'East Friesland'
East Friesland Salvia
NE FA Nepeta faasenii 'Purrsian Blue'
Purrsian Blue Catmint
AB KO 4-5' HT.Abies koreana
Korean Fir
B&B
SC SC Schizachyrium scoparium 'The Blues'
The Blues Little Bluestem
PA VI Panicum virgata 'Northwind'
Northwind Switchgrass
CO VE Coreopsis verticilla 'Zagreb'
Zagreb Coreopsis
CA NE Calamintha nepeta
Lesser Calaminth
LI SP Liatris spicata
Gayfeather
AN RE Anemone 'Red Ridinghood'
Red Ridinghood Anemone
CONT.#1
0'8'24'
BUILDING 4 - INDEPENDENT LIVING COURTYARD ENLARGEMENT PLAN
LAWN (FLEX SPACE)
B&B3-4' HT.PER PLAN
4-5' HT.PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
24" HT.
18" HT.
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
CONT.#1
PER PLAN
PER PLAN
36" HT.
16'x16' LAP POOL
FOUNTAIN
WITH KOI
SMALL COVERED
STAGE
WOOD/COMPOSITE
DECK
MOVABLE
FURNITURE (TYP.)
SMALL
GRILL STATION
NOTE:
THE PLAN AS SHOWN IS PRELIMINARY. FINAL LAYOUT, SITE IMPACTS, AND
LANDSCAPING ARE SUBJECT TO CHANGE BASED UPON FINAL ENGINEERING.
86THE BEACON
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PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
CONTEXTUAL SITE PLAN - CIRCULATION PATH
CONCRETE SIDEWALK
ASPHALT SIDEWALK
FIRE LANE / PEDESTRIAN WALKWAY
87THE BEACON
DUBLIN, OHIO COrange frog Design Group, LLC
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FEBRUARY 26, 2025
CIVIL DRAWINGS - COVER SHEETEMERALDSAWMILL ROADBRIGHT ROAD SAWBURY BLVDPARKWAY
INTERSTATE 270
BILLINGSLEY AVE
HARD ROAD
GRAPHIC SCALE
0
1 inch = 100 feet
20050100
VICINITY MAP
SHEET INDEX
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
TITLE SHEET
SITE
BRIGHT ROADEMERALD PARKWAYSAWMILL ROADBLDG 3ASSISTED LIVING/MEMORY CARE
BLDG 1INDEPENDENT LIVING
BLDG 4-
P
H
A
S
E 4INDEP
E
N
D
E
NT
LIVIN
G
BLDG 2
UPPERPOND
LOWERPOND
PHASE 1
PHASE 2
PHASE 3
BILLI
N
GSLEY CREEK
MEMORY CARE
SUBAREA
B
SUBAREA A
88THE BEACON
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CIVIL DRAWINGS - DETAILS
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
DETAILS
COMBINED SIDEWALK AND CURB DETAIL
CURB OPENING DETAIL
EXTRUDED CONCRETE CURB DETAIL
18" STRAIGHT CURB WITH UNDERDRAIN DETAIL
CONCRETE/ASPHALT TURNDOWN DETAIL
DUMPSTER PAD CONCRETE DETAIL
STANDARD DUTY HEAVY DUTY
PAVEMENT SECTION DETAIL
SIDEWALK CONCRETE SECTION
TYPICAL BOLLARD ACCESSIBLE SIGN DETAIL
NON-REINFORCED CONCRETE DRIVE SECTION DETAIL
STANDARD PARKING BLOCK DETAIL
4" UNDERDRAIN AT CATCH BASIN DETAIL
CLEANOUT IN PAVEMENT/SIDEWALK DETAIL
BLOCK RETAINING WALL
STONE RETAINING WALL
89THE BEACON
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CIVIL DRAWINGS - EXISTING CONDITIONS AND DEMOLITION PLAN
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
EXISTING CONDITIONS AND DEMOLITIONEMERALD PARKWAYSAWMILL ROADBRIGHT ROADBILINGSLEY CREEK
90THE BEACON
DUBLIN, OHIO COrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
CIVIL DRAWINGS - PROPERTY SURVEY
Bright Road (R/
W
-
V
a
r
i
e
s
)Emerald ParkwaySawmill Road (R/W-Varies)Bright Road (R/W-60')
Bright Road (R/W-35')Inverness Court (R/W-60')Hard Road (R/W-100')Emerald Parkway21.523 Ac.
By Survey
D
D
D
SUBA
R
E
A "
B"
SUBA
R
E
A "
A"
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
PROPERTY SURVEY
Legend
ADVANCED CIVIL DESIGN, INC.
91THE BEACON
DUBLIN, OHIO COrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
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CIVIL DRAWINGS - PHASING PLAN - PHASE 1
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
PHASING PLAN-PHASE 1EMERALD PARKWAYSAWMILL ROADBRIGHT ROADBILLINGSLEY CREEKLEGEND
EMERALD PARKWAY
92THE BEACON
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CIVIL DRAWINGS - PHASING PLAN - PHASE 2
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
PHASING PLAN-PHASE 2EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
BILLI
N
G
SL
E
Y
C
R
E
E
K
93THE BEACON
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CIVIL DRAWINGS - PHASING PLAN - PHASE 3
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
PHASING PLAN-PHASE 3EMERALD PARKWAYSAWMILL ROADBRIGHT ROADBILLINGSLEY CREEK
94THE BEACON
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CIVIL DRAWINGS - PHASING PLAN - PHASE 4
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
PHASING PLAN-PHASE 4EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
BILLI
N
G
S
EL
Y
C
RE
E
K
95THE BEACON
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FEBRUARY 26, 2025
CIVIL DRAWINGS - STAKING PLAN - PHASE 1
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
STAKING PLAN-PHASE 1EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
LEGENDBILLINGSLEY CREEK
96THE BEACON
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CIVIL DRAWINGS - STAKING PLAN - PHASE 2
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
STAKING PLAN-PHASE 2EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
LEGEND
BILLI
N
G
SL
E
Y
C
R
E
E
K
97THE BEACON
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PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
CIVIL DRAWINGS - STAKING PLAN - PHASE 3
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
STAKING PLAN-PHASE 3EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
LEGEND
BILLI
N
GSLEY
C
REE
K
98THE BEACON
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PRELIMINARY DESIGN DEVELOPMENT PACKAGE
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CIVIL DRAWINGS - STAKING PLAN - PHASE 4
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
STAKING PLAN-PHASE 4EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
LEGEND
BILLI
N
GSLEY
C
REE
K
99THE BEACON
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CIVIL DRAWINGS - UTILITY PLAN - PHASE 1
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
UTILITY PLAN-PHASE 1EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
LEGEND
KEYED NOTES
BILLIN
G
S
L
E
Y
C
R
E
E
K
100THE BEACON
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FEBRUARY 26, 2025
CIVIL DRAWINGS - UTILITY PLAN - PHASE 2
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
UTILITY PLAN-PHASE 2
BILLIN
G
S
L
E
Y
C
R
E
E
K
SAWMILL ROADBRIGHT ROAD
LEGEND
LEGEND
101THE BEACON
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CIVIL DRAWINGS - UTILITY PLAN - PHASE 3
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
UTILITY PLAN-PHASE 3EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
LEGEND
LEGEND
BILLIN
G
SL
E
Y
C
R
E
E
K
102THE BEACON
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CIVIL DRAWINGS - UTILITY PLAN - PHASE 4
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
UTILITY PLAN-PHASE 4EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
LEGEND
LEGENDBILLINGSLEY CREEK
103THE BEACON
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CIVIL DRAWINGS - SANITARY PLAN
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACONEMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
FF 900.50
FF 900.00
FF 900.00
FF 902.20
BSMT. FF 890.00
BSMT. FF 890.00
BSMT. FF 890.50
SANITARY PLAN
BILLIN
G
SL
E
Y
C
R
E
E
K
104THE BEACON
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CIVIL DRAWINGS - SANITARY PROFILE
850
860
870
880
890
900
910
850
860
870
880
890
900
910
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
SANITARY PROFILE
ANTI INFILTRATION AND INFLOW BARRIER DETAIL
CLEANOUT IN PAVEMENT/SIDEWALK DETAIL
105THE BEACON
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PRELIMINARY DESIGN DEVELOPMENT PACKAGE
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CIVIL DRAWINGS - GRADING PLANSAWMILL ROADCREEK
BILL
I
N
G
S
L
E
Y
BUILDING 3
FFE 900.50
GA 899.80
GARAGE FFE 890.50
(PHASE 3)
GRAPHIC SCALE
0
1 inch = 20 feet
401020
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
GRADING PLANSEE SHEET C20SEE SHEET C23
LEGEND
C19C20C21
C22 C23 C23
KEY
NOTES:
106THE BEACON
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PRELIMINARY DESIGN DEVELOPMENT PACKAGE
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CIVIL DRAWINGS - GRADING PLAN
FS
900
FS
898.95
8.33 %8.33 %FS
897.20
FS
899.97
1 %8.33 %FS
894.70
8.33
%
FS
893.34
8.33 %
FS
889.27
TS
899.77
FS
890
FG/BW
893
33 %TS
895.87
BS
892.37
TS
892.19
FG/BW
893.9133 %FS
896
±900
±896 (-4')±892 (-8')
±889 (-11')
FS
892.37
FS
89133 %33 %FS
892.59
BS
896.27
FS
891.04
FS
888.67
2.6%FS
887.79
1%
1%1%FS
889.92
BUILDING 1
FFE 900.00
GARAGE FFE 890.00
(PHASE 1)
CREEK
BILLINGSLEY
BUILDING 1
FFE 900.00
GA 899.30
GARAGE FFE 890.00
(PHASE 1)
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
GRADING PLAN
SEE SHEET C23 SEE SHEET C19SEE SHEET C21LEGEND
C19C20C21
C22 C23 C23
KEY
GRAPHIC SCALE
0
1 inch = 20 feet
401020
NOTES:
107THE BEACON
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PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
CIVIL DRAWINGS - GRADING PLAN
FG
890.39
FS
888.11
FS
887.53
FS
889.82
FS
889.52
FS
890 1%
BS
889.91
FS
891.44
1
.
0%
FS
891.04
1%
FS
891.04
FS
888.67
2.6%FS
889.17
FS
888.65
2
.
0%
2%
FS
887.85
FS
887.79
1%
FS
889.3
1%1.0%FS
890.07
BW
889.72
TS
890.91
1%
FS
889.75
1%
TW
890.91
FG
889.75
1.
5%1%
FS
890.88
1%
FS
888.73
1%1%FS
888.13 FS
888.15
FS
888.11
TS
890.29
BS
889.742.
4%
FS
890.552%2.8
%
FS
890.12 FS
889.921%
FS
888.80.5%
0.5%
FS
888.25
BUILDING 4
FFE 900.00
GARAGE FFE 890.00
(PHASE 4)BILLINGSLEY CREEK
BUILDING 1
FFE 900.00
GARAGE FFE 890.00
(PHASE 1)
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
GRADING PLANSEE SHEET C20SEE SHEET C22
LEGEND
SEE THIS SHEET, LEFT
SEE THIS SHEET, RIGHT
C19C20C21
C22 C23 C23
KEY
GRAPHIC SCALE
0
1 inch = 20 feet
401020
NOTES:
108THE BEACON
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PRELIMINARY DESIGN DEVELOPMENT PACKAGE
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CIVIL DRAWINGS - GRADING PLAN
BUILDING 4
FFE 900.00
GARAGE FFE 890.00
(PHASE 4)
UPPER PONDNP 892.00100-YR EL. 896.40
(PHASE 1)LOWER PONDNP 882.50100-YR EL. 886.89GRAPHIC SCALE
0
1 inch = 20 feet
401020
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
LEGEND
GRADING PLAN
SEE SHEET C21
SEE SHEET C23FFE 901.10METER BLDG
BRIGHT ROAD
C19C20C21
C22 C23 C23
KEY
NOTES:
109THE BEACON
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CIVIL DRAWINGS - GRADING PLAN
BUILDING 2
FFE 902.20
(PHASE 2)PRIVATE ACCESS DRIVE
GRAPHIC SCALE
0
1 inch = 20 feet
401020
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
GRADING PLANSEE SHEET C22SEE SHEET C20
SEE BELOWSEE ABOVESEE SHEET C19
LEGEND
C19C20C21
C22 C23 C23
KEY
FFE 901.10METER BLDG
NOTES:
110THE BEACON
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CIVIL DRAWINGS - STORM PROFILES
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
STORM PROFILES
111THE BEACON
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CIVIL DRAWINGS - STORM PROFILES
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
STORM PROFILES
112THE BEACON
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CIVIL DRAWINGS - STORM DETAILS
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
STORM DETAILS
PERMANENT OUTLET STRUCTURE-LOWER POND PERMANENT OUTLET STRUCTURE-UPPER POND
FOREBAY EMBANKMENT DETAIL
BASIN GRADING SECTION-LOWER POND
SAFETY BENCH
DETAIL-LOWER POND
BASIN GRADING SECTION-UPPER POND
SAFETY BENCH
DETAIL-UPPER POND
TYPICAL BASIN OVERFLOW WEIR DETAIL
RISER DETAIL
OUTLET TOP VIEW
RISER DETAIL
OUTLET TOP VIEW
113THE BEACON
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CIVIL DRAWINGS - GRADING PLAN
BUILDING 1
FFE 900.00
GARAGE FFE 890.00
(PHASE 1)
BUILDING 4
FFE 900.00
GARAGE FFE 890.00
(PHASE 4)
LOWER PONDNP 882.50
UPPER PONDNP 892.00BILLINGSLEY
BUILDING 1
FFE 900.00
GARAGE FFE 890.00
(PHASE 1)
CREE
K
PRIVATE ACCESS DRIVE
GRAPHIC SCALE
0
1 inch = 20 feet
401020
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
TEMPORARY GRADING PLAN
114THE BEACON
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CIVIL DRAWINGS - FIRE ACCESS PLAN PHASE 1
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
FIRE ACCESS PLAN PHASE 1EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
BILLI
N
GSLEY
C
REE
K
115THE BEACON
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CIVIL DRAWINGS - FIRE ACCESS PLAN PHASE 2
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
FIRE ACCESS PLAN PHASE 2EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
116THE BEACON
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CIVIL DRAWINGS - FIRE ACCESS PLAN PHASE 3
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
FIRE ACCESS PLAN PHASE 3EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
117THE BEACON
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CIVIL DRAWINGS - FIRE ACCESS PLAN PHASE 4
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
FIRE ACCESS PLAN PHASE 4EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
118THE BEACON
DUBLIN, OHIO COrange frog Design Group, LLC
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CIVIL DRAWINGS - FIRE HYDRANT COVERAGE - PHASE 1
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
FIRE HYDRANT COVERAGE-PHASE 1EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
BILLI
N
GSLEY
C
REE
K
119THE BEACON
DUBLIN, OHIO COrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
CIVIL DRAWINGS - FIRE HYDRANT COVERAGE - PHASE 2
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
FIRE HYDRANT COVERAGE-PHASE 2EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
BILLIN
G
S
L
E
Y
C
R
E
E
K
120THE BEACON
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FEBRUARY 26, 2025
CIVIL DRAWINGS - FIRE HYDRANT COVERAGE - PHASE 3
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
FIRE HYDRANT COVERAGE-PHASE 3EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
BILLI
N
GSLEY
C
REE
K
121THE BEACON
DUBLIN, OHIO COrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
CIVIL DRAWINGS - FIRE HYDRANT COVERAGE - PHASE 4
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
FIRE HYDRANT COVERAGE PLAN-PH.4EMERALD PARKWAYSAWMILL ROADBRIGHT ROADBILLINGSLEY CREEK
122THE BEACON
DUBLIN, OHIO COrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
CIVIL DRAWINGS - GARAGE ACCESS PLAN - BUILDING 1 & 3
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
GARAGE ACCESS PLAN-BUILDING 1 & 3EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
BILLIN
G
S
E
L
Y
C
R
E
E
K
123THE BEACON
DUBLIN, OHIO COrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
CIVIL DRAWINGS - GARAGE ACCESS PLAN - BUILDING 4122223
30
31
40
41 50515253130 131132490
491 492 493
494
495
496
497
498 499 500
2223
24
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
CITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
GARAGE ACCESS PLAN-BUILDING 4EMERALD PARKWAYSAWMILL ROADBRIGHT ROAD
BILLIN
G
S
L
E
Y
C
R
E
E
K
124THE BEACON
DUBLIN, OHIO COrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
CIVIL DRAWINGS - FLOODPLAIN MAP - EXISTING CONDITIONS
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
LEGEND
BRIGHT ROAD SAWMILL ROADEMERALD PARKWAYBILLINGSLEY CREEKCITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
FLOODPLAIN MAP-EXISTING CONDITIONS
125THE BEACON
DUBLIN, OHIO COrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
CIVIL DRAWINGS - FLOODPLAIN MAP - COMPENSATORY CUT PLAN
SEE ENLARGEMENT 1
122223
30
31
40
41 50515253130 131132490
491 492 493
494
495
496
497
498 499 500 501 502 503
2223
24
FS
900
FS
899
FS899
FS899.45
FS898
FS
899
FS899
FS898.85
4.5%1.5%1%4.5%4.5%FS898.17
4.5%FS895.18
FS897
FS896
4.5%FS
898.35
1.5%
TS
898
FG901.5
FF902.2
FS902.1
FS902.1FS
902.1
900901FG
899.13
1 %FS901.8
FG
899.70
FG
901.14
FS901.8
SEAT WALL903.3
SEAT WALL
903.3
DOUBLE-SIDED
SEAT WALL903.6
FS
900.5
1%
FS898
FS899.9
3%FS899.58
1.5%2%1%FS
899.68
2.5%FG
900.25 3%
FG
900.256.5%FG
898.5
4.9%FS898.70
FS900.19
1.5%
TS899.68 FG
899.18
FG
899.25
FG899.5
FG900.25
FG
898.5
TW900.68
1%
FG899.35
FG900.25
FG
899.25
FS900.42
FS
900
FS898.95
8.33 %8.33 %FS897.20
FS899.97
1 %8.33 %FS894.70
8.33
%
FS893.34
8.33 %
FS889.27
TS
899.77
FS890
FG/BW893
33 %TS
895.87
BS892.37
TS892.19
FG/BW893.9133 %FS
896
±900
±896 (-4')±892 (-8')
±889 (-11')
FS892.37
FS89133 %33 %FS892.59
BS896.27
FG
890.39
FS
888.11
FS887.53
FS889.82
FS
889.52
FS890 1%
BS889.91
FS891.44
1.
0%
FS
891.04
1%
FS891.04
FS888.67
2.6%FS889.17
FS888.65
2.
0%
2%
FS887.85
FS887.79
1%
FS889.3
1%1.0%FS
890.07
BW889.72
TS890.91
1%
FS889.75
1%
TW890.91
FG889.75
1
.
5%
1%
FS890.88
1%
FS888.73
1%1%FS888.13 FS888.15
FS888.11
TS890.29
BS889.74
2
.
4%
FS890.552%2.8%
FS890.12 FS889.921%
FS888.8
0.5%0.5%
FS888.25
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
LEGEND
BRIGHT ROAD SAWMILL ROADEMERALD PARKWAYBILLINGSLEY CREEKCITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
FLOODPLAIN COMPENSATORY CUT PLAN
126THE BEACON
DUBLIN, OHIO COrange frog Design Group, LLC
PRELIMINARY DESIGN DEVELOPMENT PACKAGE
FEBRUARY 26, 2025
CIVIL DRAWINGS - FLOODPLAIN MAP - PROPOSED CONDITIONS
SEE ENLARGEMENT 1
122223
30
31
40
41 50515253130 131132490
491 492 493
494
495
496
497
498 499 500 501 502 503
2223
24
FS
900
FS
899
FS899
FS899.45
FS898
FS
899
FS899
FS898.85
4.5%1.5%1%4.5%4.5%FS898.17
4.5%FS895.18
FS897
FS896
4.5%FS
898.35
1.5%
TS
898
FG901.5
FF902.2
FS902.1
FS902.1FS
902.1
900901FG
899.13
1 %FS901.8
FG
899.70
FG
901.14
FS901.8
SEAT WALL903.3
SEAT WALL
903.3
DOUBLE-SIDED
SEAT WALL903.6
FS
900.5
1%
FS898
FS899.9
3%FS899.58
1.5%2%1%FS
899.68
2.5%FG
900.25 3%
FG
900.256.5%FG
898.5
4.9%FS898.70
FS900.19
1.5%
TS899.68 FG
899.18
FG
899.25
FG899.5
FG900.25
FG
898.5
TW900.68
1%
FG899.35
FG900.25
FG
899.25
FS900.42
FS
900
FS898.95
8.33 %8.33 %FS897.20
FS899.97
1 %8.33 %FS894.70
8.33
%
FS893.34
8.33 %
FS889.27
TS
899.77
FS890
FG/BW893
33 %TS
895.87
BS892.37
TS892.19
FG/BW893.9133 %FS
896
±900
±896 (-4')±892 (-8')
±889 (-11')
FS892.37
FS89133 %33 %FS892.59
BS896.27
FG
890.39
FS
888.11
FS887.53
FS889.82
FS
889.52
FS890 1%
BS889.91
FS891.44
1.
0%
FS
891.04
1%
FS891.04
FS888.67
2.6%FS889.17
FS888.65
2.
0%
2%
FS887.85
FS887.79
1%
FS889.3
1%1.0%FS
890.07
BW889.72
TS890.91
1%
FS889.75
1%
TW890.91
FG889.75
1
.
5%
1%
FS890.88
1%
FS888.73
1%1%FS888.13 FS888.15
FS888.11
TS890.29
BS889.74
2
.
4%
FS890.552%2.8%
FS890.12 FS889.921%
FS888.8
0.5%0.5%
FS888.25
GRAPHIC SCALE
0
1 inch = 50 feet
1002550
LEGEND
BRIGHT ROAD SAWMILL ROADEMERALD PARKWAYBILLINGSLEY CREEKCITY OF DUBLIN, OHIO
PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON
FLOODPLAIN MAP-PROPOSED CONDITIONS
89464465466568871234568910111213141516171922232425272829303132348596979899100101102103104105106112113114115116117118119120121122123124125126127128129130131132133134135136137138139140141142143144200201202203204205206207208209210211212213214215216217218219220221222223224225226227228230231232233234235236240241242243244245246247248264265266268269270271272273274275276277278281282284285286287288289290291292293295296297298299300301314316317318320321323324325326327328329330331332336342343344345346347348349350351352353354355356357358359360361362363364365368369370371372373374375382383384385386387388389390391392394395396397398399400401402403404405406407408409410412413414415416417418419420421422423424425426427428429430431432433434435436437438439440441442443444445446447448449450451452453454455456457458459460461463469470471472473474475478479480481484485487489491493494495496508509510511512513514515516517518519520521552553563576577578617618619620621622623628629630631632633663664393322411477476507505506504501499503502500497498490488486483482283279280267332672023923823722995932118492467468462909254868856456960261656730231533438157561461562462562662784919431041546670673688689848849871872877878976978981990996997999100010011002100310041005100610071008100910101012101310181020102110221023102410251026102710288736956906726694033733833934034165365465565665765869669769869971071171271471571771871972073873974074174274474574674774875175375475675775875976076176276376476576676776876977077177277377477577677777877978078178278378478578678778878979179279379579679779880081281581681781882182282482582682782882983083183283383483583683783883984084284384484584684785085185285385485585685785885986086186286386486586686786886987087487587687988088188288388488588688788888989089189289389489589689789889990090291491891992092192292392592692792892993093193293393493593793893994094194697297397497597797998098298398498598698798898999199299399499593692484181179981081481382382081979079435373843444546474849505152535556575859606162636465666768697071727374757677787980818283145146147148149150151152153154155157162163165167168169170171174175177178179180181182183184185186187188189191192194249250251252253254255259260261262263522525526528532533534535536537538539540541542543544547548549550559560561562570571572581582583584585586587591599604605606607608609610611674676677678679680684686687691692693700701702703704706708709723727729731734735737950952954955962964961957912603601592589959960958956590588953951802801736566565733732728722721730726725724551707705545694529531527530683685681682675523256176172166173363942196190195193258107108333377378379380555556558573579593594595596597598612613636637638639640641642643644645646647648649650651652660716805806808901903904905906907908909910911913915916917942943944948949965967970963966971600969580947945807803804809574968557554335102910301581591601611641995246686719981011101410171019319366367634635659661662665666667713743749750752755156197198257109110111303304305306307308309311312313376889L5.00dateissued1XX.XX.XXXXNOTESCHEC. SETNot For ConstructionSEALPROJECT FOR:DESIGN TEAMREVISIONSG:\G2 Projects\Advanced Civil Design\20024 Bright Road Assisted Living\CAD\20024_BRIGHT RD ASST LIVING_L5.00.dwg Aug 12, 2024 - 4:42pm-SWolverton
issue date08.12.24PROJECT NO.22049drawn by:SWchecked by:PEMCivil EngineerAdvanced Civil Design781 Science Boulevard, Suite 100Gahanna, Ohio 43230p 614.428.7750ArchitectOrange frog Design Group629 N High St. 4th FloorColumbus, Ohio 43215p 614.230.4131Landscape ArchitectG2 Planning and Design720 E. Broad St. Suite 200Columbus, Ohio 43215p 614.583.9230PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON C.C.R.C.
Sawmill Road
City of Dublin, Ohio 43016 720 E. BROAD STREET STE. 200COLUMBUS, OH 43215TREEPRESERVATIONPLAN0'60'180'BRIGHT ROADSAWMILL ROAD
EMERALD PARKWAY
TREE PRESERVATIONFENCEEXISTING TREETO BE REMOVEDEXISTING TREETO BE PRESERVED##EXISTING TREEINDEX NUMBER*EXISTING TREESTATUS OFF-SITE#*(SEE SHEETS L5.01-L5.07 FOR EXISTING TREE INDEX)LIFETIMEFITNESSTREE PRESERVATION KEYEXISTING TREESTATUS OFF-SITE#
16WALNUTFAIRREMOVE210WALNUTFAIRREMOVE311WALNUTFAIRREMOVE46BOXELDERFAIRREMOVE58WALNUTGOODREMOVE66WALNUTFAIRREMOVE78WALNUTFAIRREMOVE814COTTONWOODFAIRREMOVE97WALNUTFAIRREMOVE106WALNUTFAIRREMOVE117WALNUTFAIRREMOVE1211LOCUSTPOORREMOVE1313WALNUTPOORREMOVE1410COTTONWOODFAIRREMOVE159COTTONWOODFAIRREMOVE166COTTONWOODFAIRREMOVE176WALNUTFAIRREMOVE188MAPLEFAIRREMOVE1912MAPLEFAIRREMOVE2010MAPLEFAIRREMOVE218COTTONWOODFAIRREMOVE228ELMFAIRREMOVE236COTTONWOODFAIRREMOVE2414COTTONWOODFAIRREMOVE2514COTTONWOODFAIRREMOVE267COTTONWOODFAIRREMOVE2711COTTONWOODFAIRREMOVE2812COTTONWOODFAIRREMOVE2911LOCUSTFAIRREMOVE309LOCUSTFAIRREMOVE317ASHPOORREMOVE328LOCUSTPOORREMOVE3312LOCUSTFAIRREMOVE3418LOCUSTFAIRREMOVE356WALNUTFAIRPRESERVE366BOXELDERGOODPRESERVE3715WALNUTGOODPRESERVE388MAPLEFAIRPRESERVE3914WALNUTGOODPRESERVE407BOXELDERFAIRPRESERVE416BOXELDERFAIRPRESERVE4216CHERRYFAIRPRESERVE4312SYCAMOREGOODPRESERVE4425COTTONWOODGOODPRESERVE4512COTTONWOODGOODPRESERVE4610COTTONWOODGOODPRESERVE476COTTONWOODFAIRPRESERVE4818COTTONWOODFAIRPRESERVE4937COTTONWOODGOODPRESERVE5021COTTONWOODFAIRPRESERVE519WALNUTFAIRPRESERVE5215COTTONWOODFAIRPRESERVE5311WALNUTFAIRPRESERVE549WALNUTFAIRREMOVE5510COTTONWOODFAIRPRESERVE5648COTTONWOODFAIRPRESERVE5712WALNUTGOODPRESERVE586BOXELDERFAIRPRESERVE5946COTTONWOODGOODPRESERVE606ELMPOORPRESERVE6117WALNUTGOODPRESERVE6214OSAGE ORANGEFAIRPRESERVE6321OSAGE ORANGEPOORPRESERVE647BOXELDERFAIRPRESERVE6539SYCAMOREFAIRPRESERVE6612WALNUTFAIRPRESERVE676ELMFAIRPRESERVE6813WALNUTGOODPRESERVE6914MAPLEFAIRPRESERVE7013BOXELDERPOORPRESERVE7119COTTONWOODFAIRPRESERVE7217COTTONWOODFAIRPRESERVE736BOXELDERFAIRPRESERVE747BOXELDERPOORPRESERVE757BOXELDERPOORPRESERVE766ELMFAIRPRESERVE778ELMFAIRPRESERVE787ELMGOODPRESERVE7913ELMGOODPRESERVE8018BOXELDERGOODPRESERVE8116MAPLEGOODPRESERVE828ELMGOODPRESERVE837BOXELDERFAIRPRESERVE8418HACKBERRYFAIRREMOVE8534MULBERRYFAIRREMOVE868ELMGOODREMOVE876BOXELDERGOODREMOVE889HACKBERRYGOODREMOVE8911ELMGOODREMOVE909BOXELDERGOODREMOVE9112ELMFAIRREMOVE9211MULBERRYPOORREMOVE938MULBERRYGOODREMOVE9445OAK (LANDMARK TREE #3412)POORREMOVE9511BOXELDERFAIRREMOVE9611WALNUTGOODREMOVE9724MULBERRYFAIRREMOVE9813MULBERRYFAIRREMOVE996MULBERRYFAIRREMOVE10013ELMFAIRREMOVE10115MAPLEGOODREMOVE10223CHERRYGOODREMOVE10317APPLEPOORREMOVE10425APPLEFAIRREMOVE10520MAPLEGOODREMOVE10620MAPLEGOODREMOVE10719MAPLEGOODPRESERVE10811LOCUSTGOODPRESERVE10917MAPLEGOODREMOVE11022OAKGOODOFF-SITE11114LOCUSTGOODOFF-SITE1126WALNUTFAIRREMOVE1137WALNUTFAIRREMOVE11410WALNUTFAIRREMOVE11515MULBERRYFAIRREMOVE1166WALNUTFAIRREMOVE11710WALNUTGOODREMOVE11819OAKGOODREMOVE11922LINDENFAIRREMOVE12019MAPLEGOODREMOVE1218PINEFAIRREMOVE12218MULBERRYFAIRREMOVE12322MULBERRYFAIRREMOVE1247WALNUTGOODREMOVE1257WALNUTFAIRREMOVE1266WALNUTFAIRREMOVE1277WALNUTFAIRREMOVE1286WALNUTFAIRREMOVE12911CHERRYFAIRREMOVE13013HACKBERRYFAIRREMOVE13114MULBERRYFAIRREMOVE1326CHERRYFAIRREMOVE13327MULBERRYPOORREMOVE13421MULBERRYFAIRREMOVE1358WALNUTFAIRREMOVE13611ELMFAIRREMOVE13710HACKBERRYFAIRREMOVE1388HACKBERRYFAIRREMOVE1398HACKBERRYFAIRREMOVE14020WALNUTFAIRREMOVE14115WALNUTFAIRREMOVE14214WALNUTFAIRREMOVE14317WALNUTFAIRREMOVE14411HACKBERRYGOODREMOVE14513SPRUCEGOODPRESERVE1467ELMFAIRPRESERVE14710COTTONWOODGOODPRESERVE14821COTTONWOODGOODPRESERVE1499PINEPOORPRESERVE15018ASHPOORPRESERVEL5.01dateissued1XX.XX.XXXXNOTESCHEC. SETNot For ConstructionSEALPROJECT FOR:DESIGN TEAMREVISIONSG:\G2 Projects\Advanced Civil Design\20024 Bright Road Assisted Living\CAD\20024_BRIGHT RD ASST LIVING_L5.00.dwg Aug 12, 2024 - 4:42pm-SWolverton
issue date08.12.24PROJECT NO.22049drawn by:SWchecked by:PEMCivil EngineerAdvanced Civil Design781 Science Boulevard, Suite 100Gahanna, Ohio 43230p 614.428.7750ArchitectOrange frog Design Group629 N High St. 4th FloorColumbus, Ohio 43215p 614.230.4131Landscape ArchitectG2 Planning and Design720 E. Broad St. Suite 200Columbus, Ohio 43215p 614.583.9230PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON C.C.R.C.
Sawmill Road
City of Dublin, Ohio 43016 720 E. BROAD STREET STE. 200COLUMBUS, OH 43215EXISTING TREEINDEX(TREE # 1-150) TREE# D.B.H. SPECIES CONDITION STATUS TREE# D.B.H. SPECIES CONDITION STATUS
1516ASHPOORPRESERVE1528BOXELDERFAIRPRESERVE1536WALNUTGOODPRESERVE15416OSAGE ORANGEFAIRPRESERVE1559PINEPOORPRESERVE1566ELMPOOROFF-SITE1578ELMFAIRPRESERVE1588HACKBERRYGOODOFF-SITE15911WALNUTGOODOFF-SITE16029ELMGOODOFF-SITE1619ELMFAIROFF-SITE1628ELMFAIRPRESERVE1638ELMFAIRPRESERVE1648WALNUTGOODOFF-SITE16510WILLOWGOODPRESERVE16616COTTONWOODFAIRPRESERVE16725COTTONWOODFAIRPRESERVE16812WALNUTFAIRPRESERVE16931COTTONWOODGOODPRESERVE1706SYCAMOREFAIRPRESERVE17118COTTONWOODFAIRPRESERVE17214COTTONWOODGOODPRESERVE17313COTTONWOODGOODPRESERVE17410COTTONWOODPOORPRESERVE1759WALNUTGOODPRESERVE17610OSAGE ORANGEFAIRPRESERVE1776WALNUTGOODPRESERVE1788WALNUTGOODPRESERVE1796HACKBERRYFAIRPRESERVE1807HACKBERRYGOODPRESERVE18115WALNUTGOODPRESERVE18215WALNUTGOODPRESERVE18332ASH (LANDMARK TREE #3419)DEADPRESERVE1848HACKBERRYGOODPRESERVE18510WALNUTFAIRPRESERVE18613WALNUTFAIRPRESERVE1876LOCUSTFAIRPRESERVE1889WALNUTGOODPRESERVE1898HACKBERRYGOODPRESERVE19012WALNUTGOODPRESERVE1916WALNUTFAIRPRESERVE1926HACKBERRYGOODPRESERVE1938MAPLEFAIRPRESERVE19410WALNUTGOODPRESERVE19510WALNUTFAIRPRESERVE19614WALNUTGOODPRESERVE1976MULBERRYFAIROFF-SITE1986LOCUSTFAIROFF-SITE19929WALNUT (LANDMARK TREE #3420)FAIROFF-SITE2006WALNUTFAIRREMOVE2018PEARFAIRREMOVE2027WALNUTGOODREMOVE20314PEARFAIRREMOVE20414PEARGOODREMOVE20526PEARGOODREMOVE2066PEARGOODREMOVE2076PEARFAIRREMOVE20815PEARGOODREMOVE2096PEARFAIRREMOVE21014PEARFAIRREMOVE2119PEARFAIRREMOVE2127PEARGOODREMOVE2136PEARGOODREMOVE2146PEARFAIRREMOVE21519PEARGOODREMOVE2166PEARGOODREMOVE2178ELMGOODREMOVE2187ELMGOODREMOVE21915PEARGOODREMOVE2206MULBERRYFAIRREMOVE2216PEARGOODREMOVE2227PEARFAIRREMOVE2236WALNUTFAIRREMOVE2249PEARGOODREMOVE2258LOCUSTGOODREMOVE22625MAPLEGOODREMOVE22713WALNUTGOODREMOVE2286COTTONWOODFAIRREMOVE2297COTTONWOODFAIRREMOVE2309COTTONWOODFAIRREMOVE23116COTTONWOODFAIRREMOVE23211COTTONWOODFAIRREMOVE23310COTTONWOODFAIRREMOVE2346COTTONWOODFAIRREMOVE2357PEARFAIRREMOVE2368ELMFAIRREMOVE2376BIRCHGOODREMOVE2386BIRCHGOODREMOVE2396BIRCHFAIRREMOVE2406BIRCHFAIRREMOVE24110COTTONWOODFAIRREMOVE24211COTTONWOODGOODREMOVE2436COTTONWOODFAIRREMOVE24415WALNUTGOODREMOVE2457BIRCHFAIRREMOVE24610COTTONWOODFAIRREMOVE2476PEARFAIRREMOVE2487PEARFAIRREMOVE24911WALNUTGOODPRESERVE25011WALNUTFAIRPRESERVE2517WALNUTFAIRPRESERVE25211ELMFAIRPRESERVE2538WALNUTFAIRPRESERVE25427HICKORYGOODPRESERVE25511ELMGOODPRESERVE2569ELMGOODPRESERVE25718SYCAMOREGOODOFF-SITE25816LOCUSTGOODPRESERVE2597HACKBERRYGOODPRESERVE26011ASHPOORPRESERVE26120WALNUTGOODPRESERVE26211HACKBERRYGOODPRESERVE26325WALNUTFAIRPRESERVE26417WALNUTFAIRREMOVE26511HACKBERRYGOODREMOVE26612WALNUTGOODREMOVE26711HACKBERRYFAIRREMOVE26818WALNUTFAIRREMOVE2697HACKBERRYFAIRREMOVE2708HACKBERRYGOODREMOVE2719HACKBERRYGOODREMOVE27221HACKBERRYGOODREMOVE2738HACKBERRYGOODREMOVE2747HACKBERRYGOODREMOVE2757HACKBERRYGOODREMOVE27618WALNUTFAIRREMOVE27720WALNUTGOODREMOVE27814WALNUTGOODREMOVE2798WALNUTGOODREMOVE2808HACKBERRYPOORREMOVE28113WALNUTFAIRREMOVE28213WALNUTGOODREMOVE28351COTTONWOODGOODREMOVE2847HACKBERRYFAIRREMOVE2856HACKBERRYFAIRREMOVE28614ELMPOORREMOVE28712ELMFAIRREMOVE2887WALNUTGOODREMOVE2896WALNUTFAIRREMOVE2906WALNUTFAIRREMOVE29128REDBUDFAIRREMOVE29213WALNUTFAIRREMOVE2936TREEFAIRREMOVE29511LOCUSTFAIRREMOVE29611COTTONWOODFAIRREMOVE2979COTTONWOODFAIRREMOVE2986MULBERRYGOODREMOVE2997MULBERRYFAIRREMOVE3006PEARGOODREMOVE3017WALNUTGOODREMOVEL5.02dateissued1XX.XX.XXXXNOTESCHEC. SETNot For ConstructionSEALPROJECT FOR:DESIGN TEAMREVISIONSG:\G2 Projects\Advanced Civil Design\20024 Bright Road Assisted Living\CAD\20024_BRIGHT RD ASST LIVING_L5.00.dwg Aug 12, 2024 - 4:42pm-SWolverton
issue date08.12.24PROJECT NO.22049drawn by:SWchecked by:PEMCivil EngineerAdvanced Civil Design781 Science Boulevard, Suite 100Gahanna, Ohio 43230p 614.428.7750ArchitectOrange frog Design Group629 N High St. 4th FloorColumbus, Ohio 43215p 614.230.4131Landscape ArchitectG2 Planning and Design720 E. Broad St. Suite 200Columbus, Ohio 43215p 614.583.9230PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON C.C.R.C.
Sawmill Road
City of Dublin, Ohio 43016 720 E. BROAD STREET STE. 200COLUMBUS, OH 43215EXISTING TREEINDEX(TREE # 151-301) TREE# D.B.H. SPECIES CONDITION STATUS TREE# D.B.H. SPECIES CONDITION STATUS
30219RED CEDARFAIRREMOVE3038BEECHGOODOFF-SITE3047SPRUCEPOOROFF-SITE3058SPRUCEFAIROFF-SITE3067SPRUCEPOOROFF-SITE3078BEECHGOODOFF-SITE3088BEECHGOODOFF-SITE30915ELMGOODOFF-SITE31032MAPLEFAIRREMOVE3118BEECHGOODOFF-SITE3129BEECHGOODOFF-SITE3137SPRUCEFAIROFF-SITE31414APPLEPOORREMOVE31532MAPLEGOODREMOVE31616CHERRYPOORREMOVE31716SAUCER MAGNOLIAGOODREMOVE31827LOCUSTPOORREMOVE31925DAWN REDWOODFAIRDEMO'D BY OTHERS32017SPRUCEFAIRREMOVE32112APPLEPOORREMOVE32215SPRUCEDEADREMOVE32311SPRUCEDEADREMOVE32418PINEGOODREMOVE32512SPRUCEDEADREMOVE32624SPRUCEPOORREMOVE32729PURPLE BEECHFAIRREMOVE32823SWEETGUMFAIRREMOVE32945MAPLEGOODREMOVE33022WALNUTPOORREMOVE33128MAPLEGOODREMOVE33219PINEGOODREMOVE33329OAKGOODPRESERVE33430MAPLEDEADREMOVE33525HACKBERRYGOODPRESERVE33615HACKBERRYFAIRREMOVE33715WALNUTFAIRPRESERVE33810COTTONWOODFAIRPRESERVE3398WALNUTFAIRPRESERVE3406HACKBERRYFAIRPRESERVE3419APPLEFAIRREMOVE3427APPLEFAIRREMOVE3437WALNUTGOODREMOVE34426MAPLEPOORREMOVE34547MAPLEGOODREMOVE34618WALNUTFAIRREMOVE34715LOCUSTFAIRREMOVE34858MAPLEPOORREMOVE34926WALNUTFAIRREMOVE3509WALNUTFAIRREMOVE35117WALNUTFAIRREMOVE35210HACKBERRYFAIRREMOVE35310WALNUTFAIRREMOVE3546HACKBERRYGOODREMOVE3557HACKBERRYFAIRREMOVE3568HACKBERRYFAIRREMOVE35715REDBUDGOODREMOVE35825WALNUTFAIRREMOVE3596HACKBERRYFAIRREMOVE3609HACKBERRYFAIRREMOVE3618HACKBERRYFAIRREMOVE36215WALNUTFAIRREMOVE36313LOCUSTFAIRREMOVE36414HACKBERRYGOODREMOVE3659COTTONWOODFAIRREMOVE3667HACKBERRYDEADDEMO'D BY OTHERS36720SPRUCEPOORDEMO'D BY OTHERS36816MULBERRYFAIRREMOVE36910SPRUCEPOORREMOVE37011SPRUCEPOORREMOVE37113SPRUCEPOORREMOVE37224SPRUCEFAIRREMOVE37310MULBERRYPOORREMOVE37415RED CEDARFAIRREMOVE37520RED CEDARPOORREMOVE37623GINKGOGOODPRESERVE37744MAPLEGOODPRESERVE37837COTTONWOODGOODPRESERVE37920SYCAMOREGOODPRESERVE38010MULBERRYFAIRPRESERVE38136COTTONWOODGOODREMOVE38236MAPLEGOODREMOVE38320COTTONWOODFAIRREMOVE38421COTTONWOODFAIRREMOVE38517MULBERRYFAIRREMOVE3868MULBERRYFAIRREMOVE38711MULBERRYGOODREMOVE38813WALNUTGOODREMOVE3898BOXELDERFAIRREMOVE39014SPRUCEPOORREMOVE39116SPRUCEPOORREMOVE3928MULBERRYFAIRREMOVE39311RED CEDARFAIRREMOVE39421SPRUCEFAIRREMOVE39525SPRUCEGOODREMOVE39611MULBERRYGOODREMOVE3978MULBERRYGOODREMOVE3988BOXELDERFAIRREMOVE3996PEARGOODREMOVE4007BOXELDERFAIRREMOVE40111COTTONWOODFAIRREMOVE4026HACKBERRYFAIRREMOVE40313SPRUCEGOODREMOVE40423SWEETGUMFAIRREMOVE40546WALNUTPOORREMOVE40632WALNUTPOORREMOVE4079WALNUTFAIRREMOVE4089ASHPOORREMOVE4097ASHPOORREMOVE4107MULBERRYPOORREMOVE41122MULBERRYFAIRREMOVE41211CHERRYFAIRREMOVE41318MAPLEGOODREMOVE4146BOXELDERFAIRREMOVE4157WALNUTGOODREMOVE41618COTTONWOODGOODREMOVE41721MAPLEFAIRREMOVE41836MULBERRYPOORREMOVE41950MAPLEFAIRREMOVE42016WALNUTFAIRREMOVE4217WALNUTFAIRREMOVE42210MULBERRYFAIRREMOVE42317COTTONWOODFAIRREMOVE42410WALNUTFAIRREMOVE4257ASHPOORREMOVE4269COTTONWOODFAIRREMOVE4277WALNUTFAIRREMOVE42811WALNUTFAIRREMOVE42917MULBERRYFAIRREMOVE4306PEARFAIRREMOVE43118MULBERRYFAIRREMOVE4326MULBERRYFAIRREMOVE4339ASHPOORREMOVE43419SPRUCEGOODREMOVE43517SPRUCEFAIRREMOVE43617SPRUCEFAIRREMOVE43715SPRUCEFAIRREMOVE4388SPRUCEPOORREMOVE43914SPRUCEFAIRREMOVE44019SPRUCEFAIRREMOVE44123SPRUCEFAIRREMOVE44216SPRUCEFAIRREMOVE44315SPRUCEFAIRREMOVE44420SPRUCEGOODREMOVE44518MULBERRYPOORREMOVE4467WALNUTFAIRREMOVE44710WALNUTFAIRREMOVE4489WALNUTFAIRREMOVE4496ELMPOORREMOVE45064COTTONWOODGOODREMOVE45110WALNUTFAIRREMOVEL5.03dateissued1XX.XX.XXXXNOTESCHEC. SETNot For ConstructionSEALPROJECT FOR:DESIGN TEAMREVISIONSG:\G2 Projects\Advanced Civil Design\20024 Bright Road Assisted Living\CAD\20024_BRIGHT RD ASST LIVING_L5.00.dwg Aug 12, 2024 - 4:42pm-SWolverton
issue date08.12.24PROJECT NO.22049drawn by:SWchecked by:PEMCivil EngineerAdvanced Civil Design781 Science Boulevard, Suite 100Gahanna, Ohio 43230p 614.428.7750ArchitectOrange frog Design Group629 N High St. 4th FloorColumbus, Ohio 43215p 614.230.4131Landscape ArchitectG2 Planning and Design720 E. Broad St. Suite 200Columbus, Ohio 43215p 614.583.9230PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON C.C.R.C.
Sawmill Road
City of Dublin, Ohio 43016 720 E. BROAD STREET STE. 200COLUMBUS, OH 43215EXISTING TREEINDEX(TREE # 302-451) TREE# D.B.H. SPECIES CONDITION STATUS TREE# D.B.H. SPECIES CONDITION STATUS
4529WALNUTFAIRREMOVE4538COTTONWOODFAIRREMOVE4548WALNUTFAIRREMOVE4557WALNUTFAIRREMOVE45616WALNUTFAIRREMOVE45716WALNUTFAIRREMOVE45810ASHFAIRREMOVE45913ELMFAIRREMOVE4606ELMFAIRREMOVE4619ELMPOORREMOVE4626ELMFAIRREMOVE4638ELMFAIRREMOVE4649ELMPOORREMOVE4659ELMPOORREMOVE4666ELMPOORREMOVE4677WALNUTFAIRREMOVE46810WALNUTFAIRREMOVE46918APPLEPOORREMOVE47012MULBERRYFAIRREMOVE47116ELMPOORREMOVE47223SWEETGUMGOODREMOVE47311SPRUCEFAIRREMOVE47412SPRUCEFAIRREMOVE47512SPRUCEFAIRREMOVE4768SPRUCEPOORREMOVE47715SPRUCEFAIRREMOVE47813SPRUCEFAIRREMOVE4798SPRUCEPOORREMOVE48020SPRUCEGOODREMOVE4817WALNUTGOODREMOVE4827SPRUCEPOORREMOVE4838SPRUCEFAIRREMOVE4848SPRUCEPOORREMOVE4859SPRUCEPOORREMOVE4867SPRUCEPOORREMOVE48712SPRUCEFAIRREMOVE4888SPRUCEPOORREMOVE4899SPRUCEPOORREMOVE49011SPRUCEFAIRREMOVE4917MULBERRYFAIRREMOVE4926MULBERRYFAIRREMOVE4936SPRUCEPOORREMOVE49417SPRUCEFAIRREMOVE4958SPRUCEFAIRREMOVE4966SPRUCEPOORREMOVE49710SPRUCEFAIRREMOVE4988SPRUCEPOORREMOVE49910SPRUCEFAIRREMOVE5007SPRUCEFAIRREMOVE5018SPRUCEFAIRREMOVE5029SPRUCEFAIRREMOVE50310SPRUCEFAIRREMOVE5047SPRUCEFAIRREMOVE5056SPRUCEFAIRREMOVE5067SPRUCEFAIRREMOVE5079SPRUCEFAIRREMOVE50816SPRUCEGOODREMOVE5096SPRUCEPOORREMOVE51011SPRUCEFAIRREMOVE51115SPRUCEGOODREMOVE5129MAPLEFAIRREMOVE51325ELMFAIRREMOVE5148ASHFAIRREMOVE5156WALNUTFAIRREMOVE51614ELMPOORREMOVE5176WALNUTFAIRREMOVE51813COTTONWOODGOODREMOVE51911WALNUTFAIRREMOVE52020WALNUTFAIRREMOVE52117WALNUTGOODREMOVE52214WALNUTGOODPRESERVE52345COTTONWOODFAIRPRESERVE52418CHERRYGOODOFF-SITE52525WALNUTGOODPRESERVE52612ELMFAIRPRESERVE52712WALNUTFAIRPRESERVE5287HACKBERRYGOODPRESERVE5299WALNUTGOODPRESERVE53028SYCAMOREGOODPRESERVE5316HACKBERRYFAIRPRESERVE53212WALNUTGOODPRESERVE53334WALNUTGOODPRESERVE53417SYCAMOREGOODPRESERVE5356WALNUTFAIRPRESERVE53613HACKBERRYGOODPRESERVE53725WALNUTGOODPRESERVE53814HACKBERRYGOODPRESERVE5399ELMGOODPRESERVE54020WALNUTGOODPRESERVE5416ELMFAIRPRESERVE5427HACKBERRYGOODPRESERVE54319HACKBERRYGOODPRESERVE5446HACKBERRYFAIRPRESERVE54551WALNUTGOODPRESERVE54618WALNUTFAIRPRESERVE54715ELMGOODPRESERVE54811WALNUTFAIRPRESERVE5497WALNUTFAIRPRESERVE5506WALNUTFAIRPRESERVE55125SYCAMOREGOODPRESERVE5527WALNUTFAIRREMOVE5539WALNUTFAIRREMOVE55419SYCAMOREGOODPRESERVE5559HACKBERRYFAIRPRESERVE55618WALNUTFAIRPRESERVE55718ELMGOODPRESERVE5589BOXELDERFAIRPRESERVE55917WALNUTGOODPRESERVE56011WALNUTFAIRPRESERVE56122WALNUTFAIRPRESERVE5627HACKBERRYGOODPRESERVE5636ELMPOORREMOVE5649WALNUTFAIRREMOVE56514HACKBERRYGOODPRESERVE5669ELMFAIRPRESERVE56711HACKBERRYFAIRREMOVE5689ELMPOORREMOVE56914WALNUTFAIRREMOVE57021WALNUTFAIRPRESERVE57114WALNUTGOODPRESERVE57218HACKBERRYGOODPRESERVE5739HACKBERRYFAIRPRESERVE5749HACKBERRYFAIRPRESERVE57511HAWTHORNPOORREMOVE57617WALNUTFAIRREMOVE5779ELMPOORREMOVE57820MULBERRYPOORREMOVE57918WALNUTGOODPRESERVE58011WALNUTGOODPRESERVE58116WALNUTGOODPRESERVE58213HACKBERRYGOODPRESERVE5839HACKBERRYGOODPRESERVE58411HACKBERRYGOODPRESERVE58515WALNUTGOODPRESERVE58620WALNUTGOODPRESERVE58710HACKBERRYGOODPRESERVE58812WALNUTGOODPRESERVE58918HACKBERRYGOODPRESERVE5909HACKBERRYGOODPRESERVE59111HACKBERRYGOODPRESERVE5926HACKBERRYGOODPRESERVE59310HACKBERRYGOODPRESERVE59414HACKBERRYFAIRPRESERVE59511HACKBERRYGOODPRESERVE59613MULBERRYFAIRPRESERVE5977ELMFAIRPRESERVE59815HACKBERRYGOODPRESERVE59918WALNUTFAIRPRESERVE60011HACKBERRYFAIRPRESERVE60124CHERRYPOORPRESERVEL5.04dateissued1XX.XX.XXXXNOTESCHEC. SETNot For ConstructionSEALPROJECT FOR:DESIGN TEAMREVISIONSG:\G2 Projects\Advanced Civil Design\20024 Bright Road Assisted Living\CAD\20024_BRIGHT RD ASST LIVING_L5.00.dwg Aug 12, 2024 - 4:42pm-SWolverton
issue date08.12.24PROJECT NO.22049drawn by:SWchecked by:PEMCivil EngineerAdvanced Civil Design781 Science Boulevard, Suite 100Gahanna, Ohio 43230p 614.428.7750ArchitectOrange frog Design Group629 N High St. 4th FloorColumbus, Ohio 43215p 614.230.4131Landscape ArchitectG2 Planning and Design720 E. Broad St. Suite 200Columbus, Ohio 43215p 614.583.9230PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON C.C.R.C.
Sawmill Road
City of Dublin, Ohio 43016 720 E. BROAD STREET STE. 200COLUMBUS, OH 43215EXISTING TREEINDEX(TREE # 452-601) TREE# D.B.H. SPECIES CONDITION STATUS TREE# D.B.H. SPECIES CONDITION STATUS
60215WALNUTGOODREMOVE60311WALNUTGOODPRESERVE60412WALNUTGOODPRESERVE60513WALNUTGOODPRESERVE60616WALNUTGOODPRESERVE60724HACKBERRYFAIRPRESERVE6087HACKBERRYGOODPRESERVE60914WALNUTGOODPRESERVE61024WALNUTFAIRPRESERVE61117HACKBERRYGOODPRESERVE61216HACKBERRYFAIRPRESERVE61316HACKBERRYGOODPRESERVE61430TULIPTREEFAIRREMOVE61524TULIPTREEGOODREMOVE61616TULIPTREEGOODREMOVE61712TULIPTREEFAIRREMOVE61810TULIPTREEGOODREMOVE61913TULIPTREEGOODREMOVE62013TULIPTREEGOODREMOVE62112TULIPTREEFAIRREMOVE62216TULIPTREEGOODREMOVE62316WALNUTGOODREMOVE62421WALNUTGOODREMOVE6256BOXELDERDEADREMOVE62616MULBERRYDEADREMOVE6278MULBERRYDEADREMOVE62815MAPLEDEADREMOVE6298MAPLEDEADREMOVE63014MAPLEFAIRREMOVE63114TULIPTREEGOODREMOVE63211MAPLEGOODREMOVE6337CHERRYFAIRREMOVE63411PINEPOORPRESERVE63515PINEDEADPRESERVE63616PINEPOORPRESERVE63720PINEPOORPRESERVE63812PINEPOORPRESERVE63911PINEPOORPRESERVE64018PINEPOORPRESERVE64122TULIPTREEGOODPRESERVE64225TULIPTREEGOODPRESERVE64323TULIPTREEFAIRPRESERVE64423TULIPTREEFAIRPRESERVE64527MULBERRYFAIRPRESERVE64626TULIPTREEGOODPRESERVE6479HACKBERRYGOODPRESERVE64821MULBERRYFAIRPRESERVE64919TULIPTREEFAIRPRESERVE65026TULIPTREEGOODPRESERVE65124MULBERRYFAIRPRESERVE65235MULBERRYFAIRPRESERVE65320PINEPOORPRESERVE65427MULBERRYPOORPRESERVE6556BOXELDERFAIRPRESERVE65616CHERRYPOORPRESERVE6577BOXELDERFAIRREMOVE6588HACKBERRYFAIRPRESERVE65927MAPLEDEADREMOVE66011PINEFAIRREMOVE66122ELMPOORDEMO'D BY OTHERS6626MAPLEFAIRDEMO'D BY OTHERS6639MULBERRYFAIRREMOVE6649WALNUTFAIRREMOVE6657ELMFAIRDEMO'D BY OTHERS6669WALNUTFAIRDEMO'D BY OTHERS66712ASHPOORDEMO'D BY OTHERS66829WALNUTGOODPRESERVE6696ELMFAIROFF-SITE6706WALNUTFAIRPRESERVE6717WALNUTFAIRPRESERVE67211WALNUTGOODPRESERVE6738HACKBERRYFAIRPRESERVE67412WALNUTFAIRPRESERVE67512HACKBERRYGOODPRESERVE6769CHERRYGOODPRESERVE6778WALNUTGOODPRESERVE67812WALNUTGOODPRESERVE6797MAPLEGOODPRESERVE6807WALNUTGOODPRESERVE6817WALNUTGOODPRESERVE6828MAPLEGOODPRESERVE6839WALNUTFAIRPRESERVE68410WALNUTGOODPRESERVE68517WALNUTGOODPRESERVE68611WALNUTGOODPRESERVE68715WALNUTFAIRPRESERVE6889MAPLEGOODPRESERVE6897ELMFAIRPRESERVE69017WALNUTPOORPRESERVE69110WALNUTFAIRPRESERVE69213WALNUTGOODPRESERVE69310WALNUTFAIRPRESERVE69413WALNUTFAIRPRESERVE6958ELMFAIRPRESERVE69613WALNUTGOODPRESERVE6978ELMFAIRPRESERVE69825WALNUTFAIRPRESERVE6999OSAGE ORANGEFAIRPRESERVE70012WALNUTFAIRPRESERVE7017WALNUTFAIRPRESERVE7026WALNUTFAIRPRESERVE70318WALNUTFAIRPRESERVE7049HAWTHORNGOODPRESERVE7056WALNUTFAIRPRESERVE7069HACKBERRYGOODPRESERVE70717WALNUTGOODPRESERVE7087WALNUTGOODPRESERVE7099WALNUTFAIRPRESERVE7106ELMFAIRPRESERVE7118ELMFAIROFF-SITE71211ELMFAIRPRESERVE71311ELMFAIRPRESERVE7146ELMFAIRPRESERVE7156ELMFAIRPRESERVE71617LOCUSTFAIRPRESERVE71710WALNUTGOODPRESERVE7186ELMFAIRPRESERVE71910MAPLEGOODPRESERVE7207ELMFAIRPRESERVE7216WALNUTFAIRPRESERVE72210ELMFAIRPRESERVE72318SYCAMOREFAIRPRESERVE7248HACKBERRYGOODPRESERVE72525SYCAMOREGOODPRESERVE72621WALNUTGOODPRESERVE7278WALNUTGOODPRESERVE72822WALNUTGOODPRESERVE7297HACKBERRYFAIRPRESERVE7308WALNUTFAIRPRESERVE73120WALNUTFAIRPRESERVE73212HACKBERRYFAIRPRESERVE73315WALNUTFAIRPRESERVE73415WALNUTFAIRPRESERVE73511WALNUTGOODPRESERVE7366WALNUTFAIRPRESERVE73715WALNUTFAIRPRESERVE73811WALNUTPOORPRESERVE7396ELMPOORPRESERVE74013MULBERRYPOORPRESERVE74115HACKBERRYFAIROFF-SITE74226CHERRYPOORPRESERVE7437ELMFAIRPRESERVE7447WALNUTGOODPRESERVE7456WALNUTGOODPRESERVE7466WALNUTFAIRPRESERVE7479HACKBERRYFAIROFF-SITE74813WALNUTGOODOFF-SITE7498ELMPOORPRESERVE7507ELMFAIROFF-SITE75119WALNUTFAIRPRESERVEL5.05dateissued1XX.XX.XXXXNOTESCHEC. SETNot For ConstructionSEALPROJECT FOR:DESIGN TEAMREVISIONSG:\G2 Projects\Advanced Civil Design\20024 Bright Road Assisted Living\CAD\20024_BRIGHT RD ASST LIVING_L5.00.dwg Aug 12, 2024 - 4:42pm-SWolverton
issue date08.12.24PROJECT NO.22049drawn by:SWchecked by:PEMCivil EngineerAdvanced Civil Design781 Science Boulevard, Suite 100Gahanna, Ohio 43230p 614.428.7750ArchitectOrange frog Design Group629 N High St. 4th FloorColumbus, Ohio 43215p 614.230.4131Landscape ArchitectG2 Planning and Design720 E. Broad St. Suite 200Columbus, Ohio 43215p 614.583.9230PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON C.C.R.C.
Sawmill Road
City of Dublin, Ohio 43016 720 E. BROAD STREET STE. 200COLUMBUS, OH 43215EXISTING TREEINDEX(TREE # 602-751) TREE# D.B.H. SPECIES CONDITION STATUS TREE# D.B.H. SPECIES CONDITION STATUS
7526WALNUTFAIRPRESERVE75315WALNUTFAIROFF-SITE7547WALNUTFAIRPRESERVE75526WALNUTFAIRPRESERVE7566WALNUTGOODPRESERVE7577WALNUTGOODPRESERVE7586WALNUTFAIRPRESERVE75917WALNUTFAIRPRESERVE76018WALNUTFAIRPRESERVE76115WALNUTFAIRPRESERVE7627WALNUTFAIRPRESERVE7637WALNUTFAIRPRESERVE7647WALNUTFAIRPRESERVE7657ASHPOORPRESERVE76621MAPLEGOODPRESERVE7678HAWTHORNFAIRPRESERVE76817ASHPOORPRESERVE7697HAWTHORNFAIRPRESERVE7708ASHFAIRPRESERVE77114WALNUTFAIRPRESERVE7728WALNUTFAIRPRESERVE7736WALNUTFAIRPRESERVE7748WALNUTFAIRPRESERVE7757WALNUTFAIRPRESERVE77610WALNUTGOODPRESERVE7778WALNUTFAIRPRESERVE77812HACKBERRYFAIRPRESERVE7798HACKBERRYFAIRPRESERVE7807WALNUTGOODPRESERVE7819WALNUTGOODPRESERVE7826ASHFAIRPRESERVE7836WALNUTGOODPRESERVE7846LOCUSTFAIRPRESERVE78515WALNUTFAIRPRESERVE7866ASHFAIRPRESERVE7876ASHPOORPRESERVE7889WALNUTGOODPRESERVE78912WALNUTFAIRPRESERVE7909WALNUTFAIRPRESERVE7919WALNUTPOORPRESERVE7929WALNUTGOODPRESERVE79313WALNUTGOODPRESERVE7948WALNUTFAIRPRESERVE7957WALNUTFAIRPRESERVE79613WALNUTFAIRPRESERVE79710WALNUTGOODPRESERVE7989WALNUTFAIRPRESERVE79911WALNUTFAIRPRESERVE8008WALNUTFAIRPRESERVE8019WALNUTGOODPRESERVE80217LOCUSTGOODPRESERVE8039CHERRYFAIRPRESERVE8046WALNUTFAIRPRESERVE80518WALNUTGOODPRESERVE8067WALNUTFAIRPRESERVE8079HACKBERRYFAIRPRESERVE80822WALNUTGOODPRESERVE8097WALNUTGOODPRESERVE8108WALNUTFAIRPRESERVE8118WALNUTFAIRPRESERVE81210WALNUTFAIRPRESERVE8136WALNUTFAIRPRESERVE81410WALNUTFAIRPRESERVE8158WALNUTGOODPRESERVE8168WALNUTGOODPRESERVE81716ASHPOORPRESERVE81810WALNUTFAIRPRESERVE8196ELMFAIRPRESERVE8208ASHFAIRPRESERVE82110APPLEPOORPRESERVE8226ELMFAIRPRESERVE8237ELMFAIRPRESERVE8248WALNUTGOODPRESERVE82513ASHPOORPRESERVE82610ELMFAIRPRESERVE8277ELMFAIRPRESERVE82816ASHPOORPRESERVE8296ELMFAIRPRESERVE8306ELMFAIRPRESERVE83110ASHGOODPRESERVE83211ASHFAIRPRESERVE8337ELMFAIRPRESERVE83418ASHGOODPRESERVE8358ASHFAIRPRESERVE8367ASHGOODPRESERVE8376APPLEGOODPRESERVE8389ELMGOODPRESERVE8397ASHFAIRPRESERVE84010ASHPOORPRESERVE8416ASHFAIRPRESERVE84215ASHPOORPRESERVE8436ASHFAIRPRESERVE8449ELMFAIRPRESERVE8456ASHFAIRPRESERVE8466WALNUTGOODPRESERVE8476WALNUTGOODPRESERVE84843RUSSIAN OLIVEPOORPRESERVE8499ASHPOORPRESERVE8509RED CEDARFAIRPRESERVE85112ASHFAIRPRESERVE8528ELMPOORPRESERVE8539ASHPOORPRESERVE8546ELMPOORPRESERVE8556MAPLEGOODPRESERVE8567WALNUTGOODPRESERVE85720MAPLEFAIRPRESERVE8587WALNUTFAIRPRESERVE8598WALNUTFAIRPRESERVE8609WALNUTFAIRPRESERVE8617ASHFAIRPRESERVE8628ELMFAIRPRESERVE86311ASHPOORPRESERVE8648ASHFAIRPRESERVE86515ASHFAIRPRESERVE8668ASHFAIRPRESERVE8678ASHPOORPRESERVE86818ASHFAIRPRESERVE86910ASHFAIRPRESERVE8707ELMFAIRPRESERVE87112ELMPOORPRESERVE8726ELMFAIRPRESERVE8739ELMPOORPRESERVE8748ELMFAIRPRESERVE87510ASHPOORPRESERVE8767ASHPOORPRESERVE87710ELMFAIRPRESERVE8787ASHPOORPRESERVE87917OAKGOODPRESERVE88028MAPLEGOODPRESERVE88111ASHFAIRPRESERVE88219RUSSIAN OLIVEPOORPRESERVE8837APPLEPOORPRESERVE88411ASHGOODPRESERVE8856ELMFAIRPRESERVE8866ASHFAIRPRESERVE88722RUSSIAN OLIVEFAIRPRESERVE88816RUSSIAN OLIVEFAIRPRESERVE88912APPLEGOODPRESERVE89016COTTONWOODGOODPRESERVE8916ASHPOORPRESERVE8928ASHFAIRPRESERVE8938ASHFAIRPRESERVE8948ASHPOORPRESERVE8957ASHFAIRPRESERVE89610ASHFAIRPRESERVE89710WALNUTFAIRPRESERVE89810ASHFAIRPRESERVE8996ASHFAIRPRESERVE90016WALNUTFAIRPRESERVE9019HACKBERRYGOODPRESERVEL5.06dateissued1XX.XX.XXXXNOTESCHEC. SETNot For ConstructionSEALPROJECT FOR:DESIGN TEAMREVISIONSG:\G2 Projects\Advanced Civil Design\20024 Bright Road Assisted Living\CAD\20024_BRIGHT RD ASST LIVING_L5.00.dwg Aug 12, 2024 - 4:42pm-SWolverton
issue date08.12.24PROJECT NO.22049drawn by:SWchecked by:PEMCivil EngineerAdvanced Civil Design781 Science Boulevard, Suite 100Gahanna, Ohio 43230p 614.428.7750ArchitectOrange frog Design Group629 N High St. 4th FloorColumbus, Ohio 43215p 614.230.4131Landscape ArchitectG2 Planning and Design720 E. Broad St. Suite 200Columbus, Ohio 43215p 614.583.9230PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON C.C.R.C.
Sawmill Road
City of Dublin, Ohio 43016 720 E. BROAD STREET STE. 200COLUMBUS, OH 43215EXISTING TREEINDEX(TREE # 752-901) TREE# D.B.H. SPECIES CONDITION STATUS TREE# D.B.H. SPECIES CONDITION STATUS
9029WALNUTFAIRPRESERVE90314WALNUTGOODPRESERVE9048ELMFAIRPRESERVE90514HACKBERRYFAIRPRESERVE90619WALNUTGOODPRESERVE9079WALNUTGOODPRESERVE90814WALNUTGOODPRESERVE90915WALNUTGOODPRESERVE91010ASHFAIRPRESERVE91110WALNUTGOODPRESERVE91226SYCAMOREFAIRPRESERVE9139WALNUTGOODPRESERVE91411ASHFAIRPRESERVE91510WALNUTFAIRPRESERVE91613WALNUTGOODPRESERVE91713WALNUTGOODPRESERVE9187ASHPOORPRESERVE9197ELMPOORPRESERVE9206LOCUSTFAIRPRESERVE9216ASHFAIRPRESERVE92211WALNUTGOODPRESERVE9239LOCUSTGOODPRESERVE9247ASHFAIRPRESERVE92510ASHPOORPRESERVE9269ASHFAIRPRESERVE9276ELMFAIRPRESERVE9286ASHFAIRPRESERVE9298ASHFAIRPRESERVE93011ASHFAIRPRESERVE9316ASHPOORPRESERVE9327ASHFAIRPRESERVE93315ASHPOORPRESERVE9346ASHPOORPRESERVE9357ASHPOORPRESERVE9367ASHFAIRPRESERVE9377LOCUSTFAIRPRESERVE93811ASHPOORPRESERVE9399ASHFAIRPRESERVE9409ASHFAIRPRESERVE94111ASHFAIRPRESERVE9426HACKBERRYFAIRPRESERVE94316LOCUSTPOORPRESERVE94415WALNUTGOODPRESERVE94514HACKBERRYFAIRPRESERVE9466WALNUTFAIRPRESERVE9478WALNUTGOODPRESERVE94814WALNUTGOODPRESERVE94917WALNUTGOODPRESERVE9506HACKBERRYFAIRPRESERVE9516WALNUTFAIRPRESERVE9529WALNUTGOODPRESERVE95323WALNUTGOODPRESERVE95416SYCAMOREFAIRPRESERVE95510HACKBERRYFAIRPRESERVE95613WALNUTGOODPRESERVE9576HACKBERRYFAIRPRESERVE95815WALNUTGOODPRESERVE95919WALNUTGOODPRESERVE9608ELMFAIRPRESERVE9618WALNUTPOORPRESERVE9626WALNUTFAIRPRESERVE9639HACKBERRYFAIRPRESERVE96424SYCAMOREGOODPRESERVE9658WALNUTFAIRPRESERVE96615WALNUTGOODPRESERVE96712HACKBERRYGOODPRESERVE96818WALNUTGOODPRESERVE9698HACKBERRYGOODPRESERVE97016LOCUSTGOODPRESERVE9719WALNUTFAIRPRESERVE9726ELMFAIRPRESERVE97336RUSSIAN OLIVEFAIRPRESERVE97430RUSSIAN OLIVEFAIRPRESERVE9756ASHPOORPRESERVE97618BOXELDERFAIRPRESERVE97719RUSSIAN OLIVEGOODPRESERVE9786MAPLEFAIRPRESERVE97910WALNUTFAIRPRESERVE9807WALNUTGOODPRESERVE9816WALNUTFAIRPRESERVE9828WALNUTFAIRPRESERVE98313WALNUTFAIRPRESERVE98410WALNUTFAIRPRESERVE98516WALNUTFAIRPRESERVE9867WALNUTFAIRPRESERVE9877WALNUTFAIRPRESERVE9886WALNUTGOODPRESERVE9898WALNUTFAIRPRESERVE99012OAKGOODPRESERVE99113OAKGOODPRESERVE9927ASHPOORPRESERVE9938WALNUTFAIRPRESERVE99412WALNUTFAIRPRESERVE99510WALNUTFAIRPRESERVE9969WALNUTFAIROFF-SITE9977HICKORYFAIRPRESERVE9988ELMFAIRPRESERVE9996ELMGOODPRESERVE100013ASHPOORPRESERVE100117WALNUTGOODPRESERVE100214HICKORYGOODPRESERVE10037ASHPOORPRESERVE10048HICKORYGOODPRESERVE100526CHERRYFAIRPRESERVE10068HICKORYGOODPRESERVE10078CHERRYFAIRPRESERVE100810BEECHGOODPRESERVE10096CHERRYFAIROFF-SITE101014MAPLEGOODPRESERVE10116HOP HORNBEAMGOODPRESERVE101213BEECHGOODOFF-SITE101319OAKGOODOFF-SITE101413BEECHGOODOFF-SITE101515BEECHGOODOFF-SITE101614BEECHGOODPRESERVE101711HICKORYGOODOFF-SITE101824OAKGOODPRESERVE101929OAKFAIRPRESERVE10207HOP HORNBEAMGOODPRESERVE102115HICKORYGOODPRESERVE10228ELMFAIRPRESERVE10236HOP HORNBEAMGOODPRESERVE102421OAKFAIRPRESERVE10259WALNUTFAIRPRESERVE10266HICKORYFAIRPRESERVE102749OAKFAIRPRESERVE10286HICKORYGOODPRESERVE102913WALNUTPOORPRESERVE10308COTTONWOODFAIRPRESERVETREE WAIVER POLICY REPLACEMENT CALCULATIONSTREE RATINGTREES/INCHES REMOVEDLANDMARK/PRIORITY 1 INCHES PRESERVEDREPLACEMENTS REQ'DLANDMARK TREES (≥24" and "Good" or "Fair" condition) replace 1" for ea. 1" removed with 2.5" min. cal. trees0,913''1,081''0,913''PRIORITY 1 TREES D.B.H. (≥18", not "Landmark" rated)0,661''0,924''PER TREE - SEE BELOWPRIORITY 1 TREES IN ABSOLUTE NUMBERS(≥18", not "Landmark" rated) replace with 3 trees @ 2" cal. min. for ea. removed58 TREESN/A174 TREES @ 2'' MIN. CAL.PRIORITY 2 TREES (6"≤ X <18") replace with 2 trees @ 2" cal. min. for ea. removed216 TREESN/A432 TREES @ 2'' MIN. CAL.PRIORITY 3 TREES (≥6" undesirable species) replace with 1 trees @ 2" cal. min. for ea. removed125 TREESN/A125 TREES @ 2'' MIN. CAL.TOTAL LANDMARK TREE REPLACEMENT INCHES REQUIRED* (ACHIEVEDWITH 2.5" MIN CAL. TREES)0,913''TOTAL NON-LANDMARK REPLACEMENT TREES REQUIRED* (ACHIEVED WITH2" MIN CAL. TREES)0,731 TREES*("DEAD", "OFF-SITE" AND "DEMO'D BY OTHERS" TREES NOT INCLUDED IN REPLACEMENT CALCULATIONS)L5.07dateissued1XX.XX.XXXXNOTESCHEC. SETNot For ConstructionSEALPROJECT FOR:DESIGN TEAMREVISIONSG:\G2 Projects\Advanced Civil Design\20024 Bright Road Assisted Living\CAD\20024_BRIGHT RD ASST LIVING_L5.00.dwg Aug 12, 2024 - 4:42pm-SWolverton
issue date08.12.24PROJECT NO.22049drawn by:SWchecked by:PEMCivil EngineerAdvanced Civil Design781 Science Boulevard, Suite 100Gahanna, Ohio 43230p 614.428.7750ArchitectOrange frog Design Group629 N High St. 4th FloorColumbus, Ohio 43215p 614.230.4131Landscape ArchitectG2 Planning and Design720 E. Broad St. Suite 200Columbus, Ohio 43215p 614.583.9230PRELIMINARY DEVELOPMENT PLAN
FOR
THE BEACON C.C.R.C.
Sawmill Road
City of Dublin, Ohio 43016 720 E. BROAD STREET STE. 200COLUMBUS, OH 43215EXISTING TREEINDEX(TREE # 902-1030) TREE# D.B.H. SPECIES CONDITION STATUS TREE# D.B.H. SPECIES CONDITION STATUS
5200 Emerald Parkway
Dublin, Ohio 43017
Community Planning and Development
Sustainable | Connected | Resilient 614.410.4600
dublinohiousa.gov
RECORD OF ACTION
Planning and Zoning Commission
Thursday, May 1, 2025 | 6:30 p.m.
The Planning and Zoning Commission took the following action at this meeting:
1. The Beacon
23-125Z-PDP Rezoning and Preliminary Development Plan
Proposal: Request for review and recommendation of approval of rezoning a
+/-21.523-acre site from R-1, Restricted Suburban Residential
District; PCD, Planned Commerce Districts (7315 Sawmill Road and
part of Milco Office Park); and PUD, Planned Unit Development
District, Northeast Quad to a new PUD, Planned Unit Development
District, and a Preliminary Development Plan for the construction of a
continuum of care retirement community and associated site
improvements and amenities.
Location: Northeast of the roundabout at Bright Road and Emerald Parkway.
Planning Contact: Bassem Bitar, AICP, Deputy Director of Planning
Contact Information: 614.410.4635, bbitar@dublin.oh.us
Case Information: www.dublinohiousa.gov/pzc/23-125
MOTION: Mr. Way moved, Mr. Alexander seconded a recommendation of approval to City Council
of the Rezoning and Preliminary Development Plan with the following conditions:
1) The development of Subarea B is limited to the floodplain compensatory cut,
temporary construction entrance, walking paths, and similar amenities, and
references to any other development in this subarea are to be removed from the
development text.
2) The Traffic Impact Study should be finalized prior to City Council review, and the
applicant is responsible for the cost of any off-site improvements, as determined by
the study.
3) The on-site alignment of the entry drive off Bright Road should be further refined at
the Final Development Plan (FDP) stage to minimize conflicts, add a focal point, and
achieve a more curvilinear design.
4) That an asphalt path with a meandering alignment be incorporated along Sawmill
Road as part of Phase 1 of the project, and that any easements needed to
accommodate it be granted by the applicant.
5) That separated pedestrian paths be provided along the emergency access drive
where entries to the structured parking are located.
Docusign Envelope ID: 8FAA9F64-4682-4D3C-89A7-6BBE83A3DA40
5200 Emerald Parkway
Dublin, Ohio 43017
Community Planning and Development
Sustainable | Connected | Resilient 614.410.4600
dublinohiousa.gov
6) That the development text be modified to increase the building and pavement
setbacks along Emerald Parkway to a minimum of 100 feet.
7) The building elevations be refined to reflect vertical building material transitions at
inside corners, consistent with the development text
8) The applicant should continue to work with Engineering Staff to address comments
as the plan moves through the FDP and Site Permit review process.
VOTE: 7-0
RESULT: The Rezoning and Preliminary Development Plan were 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 Yes
Dan Garvin Yes
STAFF CERTIFICATION
Bassem Bitar, AICP
Deputy Director of Planning
Docusign Envelope ID: 8FAA9F64-4682-4D3C-89A7-6BBE83A3DA40
MEETING MINUTES
Planning & Zoning Commission
Thursday, May 1, 2025
CALL TO ORDER
Chair Call called the meeting to order at 6:30 p.m. in Council Chamber and welcomed everyone to
the May 1, 2025 Planning and Zoning Commission meeting. She stated that the meeting also could
be accessed at the City’s website. Public comments on the cases were welcome from meeting
attendees and from those viewing at the City’s website.
PLEDGE OF ALLEGIANCE
Ms. Call led the Pledge of Allegiance.
ROLL CALL
Commission members present: Gary Alexander, Rebecca Call, Jamey Chinnock, Jason Deschler,
Dan Garvin, Kathy Harter, Kim Way
Staff members present: Thaddeus Boggs, Jenny Rauch, Bassem Bitar, Rati Singh, Zach
Hounshell, Heidi Rose, Tina Wawszkiewicz
ACCEPTANCE OF MEETING DOCUMENTS
Mr. Deschler moved, Mr. Way seconded acceptance of the documents into the record.
Vote: Mr. Chinnock, yes; Mr. Way, yes; Ms. Harter, yes; Ms. Call, yes; Mr. Alexander, yes; Mr.
Garvin, yes; Mr. Deschler, yes.
[Motion carried 7-0.]
Ms. Call stated that the Planning and Zoning Commission (PZC) is an advisory board to City Council
when rezoning and platting of property are under consideration. In such cases, City Council will
receive recommendations from the Commission and make the decision. In other cases, the
Commission has the final decision-making responsibility. The Rules and Regulations of the Planning
and Zoning Commission state that no new agenda items are to be introduced after 10:30 p.m.
Anyone who intends to address the Commission on administrative cases must be sworn in. Ms. Call
explained the hearing process that would be followed.
Ms. Call swore in staff and audience members who anticipated providing testimony.
CASE REVIEW
Case #23-125Z-PDP
The Beacon – Preliminary Development Plan
Planning and Zoning Commission
Meeting Minutes – May 1, 2025
Page 2 of 25
Request for review and recommendation of approval of rezoning a +/-21.523-acre
site from R-1, Restricted Suburban Residential District; PCD, Planned Commerce
Districts (7315 Sawmill Road and part of Milco Office Park); and PUD, Planned Unit
Development District, Northeast Quad to a new PUD, Planned Unit Development
District, and a Preliminary Development Plan for the construction of a continuum of
care retirement community and associated site improvements and amenities. The site
is located northeast of the roundabout at Bright Road and Emerald Parkway.
Applicant Presentation
Steve Newcomb, Developer, Newbury Companies, 10368 Forest Glen Place, Powell, stated that it
has been more than four years since this project began. In 2019, he began looking at senior
housing. He built a lot of condos including a section of Corazon Village. He looked at many
retirement communities, such as Dublin Retirement Village, Friendship Village, First Community
and Powell Senior Living (now StoryPoint). It became clear that the single level of care communities
did not have a continuum of care that allows people to age in place. He stated that some of the
communities have tremendous amenities and staff because they have 450 residents. A normal,
single level of care community will have around 100-150 residents. After much research, he found
that a larger number of people adds to the events and is what he would rather create. A larger,
continuum of care facility requires a lot of land. The site under consideration this evening is 13
parcels with 7 different owners, which makes the process more complicated. Being from this area,
he felt like this is a great opportunity to give back to the community.
Mr. Newcomb shared details of the proposed continuum of care retirement community and
associated site improvements and amenities. The site consists of four buildings to be built in four
phases. The Phase 1 building is in the center and will be 138 units of independent and assisted
living. It will cost at least $40 million. The Phase 2 building is a considerably smaller, one-story
building with 32 memory care units. Phase 3 will have memory care on the first floor and assisted
living on the upper floors. There could be some independent living as well. There will be
approximately 36 memory care units and 85 assisted living units. The Phase 4 building will be the
most active, youngest group. It will have 85 large independent living units. [Different elevations
shown]. Mr. Newcomb stated that all of the utilities and most of the infrastructure will be installed
immediately. He shared architectural details about Phase 1. They changed the roof height with this
iteration giving higher ceilings and relief in the roofing system. There are large balconies planned
that wrap around the corners and stone at the front entry. Much of this concept is about the
amenities. Socialization is aimed at preventing isolation and getting people to be active. They will
offer bocce ball, pickleball, croquet, and fire pits. The primary activity will be in the activity
courtyard.
Mr. Newcomb shared additional renderings of Phase 1. He noted that the grade falls from Bright
Road to the creek. They will have retaining walls and an outdoor dining space. There will be at
least four dining facilities. There is an auditorium planned and a greenhouse to meet the desire for
gardening. Mr. Newcomb stated that the layout for the building in the second phase will handle
independent living, assisted living and memory care. There are memory gardens planned. There
are mounding and trees planned along Bright Road. Phase 3 will have 36 units with memory care
on the first floor, assisted living on the upper floors and dining on the fourth floor. There is a shared
access with the office building off of Sawmill Road. Phase 4 is the final phase of the project and
will have a similar style as the rest of the project. Design elements include large balconies, different
rooflines and courtyard. Phases 1, 3 and 4 all have underground parking. There is a total of 439
parking spaces, 296 of which are underground.
Planning and Zoning Commission
Meeting Minutes – May 1, 2025
Page 3 of 25
Mr. Newcomb stated that there are two main areas for this development. Subarea A is a total of
17 acres and Subarea B is 4.4 acres. The lot coverage percentage when considering the entire area
is 38%. Lot coverage of Subarea A only is 48%. The plan has a lot of open space. The idea is the
ability to walk the site and connect with Dublin paths. [Inspirational images shared].
Staff Presentation
Mr. Bitar stated that the site under consideration is surrounded by Bright Road, Sawmill Road and
Emerald Parkway. The new Mt. Carmel Hospital is just to the south and Lifetime Fitness is located
to the north of the proposed site. There is a neighborhood office park at the corner of Bright and
Sawmill roads. The request is for a recommendation to City Council of a Preliminary Development
Plan (PDP) and rezoning. The process for this type of application begins with an optional informal
review, and then a concept plan review. The applicant has been before PZC three times for different
versions of a concept plan review. The PDP and rezoning stage establishes the planned district,
including a development text that sets the standards that become the zoning code for this particular
development. This includes the site layout, open space and circulation. At this stage, specific details
like plant species, specific architectural details, signage or lighting are not under consideration.
With the recommendation of PZC, this application then moves to City Council. If approved by City
Council, the applicant will come back to PZC for Final Development Plan approval.
Mr. Bitar stated that the current site consists of several parcels in several different zoning districts.
The proposal would rezone all of those into this new planned unit district (PUD). There are three
at the southwest corner of the site that are owned by the City of Dublin. The applicant is in
discussions with the City about trading those for a couple parcels he owns on the south side of
Bright Road. That trade agreement will be part of discussions with City Council. Surrounding
properties are zoned R-1, suburban residential or different types of commercial planned districts.
There are several vacant homes that would be demolished with approval of the development. The
majority of the site is within the Neighborhood Office designation in the Community Plan. The
principal uses envisioned for that are office, medical office and institutional office. Typical densities
are less than is shown in this development, because the Community Plan covers different potential
locations within the city that are labeled Neighborhood Office. In many cases, it is limited to two
stories with cluster buildings. The northwest corner of this site is designated park/open space on
the Future Land Use Map. It is intended for either public parks or open spaces/natural areas. The
site is also within the Emerald Corridor Special Area Plan, which is a specific plan for the entirety
of the Emerald Corridor from Tuttle Crossing all the way to Sawmill Road. The plan designates the
area as Neighborhood Office, but there are some recommendations about preserving the green
character along Emerald Parkway as well as protecting the stream corridor in the woodland areas.
Mr. Bitar stated that the first concept plan to come before the Commission (January 2020) included
several five-story buildings and a few smaller residential buildings closer to the southwest corner.
At that time, the Commission supported the uses but expressed concerns about density, five-story
height, placement of buildings on the site, the architecture and the development of the northwest
corner. The applicant came back in November 2021. At that time, they had a contract on the
property at the southwest corner of the roundabout at Emerald Parkway and Bright Road. That
proposal showed a less intense development on the initial site complemented by uses like senior
villas and support services. The Commission supported the synergy and use but expressed concern
about the residential uses being out of character with the Community Plan. They emphasized the
need to focus on the preservation of Billingsley Creek and expressed concern about impacts on
adjacent neighborhoods. The applicant came back again in January 2022 with the development
scaled back. That plan included a series of three- and four-story buildings in the back that were
Planning and Zoning Commission
Meeting Minutes – May 1, 2025
Page 4 of 25
intended to complement the creek. It also included a couple of small office buildings at the entrance
to the development. The northwest corner was left in its natural state with the exception of a few
pathways, and the southwest corner was complemented by some retention ponds and amenities.
PZC supported the reduction in intensity and appreciated the responsiveness of the applicant. The
current version is similar to the 2022 proposal. The main difference is that the two office buildings
have been removed and in their place is the memory care structure, which makes sense with other
uses on the site. The buildings are four stories in the same orientation as previously proposed.
Another difference is the emergency access drive/walking path changes that were made based on
feedback from the Fire Department. It has been designed in such a way that when it is not used
for emergency access, it is part of the pedestrian pathway system.
Mr. Bitar stated that the Emerald Parkway Corridor is listed as a commuter boulevard with
traditional Dublin character, including larger setbacks and natural character. It is also listed as a
corridor of significance, which highlights major roadways and their impacts. The emphasis is on
retaining the natural character. Bright Road is identified as a neighborhood boulevard with a river
corridor character. Bright Road has recently been widened and the curb cut for this site has already
been established. Sawmill Road is arterial and outside of the City’s jurisdiction. The applicant
provided a traffic impact study that has been reviewed by Columbus and Dublin. The applicant
responded to some comments from the City of Columbus, and the final version is still under review.
That will have to be finalized before Council’s review of the application, but it does not have an
impact on the specific access points nor the internal layout, so staff felt comfortable bringing this
forward. The curb cut from Bright Road has been established with a secondary access off of a
shared drive with the office park just to the south. Easements have existed there for that type of
shared access. Staff is recommending that the setback on Emerald Parkway be increased from 50
feet as shown to at least 100 feet per the Community Plan Recommendation (Community Plan
recommends 60 to 100 feet). Staff would like to continue work on the alignment of the entry drive.
[Photos of existing conditions displayed].
Mr. Bitar stated that Staff is recommending that Subarea B remains in its natural state with no
development beyond walkways and floodplain work. There would be additional tree removal that
would exceed the amount that City policies cover as well as increased density, if it were to be
developed. The density as proposed is 26,000 square feet per acre, which is more than what is
typically recommended for neighborhood office, but staff feels that it is appropriate given the low
intensity of this particular use. The applicant does have a tree preservation plan but some of the
interior trees would be removed because of the grading for the site and the access. Those details
will continue as this moves to the Final Development Plan (FDP) stage. Mr. Bitar noted that Phase
1 would include most improvements needed for the entire development including stormwater
ponds, access drive and most of the parking. Much of the landscaping around the perimeter would
be done as part of the first phase so that if subsequent phases do not occur for a long time, it still
meets the intended character. Staff is supportive of the overall circulation plan for pedestrian
pathways. There are six-foot sidewalks planned throughout site. The public sidewalk along Sawmill
Road needs to be of the same character as that to the north. That will likely require an easement
on the applicant’s property. It is recommended that be constructed as part of Phase 1. Staff would
like to see pedestrian movement separate from vehicular movement in accesses to parking
structures. The buildings in the back are four-story buildings with terraces to address the
meandering grade. The buildings closest to Bright Road will be one-story buildings with the highest
point being 35 feet at the top of the peak. Those buildings are more in line with the massing and
character of the adjacent office buildings to the east. Staff would like to continue to work on
architectural details of the transitions at FDP. Staff’s analysis is that the application meets or meets
with conditions the criteria for approval of a PDP. Staff recommends that PZC recommend approval
Planning and Zoning Commission
Meeting Minutes – May 1, 2025
Page 5 of 25
to City Council with several conditions. The conditions are primarily to keep Subarea B free from
development and other conditions related to the traffic impact study; the alignment of the entry
drive; the meandering path along Sawmill Road; the safety around the entrances to the parking
area; the setbacks long Emerald Parkway; the building elevation details; and coordinating with
engineering staff on stormwater, utilities and other site improvements.
Commission Questions
Mr. Chinnock asked if, as currently proposed, Phase 4 meets the 100-foot setback requirement.
Mr. Bitar stated that everything shown is well beyond the minimum setback and is in compliance.
He added that staff’s main concern is Subarea B and any development there.
Ms. Call asked staff to talk through where the different plans speak to setbacks. Mr. Bitar stated
that setbacks are part of the development text, which is one of the items PZC is being asked to
recommend approval of. Specific details like architectural details, lighting, and signage would be
discussed at a later stage. Ms. Call stated that the development text will become the code that
would govern the development of this particular parcel. If there are differences in the text with
higher level tools like the Community Plan, those need to be called out. Mr. Bitar stated that
staff’s recommendation is to follow the recommendation of Community Plan with regard to that
setback.
Mr. Chinnock thanked the applicant for their presentation, whose passion is evident. He asked if
the many amenities are available for residents and families. Mr. Newcomb stated that they are
not open to the public but intended for residents and their families. Mr. Chinnock asked about the
path to the north and if the applicant is open to including more pathways. Mr. Newsome stated
that there is a lot of infrastructure going on with Phase 1. They are going to make this as nice as
possible and are open to additional paths. Mr. Chinnock asked about the about phasing schedule.
Mr. Newcomb stated that each phase will probably take 18 months to two years. If leases fill up
immediately, then it will go faster. Mr. Chinnock asked for more information on parking. Mr.
Newcome stated that there will be plenty of parking for the residents. Not every resident will
have parking needs. Mr. Chinnock asked if some residents will rely on surface parking. Mr.
Newcomb stated that he does not see that happening. He noted that their calculations are based
on consultant information.
Ms. Harter thanked the applicant for attending and sought confirmation that the plan calls for
375 total units. Mr. Newcomb answered in the affirmative. Ms. Harter asked if the units will have
storage units. Mr. Newcomb stated he will work through that. Garage doors could be put on
some of the spaces. There is sufficient parking to allow for that. Ms. Harter stated that sidewalks
around the Columbus area and Bright Road are concrete but this is asphalt. Mr. Newcomb stated
that some of the paths are asphalt, as they are more like bike paths and others are concrete. Ms.
Harter asked if the bus stop on Sawmill Road will need to be enhanced. Ms. Wawszkiewicz stated
that a public project is under construction right now adding a concrete pad for the existing bus
stop just to the south of the site, near the intersection of Bright and Sawmill roads. The City of
Dublin plans to install a shelter, as discussed at City Council at a later date. Ms. Harter asked if
the applicant has spoken with the City of Columbus. Mr. Newcomb answered that his engineers
have. Ms. Harter thanked the applicant for meeting with the East Side Civic Association. She
asked if he has spoken with Mt. Carmel and the nearby office owners. Mr. Newcomb stated that
there have been good conversations. They have invited everyone to that site (biology professors,
Planning and Zoning Commission
Meeting Minutes – May 1, 2025
Page 6 of 25
residents, neighbors, etc.). Ms. Harter asked about the stacks on top of the buildings. Mr.
Newcomb stated that it is an architectural design creating relief and allowing variety in ceiling
height.
Matt Lones, Architect, Orange Frog Design Group, 411 Meditation Lane, Columbus, stated that
they tried to design the parapets and step up areas so that there is not just a flat horizontal roof
plane. They have tried to create an aesthetic that looks nice. The Phase 2 building was designed
to respond to the office park next door. It has a pitched roof with some flat areas so they tried to
step up elements at the corners and the entry to create more interest.
Mr. Way asked how the application meets open space requirements. Mr. Bitar stated that density
standards and open space are set up in the development text and in the recommendations of the
Community Plan but are not specific. It was clear from the beginning that there were natural
areas and frontage along Emerald Parkway that are critical. Staff typically considers preserved
green space and reasonableness of proposed lot coverage. Mr. Way asked if this application
could meet requirements with just Subarea A or if it requires Subarea B. Mr. Bitar stated that if
you count both Subareas, the site is at 40% lot coverage. If Subarea B is developed, lot coverage
would be 48%. The development text provides leeway up to 47%. Staff is comfortable with some
leeway, but the development of Subarea B would raise that number. Mr. Way asked if there
would be requirements for upgrades to Subarea B to make the open space accessible. Mr. Bitar
stated that staff does envision some pathways. Ideally, they would all be able to connect the site
but it may be tough with the width of the floodplain. Mr. Way stated open space has to be
accessible. He asked the applicant what the expectations are to make this accessible. Mr.
Newcomb stated that his thought is that he would build a really nice project and would like the
ability to do things that are good for community. This requires a lot of upfront infrastructure
costs.
Phil Moorehead, G2 Planning & Design, 720 East Broad Street, Columbus, stated that open space
is not necessarily the inverse of lot coverage. They have 42% open space south of the creek.
Nothing north of the creek is being counted as open space but they are including the total
acreage as the denominator.
Ms. Call stated that the Commission is asked to make a recommendation for development text
and rezoning. She asked Mr. Boggs to address future phases and how they would go through the
process should there be a desire for something to be developed on a parcel that is included in
this development text. Mr. Boggs stated the Community Plan sets forth the framework and
intended future land uses as adopted by Council. It is not a rigid document. It serves as a
guideline and is not itself zoning but is certainly relevant and guides recommendations of staff
and this commission’s consideration. If a recommendation is made for approval and City Council
approves the text, that text becomes the zoning code for this tract of property to which it applies.
Future development would come back to the PZC for FDP and the Commission would be looking
to see if it complies with development text. Mr. Boggs stated that if there is discrepancy between
the text and the Community Plan, the text would supersede because it would be law.
Mr. Garvin asked why there is a need to change Subarea B at all. Mr. Bitar stated that this is all
part of the same designation because it is part of the request for rezoning. It could be consistent
with the Community Plan but be rezoned through this process. Mr. Garvin stated that any
condition put on Subarea B would be included in the development text and would have to be
Planning and Zoning Commission
Meeting Minutes – May 1, 2025
Page 7 of 25
heard by the PZC to be changed. Mr. Boggs stated that anything other than very minor
modification would come back as an amendment to the development text and be treated as a
legislative act. It would come back through PZC for recommendation, and then Council would
make a final decision because that would be changing the law that is applicable to this property.
Mr. Alexander asked if there is an agreement between the applicant and the office park regarding
the access road. Mr. Newcomb stated that he is buying part of the parking lot. He gave up access
to Bright Road. Mr. Alexander asked if engineering has reviewed stormwater for this project. Mr.
Bitar stated that staff has been reviewing this for well over a year and they are down to a few
final details. They have provided quite a few reports about floodplain, stormwater, and traffic
impact. Engineering has done extensive reviews. Mr. Newcomb stated that the text states that
development will be substantially similar to the plan associated with the development text. Any
deviation would come back before the PZC. Ms. Call stated that individual agreements that apply
to lots are different than zoning text. Mr. Alexander asked if the City of Columbus has plans to
make changes on Sawmill Road. Ms. Wawszkiewicz stated that the current construction project
includes a dual turn lane. That means the road north of the intersection will have to be widened
to make all the lanes line up. Those improvements are happening now. She is not aware of
additional roadway improvements in the immediate area.
Mr. Bitar stated that with regard to the stormwater, staff did not get information regarding
Subarea B so that has not been reviewed. Also the access off of Sawmill Road has an existing
easement.
Mr. Deschler asked if consideration was given to having asphalt paths more integrated around
the retention ponds. Mr. Newcomb stated that the grade slopes off there. Mr. Deschler asked the
applicant if he had any objections to the currently proposed conditions. Mr. Newcomb answered
no. He would like to have a conversation about Subarea B. Mr. Deschler clarified that Condition
1) “The development of Subarea B is limited to the floodplain compensatory cut, temporary
construction entrance, walking paths, and similar amenities, and references to any other
development in the subarea are to be removed from the development text” limits the
development of Subarea B to what is listed.
Mr. Garvin thanked the applicant for the presentation and the changes made since previous
iterations. He is supportive of having less surface lot coverage by putting the parking garage
under buildings. He asked if there was any way to appease the neighbors who were concerned
about height. Mr. Newcomb stated that has not been a concern recently. From the front, it is four
stories. Mr. Garvin asked about the development of Subarea B. Mr. Newcomb stated that he did
not want to come back for that and have it be a surprise.
Ms. Call asked if staff is expected to park underground or in surface parking. Mr. Newcomb
stated that it could be a mixture. He added that their consultant says there is more than enough
parking.
Public Comment
No public comment.
Commission Discussion
Planning and Zoning Commission
Meeting Minutes – May 1, 2025
Page 8 of 25
Mr. Chinnock stated that he is supportive of the project with conditions laid out by staff.
Ms. Harter stated that she thinks this is a great project. She is not concerned by the height. She
suggested the applicant keep in mind the dense foliage as the character of the area.
Mr. Way stated that he has seen this project a number of times and has walked the site. This
plan is developed with the ability to use the site to its maximum potential and save the character
and quality of the stream corridor. He is very supportive of the project.
Mr. Alexander stated that he is supportive for a number of reasons. The density makes sense
because it is a relatively low intensity use compared to multi-family of the same size. The use in
the location makes sense. The massing is very logical by burying the taller structures deeper in
the site. Dublin, as an aging community, benefits from having one more facility like this in the
community.
Mr. Deschler thanked the applicant for the comprehensive presentation. He is supportive of the
application with conditions.
Mr. Garvin stated that he is supportive of the request with the conditions listed. He appreciates
the quality of work seen and agrees with Mr. Alexander about the need in the community. If
there is a future application to modify what we recommend here for Subarea B, it could
undermine this approval. It is important to keep that subarea as an open space.
Ms. Call stated that she is also supportive of the application. It has improved over time. She
thanked the applicant for listening to the Commission, staff and residents. Open space in Dublin
does not just benefit the property owner. The City has spent a lot of time waiting for the Emerald
Corridor to develop. It would behoove us to look at the City to consider the open space not just
from the particular user but people who live and walk along that area. To alter that experience
could have negative effects. PUDs are wonderful because they provide flexibility. This deviates
from the one- to two-story recommendation from the Community Plan. She is supportive of that
because of the open space compensation. She does not necessarily think all of the improvement
to that open space needs to be shouldered by the property owner.
Mr. Way moved, Mr. Alexander seconded a recommendation of approval to City Council of the
Preliminary Development Plan with the following conditions:
1) The development of Subarea B is limited to the floodplain compensatory cut, temporary
construction entrance, walking paths, and similar amenities, and references to any other
development in this subarea are to be removed from the development text.
2) The Traffic Impact Study should be finalized prior to City Council review, and the applicant
is responsible for the cost of any off-site improvements, as determined by the study.
3) The on-site alignment of the entry drive off Bright Road should be further refined at the
Final Development Plan (FDP) stage to minimize conflicts, add a focal point, and achieve a
more curvilinear design.
4) That an asphalt path with a meandering alignment be incorporated along Sawmill Road as
part of Phase 1 of the project, and that any easements needed to accommodate it be
granted by the applicant.
Planning and Zoning Commission
Meeting Minutes – May 1, 2025
Page 9 of 25
5) That separated pedestrian paths be provided along the emergency access drive where
entries to the structured parking are located.
6) That the development text be modified to increase the building and pavement setbacks
along Emerald Parkway to a minimum of 100 feet.
7) The building elevations be refined to reflect vertical building material transitions at inside
corners, consistent with the development text.
8) The applicant should continue to work with Engineering Staff to address comments as the
plan moves through the FDP and Site Permit review process.
Vote: Ms. Harter, yes; Mr. Deschler, yes; Mr. Alexander, yes; Mr. Chinock, yes; Ms. Call, yes; Mr.
Way, yes; Mr. Garvin, yes.
[Motion carried 7-0]
Case #24-143AFDP
Bridge Park, Block H – Amended Final Development Plan
Request for review and approval of Amended Final Development Plan to develop ten
3-story townhome buildings. The +/- 2.25-acre site is zoned BSD-SRN, Bridge Street
District, Scioto River Neighborhood and is located southeast of the intersection of John
Shields Parkway and Mooney Street.
Applicant Presentation
Russ Hunter, Crawford Hoying, 6640 Riverside Drive, Dublin, stated the plan is largely the same as
seen at the informal review. There are a few minor changes. The landscape features at the corners
of Johns Shields Parkway have been enhanced, creating a nice transition to the greenspace. Subtle
enhancements were made to the corner of the building at John Shields Parkway. They lightened
the materials. This project relates to the existing H block. Parapets were added on the south
elevation. Auto court walls were removed, and the intent is to lean on landscaping to serve the
same purpose but make that more porous. This plan is largely consistent with what was brought
before at the informal review.
Staff Presentation
Ms. Singh stated that Bridge Street District developments generally have a three-step process
with the fourth step if there are amendments requested to Final Development Plans (FDP).
Considerations tonight are alignment with the approved FDP and consistency with the
surrounding character. PZC makes the final determination. Ms. Singh stated that the 2.2-acre site
is zoned Bridge Street District (BSD) – Scioto River Neighborhood. The southern part of the site is
surrounded by three streets and the northern part is surrounded by four streets. The site is
centrally located in the neighborhood and is bordered by John Shields Parkway to the north and
Dale Drive to the east, both of which are district connector streets that have a very high visibility
frontage. The site is bordered by Mooney Street and Larimer Street to the west and south, both
of which are neighborhood streets. The BSD-Scioto River Neighborhood provides a significant
opportunity for a well-planned neighborhood. Special attention is given to the location and
character of the buildings, streets, and open spaces establishing a coordinated mix of uses.
Predominant land uses include residential, which complement and support a strong mix of uses.
There is a greenway that connects the Scioto River Neighborhood to the Sawmill Center
Neighborhood and provides a connection of open spaces and an active corridor for bike and
5200 Emerald Parkway
Dublin, Ohio 43017
Community Planning and Development
Sustainable | Connected | Resilient 614.410.4600
dublinohiousa.gov
PLANNING REPORT
Planning and Zoning Commission
Thursday, May 1, 2025
The Beacon Continuum of Care
Retirement Community
23-125Z-PDP
https://dublinohiousa.gov/pzc/23-125
Case Summary
Address
PIDs: 273-008405, 273-008761, Part of 273-009469, 273-008676, 273-008619,
273-008681, 273-008680, 273-008660, 273-008634, 273-008633, 273-008632,
273-012155
Proposal Rezoning ±21.523 acres from R-1, Restricted Suburban Residential District; PCD,
Planned Commerce Districts; (7315 Sawmill Road and part of Milco Office Park);
and PUD, Planned Unit Development District, Northeast Quad to a new PUD,
Planned Unit Development District, and a Preliminary Development Plan for the
construction of a continuum of care retirement community and associated site
improvements and amenities. The site is located northeast of the roundabout at
Bright Road and Emerald Parkway.
Request
Review and recommendation to City Council of approval of a Preliminary
Development Plan (PDP) under the provisions of Zoning Code Section 153.055
and Rezoning under the provisions of Zoning Code Section 153.234.
Zoning
R-1, Restricted Suburban Residential District; PCD, Planned Commerce District:
7315 Sawmill Road; PCD: Milco Office Park; and PUD, Planned Unit
Development District: Northeast Quad.
Planning
Recommendation
Recommendation to City Council of approval of a Rezoning and Preliminary
Development Plan with Conditions
Next Steps
Upon review and a recommendation of approval of the Rezoning and PDP by
the Planning & Zoning Commission (PZC), the applicant will be eligible to move
forward with the request to City Council.
Applicant
Case Manager
Steve Newcomb, Newbury Companies; Megan O’Callaghan, Dublin City Manager
Bassem Bitar, Deputy Director of Planning
(614) 410-4635
bbitar@dublin.oh.us
City of Dublin Planning and Zoning Commission
24-125Z-PDP | The Beacon Continuum of Care Retirement Community
Thursday, May 1, 2025
Page 2 of 20
Site Location Map
1
2
3
12
3 3
1
4
4
4
Billingsley Creek
Subarea B
Tract to be Acquired
from Milco Office Park
Site Access
5
5 City-owned Parcels
City of Dublin Planning and Zoning Commission
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Thursday, May 1, 2025
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Request and Process
Request
The applicant is requesting review and recommendation to City Council of approval of a
Rezoning/Preliminary Development Plan (PDP) for a new continuum of care retirement
community and associated site improvements and amenities. The development site consists of
two subareas:
• Subarea A (approximately 17 acres) is located south of Billingsley Creek and is proposed
to be developed with four buildings in four phases as further detailed below. Primary
access to this subarea would be off of Bright Road across from Mount Carmel Hospital’s
curb cut, while secondary access would utilize the existing right-in/right-out curb cut
along Sawmill Road which currently serves the Milco Office Park.
• Subarea B (approximately 5 acres) is located at the northwest corner of the site, north
of Billingsley Creek and east of Emerald Parkway. This would remain mostly in a natural
state at this time, although the development text indicates that the applicant might
pursue its development in the future with additional senior-related services.
Application Type and Process
As outlined below, after the Concept Plan consideration, Rezoning/PDP is the second step in
a three-step process for a PUD and is heard by both the Planning and Zoning Commission
(PZC) and City Council (CC).
1. Concept Plan (CP) – PZC Consideration (non-binding feedback)
2. Rezoning/PDP - PZC Recommendation, CC Determination
3. Final Development Plan (FDP) – PZC Determination
Preliminary Development Plan
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Thursday, May 1, 2025
Page 4 of 20
1. Background
Site Summary
Existing Zoning and Land Use
The ±21.523-acre site is located on the north side of Bright Road, extending from Emerald
Parkway to Sawmill Road. It consists of eleven parcels and part of a twelfth parcel. The parcels
are under several different current zoning designations as outlined below:
• Three parcels at the southwest corner of the site are zoned R-1 and owned by the City
of Dublin. They were once developed with single-family homes that were demolished
approximately 10 years ago when the site was considered for the relocation of a COTA
Park and Ride. The applicant and the City are in the process of drafting a development
agreement that would include trading these parcels for two parcels that the applicant
owns across Bright Road.
• A vacant parcel at the northeast corner of the site, also zoned R-1 and once included a
single-family structure.
• A parcel with a vacant structure along the Sawmill Road frontage, which was originally
built as a single-family residence and later converted into an office. The parcel is zoned
PCD: 7315 Sawmill Road.
• The northern (“panhandle”) portion of a parcel containing the Milco Office Park zoned
PCD: Milco Office Park.
• Five parcels in the center of the site containing two vacant single-family homes along
the Bright Road frontage, and one parcel at the northwest corner of the site, which are
all within the PUD: NE Quad district.
City of Dublin Planning and Zoning Commission
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Thursday, May 1, 2025
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Surrounding Zoning and Land Use
North: PUD, Lifetime Fitness
East (across Sawmill Road): Commercial uses in the City of Columbus
Southeast: PCD, Milco Office Park
South (across Bright Road): PLR, Planned Low Density Residential District: Village at Inverness
PUD, Mount Carmel Hospital Northwest (hospital entrance)
R-1 (single-family residential)
West (across Emerald Parkway): R-1 (single-family residential)
Natural Features
An important feature of the site is Billingsley Creek (also known as Wright Run), which runs
along the northern portion of the site and is located within a floodplain. The stream corridor and
the northwest portion of the site are heavily wooded, while the remainder of the site includes
small clusters of trees, most notably at the southwest corner near Emerald Parkway. The site
grading drops in two directions: from Bright Road toward Billingsley Creek and from Sawmill
Road toward Emerald Parkway.
Case History
January 2020 – Case 19-115CP
PZC reviewed and provided non-binding feedback on an
initial concept plan, which included several buildings with
up to 5 stories in height distributed across the entire site:
• Supported the senior housing and healthcare uses
• Shared concerns about the architectural style,
building height/locations, and density
• Suggested preservation of the northwest corner of
the site as open space
October 2021 – Site Visit
PZC members, staff, and members of the public visited the
proposed development site.
November 2021 – Case 19-115CP
PZC reviewed and provided non-binding feedback on a
revised concept plan, which included an additional ±18-
acre parcel southwest of the roundabout at
Emerald Parkway and Bright Road:
• Supported the synergy between the
proposed Mount Carmel Hospital
and senior care and the potential for
a health and wellness district
• Expressed concerns that the senior
villas and flats as residential uses
did not align with the Community
Plan
• Highlighted the importance of preserving the
Billingsley Creek Corridor as a community amenity
2020 Concept Plan
2021 Concept Plan
City of Dublin Planning and Zoning Commission
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Thursday, May 1, 2025
Page 6 of 20
• Members of the public voiced concerns about traffic impacts on Bright Road as well as
stormwater runoff
January 2022 – Case 19-115CP
PZC reviewed and provided non-binding feedback on
another revised concept plan, which was limited to the
area of the original concept (north of Bright Road). The
plan included three buildings organized along the
Billingsley Creek corridor, with heights varying from 3
to 4 stories, with parking underneath. Two small one-
story neighborhood office buildings were shown
flanking the site entrance off Bright Road. The
northwest portion of the site was kept as open space,
as was the majority of the southwest.
• Expressed support for the revisions, including
the reduction in intensity and recognition of the
existing natural features
• Encouraged furtherance of the architectural and site
design as the proposal moves forward
Additional details and further site history can be found in the History document.
Neighborhood Engagement
Since the initiation of the project in 2019, the applicant has met with the leadership and
membership of the East Dublin Civic Association (EDCA) on numerous occasions to obtain
feedback. Presentations were made to EDCA on November 16, 2022, and May 8, 2024. Revised
plans for Building 2 were sent to EDCA on July 21, 2024. Members of EDCA also participated in
the above-noted PZC site tour on October 18, 2021. In addition, the applicant met with some of
the neighbors on site to discuss their ideas about native landscaping. A meeting also took place
with Lifetime Fitness. According to the applicant, there was a great deal of support each time.
One participant expressed opposition to any future development of the northwest corner of the
site.
2. City Plans and Policies
Community Plan
The Community Plan is a key policy document used to guide decision-making regarding the
future of the natural and built environment within Dublin. It assists in evaluating development
proposals and helps ensure that proposed development supports the community’s long-term
objectives. Since the last Concept Plan review in 2022, City Council has adopted Envision Dublin
as the new Community Plan. In general, the plan recommendations pertaining to this site align
with the previous plan.
Future Land Use Plan
The recommended future land use (FLU) for the majority of this site (Subarea A) is
Neighborhood Office (NO), which envisions small-scale office developments with frontage along
major collectors to provide transitions to existing residential neighborhoods. Principal uses
include office, medical office, and institutional office. Supporting uses include civic and
institutional (including assisted living). The density is generally not to exceed 9,500 square feet
per acre. Buildings are envisioned to be 1-2 stories in height, clustered with a residential
2022 Concept Plan
City of Dublin Planning and Zoning Commission
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Thursday, May 1, 2025
Page 7 of 20
character, and buffered from residential uses.
They are to be set back from the street with an
architectural design that takes cues from
adjacent neighborhoods. Street trees, extensive
landscape buffers within setbacks, and shared
use paths are expected. Small, shared surface
parking landscaped and screened from the street
is recommended.
The northwest corner of the site (Subarea B) is
located within the Parks/Open Space (P) FLU,
which is intended for public or privately-owned
parks and recreational uses, or land meant to be
preserved in a natural state. Principal uses
include parks, recreation, stormwater facilities and natural areas. Supporting uses include civic
buildings.
Multimodal Thoroughfare Plan
The multimodal thoroughfare plan within
Envision Dublin assigns the following designations to the streets surrounding the proposed
development:
Emerald Parkway: Commuter Boulevard - Traditional Dublin character; Corridor of Significance;
100’ right of way.
Commuter Boulevards accommodate trips of moderate length and focus on user safety
regardless of mode. They include active transportation facilities to accommodate pedestrian and
bicycle traffic, such as shared use paths on both sides or protected bike lanes and sidewalks on
new or retrofitted facilities. Commuter boulevards are normally two to four-lane facilities and
provide a link between arterials and connector boulevards.
The Traditional Dublin character exemplifies the high-quality standards by which Dublin’s
primary roadways have been designed, built, and landscaped over the past several decades to
provide a very formalized and maintained roadway. These include the following:
• Use of 100-foot setbacks or equivalent to blend with surrounding developments.
• Design of curvilinear roads with landscaped medians and bike paths.
• Installation of formal, maintained landscape treatments.
• Focus on ponds and water features with maintained and/or hardscaped edges.
• Use of variable mounding with landscaping to screen uses along roadways.
• Primarily curb and gutter design but may include swales and berms.
Corridors of significance are commuter boulevards and arterials, represented by certain visual
enhancements or other significant characteristics to signify the corridor is unique, amplifying the
identified character to visitors and residents.
Emerald Parkway in this vicinity consists of four lanes with a landscaped median, a sidewalk on
the east side, and a shared use path on the west side.
Future Land Use Plan
City of Dublin Planning and Zoning Commission
24-125Z-PDP | The Beacon Continuum of Care Retirement Community
Thursday, May 1, 2025
Page 8 of 20
Bright Road: Neighborhood Boulevard – River Corridor character; 100’ right of way.
Neighborhood Boulevards function as neighborhood thoroughfares for all modes and typically
include one shared use path and one sidewalk, depending on corridor character. These streets
are typically characterized by two vehicle lanes, on-street parking, stop-controlled intersections,
and may or may not have residential driveways.
The River Character is primarily the result of natural processes on the land over the course of
many years. The river corridor possesses dramatic topographical changes, is heavily wooded,
and includes the Scioto River and its tributaries. This corridor character includes several
features, many of which are not relevant to this specific section of Bright Road. The ones that
are relevant are noted below:
• Use of modest setbacks ranging from 60 to 100 feet.
• Use of woodland plantings and incorporation of landforms to create topographic change
and shape views.
• Design of informal water features to blend with the surrounding character of the river
corridor.
Bright Road in this vicinity is currently undergoing improvements, including widening from two
lanes to four lanes with a landscaped median. A shared use path is incorporated on the south
side, and a sidewalk is planned on the north side.
Sawmill Road: Arterial – no character assignment as the street is within the City of Columbus
jurisdiction; 120’ right of way.
Arterials combine the traditional major arterial with separated bicycle/pedestrian facilities on
both sides and move vehicular traffic to and from freeways. They represent the one-street
classification where efficient vehicle travel remains prioritized, recognizing that the private
automobile continues to be a key component of travel in and around Dublin. Separated bicycle
and pedestrian facilities support vulnerable road users, and to keep reasonable crossing
lengths, arterials are recommended to be a maximum of four lanes wide, with turn lanes as
needed. Sawmill Road in this area consists of 6 lanes, including a center turn lane.
Special Area Plan: Emerald Corridor
While the future land use plan ensures compatible and coordinated growth throughout Dublin,
in key areas of the city where substantial development or redevelopment activity is likely,
special area plans provide an illustrative framework for additional design guidance for
development. The plans are general guides for future development and are not necessarily to
City of Dublin Planning and Zoning Commission
24-125Z-PDP | The Beacon Continuum of Care Retirement Community
Thursday, May 1, 2025
Page 9 of 20
be interpreted or applied literally. The subject site is located within the
Bright/East Emerald Subarea of the Emerald Corridor. The Plan
recommendations for this subarea that are relevant to this proposal
include the following:
• Preserve important archaeological and natural features. These
include Billingsley Creek.
• Maintain expectations for appropriate, high-quality development.
This includes providing an appropriate scale and architectural
style near residential areas.
The plan also calls for protecting the green
character along Emerald Parkway, the stream
corridor, the ravine and existing woodland areas.
3. Project
Land Use
The applicant has submitted a development text as part of the rezoning/PDP. The text outlines
the development standards that would govern the site improvements, including a list of
permitted principal, accessory, and temporary uses. The principal uses include Independent
Living, Assisted Living, Memory Care, Adult Daycare, Skilled Nursing, Hospice, Rehabilitation &
Physical Therapy, and Health, Fitness & Wellness Facilities. Accessory uses include supporting
services and amenities, while temporary uses are associated with construction activities.
The proposed uses are consistent with the health and wellness theme previously supported for
this site, especially given the proximity of the new Mount Carmel Hospital and the existing
Lifetime Fitness facility. They are also generally consistent with the intent of the Neighborhood
Office FLU.
Layout
Overall Layout
The site layout is generally aligns with the conceptual one presented in 2022, including three
multi-story buildings with underground parking located along Billingsley Creek in the north
portion of the site. There are, however, three notable differences from the previous version:
1. All three buildings are now proposed to be 4 stories in height. The previous concept
included a mixture of 3 and 4-story buildings.
2. A single-story memory care facility is now proposed near the Bright Road entrance
instead of the previously proposed two small single-story neighborhood office buildings
in that area. While the building footprint is much larger, the setback from the street is
greater, and the mass is broken into smaller bays through a mixture of flat and hipped
roof components. A small hipped-roof building housing the water meter is also proposed
near this entrance.
3. A 22-foot-wide drive (expanding to 26 feet in some locations) has been added along the
north side of the larger buildings to accommodate emergency vehicle access. This drive
would also provide access to the underground parking at limited locations and double as
a pedestrian path.
Emerald Corridor Plan
City of Dublin Planning and Zoning Commission
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Thursday, May 1, 2025
Page 10 of 20
Drop-off canopies would be included at the entrance of each of the four buildings,
supplemented by some surface parking. Some additional surface parking would also be
provided south and west of the larger buildings. Several interior and exterior landscaped
courtyards with amenities are distributed around the site, with many of the exterior ones
oriented towards the Billingsley Creek corridor. The southwest corner of the site would include
two large stormwater ponds at different grades, allowing for naturalized stormwater overflow.
6-foot-wide pedestrian paths are proposed throughout the site and around the ponds.
Subarea A (South of Billingsley Creek) – Building Details and Phasing
As noted above, this subarea is proposed to be developed in four phases, with the majority of
the site improvements occurring as part of the first phase.
Building 1 (Phase 1): This building is located at the center
of the site along Billingsley Creek. It would provide up to
138 Independent and Assisted Living units and would also
function as the primary activity center with an indoor pool,
underground parking, a conditioned greenhouse at the
upper level, an auditorium, dining venues, pickleball courts,
and other indoor and outdoor amenities. The building would
consist of 4 stories above one level of parking and would
encompass approximately 221,000 square feet (including
88,000 square feet of common space).
Building 2 (Phase 2): This is the one-story Memory Care
building located near the main entry off Bright Road. It
would include up to 32 units in two separate
“neighborhoods”, each with private rooms and indoor and
outdoor common spaces. The total square footage would be
approximately 29,000 square feet, including around 17,000
square feet of common space.
Building 3 (Phase 3): This four-story building would be
located near the Sawmill Road frontage and include up to
36 Memory Care units and up to 85 Independent and/or
Assisted Living units. It would include one level of
underground parking. A tunnel at the parking level would
provide connectivity to Building 1. The overall building
square footage would be approximately 168,000 square
feet, including around 80,000 square feet of common space.
1
2
3
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Thursday, May 1, 2025
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Building 4 (Phase 4): This structure would house up to 84
larger Independent Living units geared towards the most
active residents. It would be attached to Building 1 at all
four levels, including the underground parking. The total
square footage is approximately 138,000 square feet, of
which around 44,000 square feet would be dedicated to
common space.
As noted in the development text, each phase would be
required to provide adequate provisions for access, parking, stormwater management, utilities,
and improvements to serve the development. Each phase would also include temporary and/or
permanent transitional features, buffers, or protective measures to prevent any adverse impacts
on completed phases, future phases, and adjoining properties.
Subarea B (Northwest Corner of Site)
No development is currently proposed in this area except for regrading (compensatory cut) on
its eastern side to make up for the limited fill in the floodplain on the opposite side of Billingsley
Creek (near Buildings 1 and 4). The fill is needed to facilitate the construction of the emergency
access drive north of the buildings. A temporary construction drive to enable the regrading work
is proposed off Emerald Parkway and shown on the Civil plans.
As noted in the development text, the applicant intends to seek approval for the development
of this subarea with additional senior-related services in the future. For the reasons outlined
below, staff are not supportive of the development of this subarea beyond the compensatory
cut, temporary access drive, and possibly walking paths and similar features. This is reflected in
a recommended condition of approval.
• The development would be contrary to the intent of the applicable Parks/Open Space
future land use designation in the Community Plan.
• The development would be inconsistent with the Emerald Corridor Special Area Plan
recommendations, including the preservation of the woodlands and the green character
along Emerald Parkway.
• Development of the subarea would necessitate the removal of trees that are currently
counted towards meeting the requirements of the City’s Tree Waiver Policy for the entire
site.
• Development would further increase the site's density, which already exceeds the
Community Plan recommendation, as noted below.
• Access and traffic impacts were not factored into the Traffic Impact Study or provided
with this application nor was the subarea accounted for in the stormwater calculations.
Traffic, Access, and Circulation
The applicant submitted a Traffic Impact Study (TIS) that was reviewed by both the City of
Dublin and City of Columbus given the latter’s jurisdiction over Sawmill Road. Comments were
provided to the applicant, after which an updated TIS was submitted. The latest version is still
4
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under review, but the site access points and on-site circulation would not be affected by any
additional comments. Instead, the focus of the ongoing review is to determine the extent of any
required off-site improvements. The cost of such improvements may be the responsibility of the
applicant. A recommended condition of approval is that the TIS be finalized and off-site
improvement costs be determined prior to City Council review.
As noted above, the primary access to the site would be through a new drive off Bright Road,
opposite the Mount Carmel Hospital Bright Road entrance. An eastbound left turn lane into the
site has been included in the Bright Road improvements, although the applicant may be
responsible for its cost. Secondary access from Sawmill Road is proposed through sharing the
existing right-in/right-out curb cut and access drive that serves the Milco Office Park.
The internal drives would be private with 24’ pavement widths except for the emergency access
drive, which would vary from 22’-26’. Most of the drives would be constructed as part of Phase
1, with the remainder added in future phases as needed. The Washington Township Fire
Department is satisfied with the circulation. Final details will be examined at the Final
Development Plan (FDP) stage.
Staff recommends that the design details of the primary entrance drive be further refined at
FDP to minimize conflicts, incorporate a focal point, and achieve a more curvilinear alignment.
The emergency access drive would also provide access to the underground parking and the
trash/delivery spaces (which are enclosed within the buildings’ structures). Such activities are
limited to one location at the end of each building, meaning the majority of the drive would be
free of vehicular traffic and would double as a walking path. Staff recommends that measures
to separate pedestrian and vehicular traffic at the access/service areas be incorporated at FDP.
The rest of the
proposed
pedestrian
circulation plan,
which includes
6’-wide
sidewalks and
walkways
throughout the
site, is
appropriate. It
should be
noted,
however, that
the sidewalk
along Sawmill
Road should be
asphalt with a
meandering character to match the existing sidewalk character to the north. This alignment
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would require at least partial placement outside of the public right-of-way and the dedication of
a corresponding easement. The sidewalk will need to be constructed as part of Phase 1. A
recommended condition of approval addresses this.
Open Space, Tree Preservation, and Landscaping
The proposal includes significant open space and natural feature preservation, including the
Billingsley Creek corridor and large parts of the Emerald Parkway frontage (assuming Subarea B
remains undeveloped). A variety of courtyards, pocket parks, and gardens are also proposed
throughout the site. As detailed in the application materials and development text, these would
accommodate various degrees of activity ranging from relaxation to pickleball. The largest of
these spaces is proposed on the north side of the site, complementing the creek corridor. In
total, approximately 42% (9 acres) of subarea A would be dedicated to open space. If Subarea
B remains undeveloped, then open space would occupy over 62% of the overall site.
As previously noted, the proposed ponds at the southwest corner of the site would be tiered
and supplemented by walking trails, stone walls, and an existing large tree stand. This is
consistent with the objectives of the Emerald Corridor special area plan and Emerald Parkway’s
envisioned Traditional Dublin Character as outlined in the thoroughfare plan.
The proposal includes the preservation of most trees along the creek corridor and the Emerald
Parkway frontage. According to the development text, a minimum of 50% of trees 18 inches in
diameter or larger would be preserved, and all requirements of the City’s Tree Waiver Policy
would be met, including tree replacement. It should be noted that, without the preservation of
trees in Subarea B, it would be very difficult to meet that objective.
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The proposal includes mounding in front of the buildings closest to Bright and Sawmill Roads,
as well as landscape plans and details for each phase of development. Final details will be
considered at FDP.
Stormwater and Utilities
The applicant has submitted a floodplain analysis, a sanitary study, a hydrologic and hydraulic
analysis, a stormwater management report, and other utility details. Engineering staff provided
various comments that will need to be addressed as the plan moves through the FDP and Site
Permit review processes.
Development Standards
Density and Lot Coverage
The proposed development would include a total of 555,857 square feet of building area, which
equates to a density of approximately 26,000 square feet per acre. This exceeds the
recommended density of the Neighborhood Office FLU of 9,500 square feet per acre. However,
the proposed retirement community use, with a total of 375 units and related health and
wellness amenities, is a low-intensity use, and the appropriateness of higher density was
acknowledged during the Concept Plan reviews. The 2022 concept plan was slightly less dense
(with the small office use along the Bright Road frontage and the other buildings ranging from
3-4 stories in height), but the synergy among uses has increased in the current plan.
The cumulative building footprint is proposed at approximately 165,000 square feet (18% of the
total site area). The total impervious lot coverage, including surface parking, drives, sidewalks,
paths and other hard surfaces is slightly less than 40%. The development text states that any
additional lot coverage shall not exceed 47% of the site area. Staff support limited flexibility to
account for the more detailed design at FDP as long as no development occurs within Subarea
B.
Setbacks
The development text includes minimum building and pavement setbacks from the rights-of-
way of the three surrounding roadways. The setback lines are also depicted in the PDP
drawings. In some cases, the actual placement of a building or pavement, as shown in the
drawings, is larger than the minimum setback. The table below outlines the proposed setbacks
(“Text”) and the actual building or pavement placement shown in the drawings (“PDP”). The
table also includes the recommended minimum setback in the thoroughfare plan based on the
respective corridor character.
Building Setback Pavement Setback Thoroughfare
Plan Street Text PDP Text PDP
Sawmill Road 50’ ±70-79’ 50’ N/A N/A
Bright Road 50’ ±50’ 50’ ±80’ 60-100’
Emerald Parkway (Subarea A) 50’ N/A 50’ N/A 100’
Emerald Parkway (Subarea B) 50’ N/A 30’ N/A 100’
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As can be seen, the Memory Care building along Bright Road would be placed near the
proposed 50’ setback line, which is slightly less than the recommended 60-100’ setback for the
River Corridor Character. However, the roadway section along this segment of the street is
wider than contemplated in the thoroughfare plan, and the setback is larger than that of the
adjacent buildings in the Milco Office Park. As such, it is appropriate for the setting.
Staff does not support the development along the Emerald Parkway frontage and recommends
that the building and pavement setbacks along both segments of the roadway be increased to
at least 100’ to comply with the Traditional Dublin Corridor Character.
Staff has no concerns with the proposed setback along Sawmill Parkway as it is generally
consistent with the existing development pattern in that area.
The text and drawings also include setbacks from other property lines as follows:
Property Line Building Setback Pavement Setback
Milco Office Park, West Property Line 19’ 4’
Milco Office Park, North Property Line 40’ 4’
Lifetime Fitness, South Property Line 80’ 50’
Lifetime Fitness, West Property Line 50’ 20’
Staff has no objections to these setbacks, provided adequate screening is provided along the
west property line of the Milco Office Park. The floodplain restrictions further regulate the
placement of buildings and pavement near the Lifetime Fitness property lines.
Architecture and Building Height
The three 4-story buildings are proposed to reflect a “soft contemporary” architectural style
with mostly traditional materials and proportions. They would include varied massing, balconies,
flat roofs with parapets, roof terraces, and entry canopies. The memory care building would
include a combination of hipped and flat roofs, reflecting a more traditional character, which is
also employed in the design of the water meter building. All structures would have four-sided
architecture with emphasized entrances.
The development text includes provisions for horizontal transitions at the multi-story buildings,
with a clear base, middle, and cap, and with “heavier” masonry materials located below
“lighter” siding materials. The text also stipulates that vertical transitions in materials occur at
inside corners along the façade. However, the elevations and renderings include various
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instances where that standard is not met. A recommended condition of approval is to refine the
design details at FDP to reflect compliance with the standard.
The text also includes lists of primary and secondary building materials, with a stipulation that
primary materials make up a minimum of 80% of the exterior materials for all elevations. The
primary materials include brick and mortar, natural and fabricated stone, curtain wall, and
windows. Secondary materials include fiber cement and AZEK/PVC (or equivalent) siding. Vinyl
siding is prohibited. The text further includes descriptions of materials to be used for windows,
doors, trim, roofing, decking, railings and other building elements. All are complementary to
each other and the overall architectural theme. A materials sheet is included with the drawings
reflecting earth tone colors, including three brick colors. More details are expected at FDP.
The text also includes maximum building height standards as follows:
Building Maximum Height
Principal Entry Level
Maximum Height
Parking Level
Multi-Story Buildings (1, 3 & 4) 55’ 65’
Memory Care Building (2) 35’ (to roof peak) N/A
Water Meter Building 25’ (to roof peak) N/A
While the buildings are large, their mass is appropriately broken into smaller components that
surround courtyards and open spaces. The taller buildings are also set back on the site and
away from the nearby residential neighborhoods.
Parking
The applicant has provided a summary of the required parking spaces for each building (based
on Code standards), as well as the number of proposed parking spaces as follows:
Building Required
Parking
Proposed Parking
Surface Structured Total
Building 1 (Independent/Assisted Living) 131 84 109 193
Building 2 (Memory Care) 21 23 N/A 23
Building 3 (Memory Care/Assisted/Indp.) 51 0 101 101
Building 4 (Independent Living) 92 39 86 125
Total 295 146 296 442
Based on these figures, approximately 67% of the parking spaces would be structured.
The details will be further refined at FDP, but the development text sets a minimum
number of parking spaces of 425 and a maximum of 490. Most spaces would be
standard 9’x19’ ones, but the text also allows up to 20 compact spaces (8’x16’), and up
to 20 stacked spaces. In addition, Buildings 1, 3, and 4 would have a minimum of 2
electric car charging stations. Bike parking would be provided at the rate of 1 bicycle
space per 20 car spaces.
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Signage and Lighting
Signage and lighting details will be provided at FDP.
4. Plan Review
Criteria Review
1. The proposed development is
consistent with the purpose, intent
and applicable standards of the
Zoning Code.
Criterion Met: The proposal is generally
consistent with the purpose, intent and standards
of the Zoning Code. Establishment of a PUD
successfully addresses the unique conditions and
location of the site.
2. The proposed development is in
conformity with Community Plan,
Thoroughfare Plan, Bikeway Plan,
and other adopted plans or portions
thereof as they may apply and will
not unreasonably burden the existing
street network.
Criterion Met with Conditions: The proposed
development is focused on health and wellness,
which is consistent with the intent of the
Neighborhood Office FLU. Development of
Subarea B would not be consistent with the intent
of the Parks/Open Space FLU, which is addressed
in a recommended condition of approval. The
development is also generally consistent with the
Bikeway and Thoroughfare Plans.
3. The proposed development advances
the general welfare of the city and
immediate vicinity and will not
impede the normal and orderly
development and improvement of
the surrounding areas.
Criterion Met: The proposed development would
comprehensively develop a large site with
frontage on three roadways. Access is also being
coordinated with the existing office park
southeast of the development site. It would result
in no adverse impact on the orderly development
of the surrounding area.
4. The proposed uses are appropriately
located in the city so that the use
and value of property within and
adjacent to the area will be
safeguarded.
Criterion Met: The proposed age-restricted uses
with a focus on health and wellness would
complement the nearby medical and fitness uses
and would not impede the orderly development of
the surrounding area.
5. Proposed residential development
will have sufficient open space areas
that meet the objectives of the
Community Plan.
Criterion Met with Conditions: If Subarea B is
not developed, more than 60% of the site would
be devoted to open space, including natural
areas, greenways, courtyards, pocket parks and
amenity spaces.
6. The proposed development respects
the unique characteristic of the
natural features and protects the
natural resources of the site.
Criterion Met with Conditions: The proposed
development includes preserving the Billingsley
Creek corridor, the tree stands along Emerald
Parkway, and the northwest portion of the site if
Subarea B is not developed.
Preliminary Development Plan
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7. Adequate utilities, access roads,
drainage, retention and/or necessary
facilities have been or are being
provided.
Criterion Met with Conditions: Adequate
access and utilities are available, although the
applicant will need to continue to coordinate with
the City’s Engineering staff as details are finalized
through the FDP and Site Permit review stages.
8. Adequate measures have been or will
be taken to provide ingress and
egress designed to minimize traffic
congestion on the surrounding public
streets and to maximize public safety
and to accommodate adequate
pedestrian and bike circulation
systems to that the proposed
development provides for a safe,
convenient and non-conflicting
circulation system for motorists,
bicyclists and pedestrians.
Criterion Met with Conditions: Bright Road in
this vicinity is currently being improved. The
applicant has submitted a Traffic Impact Study
that is still being reviewed by the City of Dublin
and City of Columbus and will need to be finalized
prior to City Council consideration of this
application. The applicant may be responsible for
any off-site improvements that might be needed
to address the traffic impacts of the development.
A meandering asphalt path will need to be
constructed along Sawmill Road as part of the
first phase of development. The applicant will be
required to grant an easement to accommodate
this path if necessary.
9. The relationship of buildings and
structures to each other and to such
other facilities provides for the
coordination and integration of this
development within the PD and the
larger community and maintains the
image of Dublin as a quality
community.
Criterion Met: The building layout is highly
coordinated. The larger buildings are set back
from Bright Road and Emerald Parkway to provide
separation from the nearby residential
communities. Access is being coordinated with the
adjacent office park.
10. The density, building gross floor
area, building heights, setbacks,
distances between buildings and
structures, yard space, design and
layout of open space systems and
parking areas, traffic accessibility and
other elements having a bearing on
the overall acceptability of the
development plans contribute to the
orderly development of land within
the city.
Criterion Met with Conditions: The proposed
density, building gross floor area, and building
heights are appropriate given the low intensity of
the use and the location of the buildings on the
site. The site layout, including the circulation
system and open spaces, is appropriately
designed to complement the site’s natural
features and contribute to the character of the
surrounding area.
11. Adequate provision is made for storm
drainage within and through the site
so as to maintain, as far as
practicable, usual and normal swales,
water courses and drainage areas.
Criterion Met with Conditions: Billingsley
Creek is being maintained, with some limited fill
and associated compensatory cut. Two-tiered
ponds are proposed at the southwest corner of
the site and would be supplemented by stone
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walls and walking paths. Final details are subject
to Engineering staff review at the FDP and Site
Permit stages.
12. The design, site arrangement, and
anticipated benefits of the proposed
development justify any deviation
from the standard development
regulations included in the Zoning
Code or Subdivision Regulations and
that any such deviations are
consistent with the intent of the PUD
regulations.
Criterion Met: The proposed site layout allows
for a coordinated arrangement of buildings,
parking, emergency access and open spaces. It
also allows for consolidated site access, including
coordination with the adjacent office park. The
flexibility provided by the PUD process allows for
the accommodation of complementary uses in this
area while providing a mechanism to offset the
impacts of building heights and density.
13. The proposed building design meets
or exceeds the quality of the building
designs in the surrounding area and
all applicable appearance standards
of the city.
Criterion Met with Conditions: The proposed
building design, materials and colors are of high
quality that would enhance the area, while
integrating with the site’s natural features. Some
specific design details, such as the location of
building material transitions will need to be
further refined and finalized at FDP.
14. The proposed phasing of
development is appropriate for the
existing and proposed infrastructure
and is sufficiently coordinated among
the various phases to ultimately yield
the intended overall development.
Criterion Met: The development is proposed to
be constructed in four phases, with most of the
site improvements occurring during the first
phase. Each phase would have adequate
provisions for access, parking, stormwater
management, utilities and other improvements to
serve the development. Each phase would also
include temporary and/or permanent transitional
features, buffers, or protective areas to prevent
any adverse impact on completed phases, future
phases, and neighboring properties.
15. The proposed development can be
adequately serviced by existing or
planned public improvements and
not impair the existing public service
system for the area.
Criterion Met with Conditions: The
development can be adequately served and would
not impair the area's existing public service
system. Details will need to be finalized to the
satisfaction of the City’s Engineering staff during
the FDP and Site Permit stages.
16. The applicant’s contributions to the
public infrastructure are consistent
with the Multimodal Thoroughfare
Plan and are sufficient to service the
new development.
Criterion Met with Conditions: The Traffic
Impact Study is still under review. The applicant
may be required to contribute to the cost of any
needed off-site improvements caused by this
development. Details will need to be resolved
prior to City Council review.
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Recommendation
Planning Recommendation: Recommendation to City Council of approval of Rezoning and
Preliminary Development Plan with the following conditions:
1) The development of Subarea B is limited to the floodplain compensatory cut, temporary
construction entrance, walking paths, and similar amenities, and references to any other
development in this subarea are to be removed from the development text.
2) The Traffic Impact Study should be finalized prior to City Council review, and the
applicant is responsible for the cost of any off-site improvements, as determined by the
study.
3) The on-site alignment of the entry drive off Bright Road should be further refined at the
Final Development Plan (FDP) stage to minimize conflicts, add a focal point, and achieve
a more curvilinear design.
4) That an asphalt path with a meandering alignment be incorporated along Sawmill Road
as part of Phase 1 of the project, and that any easements needed to accommodate it be
granted by the applicant.
5) That separated pedestrian paths be provided along the emergency access drive where
entries to the structured parking are located.
6) That the development text be modified to increase the building and pavement setbacks
along Emerald Parkway to a minimum of 100 feet.
7) Refine building elevations to reflect vertical building material transitions at inside
corners, consistent with the development text.
8) The applicant should continue to work with Engineering staff to address comments as
the plan moves through the FDP and Site Permit review process.
PLANNING 5200 Emerald Parkway Dublin, Ohio 43017 phone 614.410.4600 dublinohiousa.gov
RECORD OF DISCUSSION
Planning & Zoning Commission
Thursday, January 20, 2022 | 6:30 pm
The Planning and Zoning Commission took the following action at this meeting:
2. Bright Road Senior Housing & Healthcare Residences at 7315 & 7379 Sawmill Road;
3870, 3876, 3888, 3900, 3950, 3960, 4000, & 4030 Bright Road; and PID: 273-012155
19-115CP Concept Plan
Proposal: A full service, 55 and over, healthcare and housing community on a
21.50-acre site zoned Restricted Suburban Residential District, Planned
Commerce District, and Planned Unit Development District, Northeast
Quad.
Location: Northeast of the roundabout of Emerald Parkway and Bright Road
Request: Review of a Concept Plan under the provisions of Zoning Code §153.050.
Applicant: Bright Road Senior Development Partnership
Planning Contact: Christopher Will, AICP, Planner II
Contact Information: 614.410.4498, cwill@dublin.oh.us
Case Information: www.dublinohiousa.gov/pzc/19-115
RESULT: The Commission provided feedback on the updated proposal and expressed support for the
revisions made by the applicant. The reduction in intensity of the proposal and recognition of
the existing natural site features of the proposal addressed the concerns raised by the
Commission at the previous review. The Commission was appreciative of the design details
provided that help to understand the project more thoroughly. The Commission encouraged
furtherance of the architectural and site design as the proposal moves forward.
MEMBERS PRESENT:
Warren Fishman Yes
Mark Supelak Yes
Rebecca Call Yes
Leo Grimes Yes
Lance Schneier Yes
Kim Way Absent
STAFF CERTIFICATION
_____________________________________
Christopher Will, AICP, Planner II
Planning and Zoning Commission DRAFT
Meeting Minutes January 20, 2022
Page 8 of 14
Mr. Russell stated the conceptual renderings are not completed architectural designs. They would
construct something much more enhanced; that is a hallmark of The Pizzuti Companies. Their company
is typically the first developer, and as such, they work out the more difficult issues with the Commission
and City Council to ensure the final products would be financially feasible. They can meet those
challenges. As has been stated, this is a changing environment, which has been occurring for some
time. He would like to clarify his reference to luxury apartments. They will be investing money in the
rental units, not parking facilities, as the market indicates that renters are seeing a high level of comfort,
finishes and amenities, and are willing to pay for that. What they would build here would meet that
need. In his personal experience, there is a difference in the places in which this generation and the
following want to live. He has experienced apartment living adjacent to a highway and understands the
concerns; however, the construction world also is evolving, and due to glazing, buffering and other
options, many of those issues can be mitigated. They would like to have the Commission’s support on
advancing the project, addressing as many of the issues and comments as possible. It is important to
have a level of comfort in investing additional dollars to look deeper into those issues. They are willing
to explore opportunities, such as a partnership, to address the concerns.
Ms. Call stated that she could not provide any significant support until City Council’s discussion at its
next meeting concerning future directions for the Community Plan.
Mr. Supelak stated that outside the context of the highway, there are many nice components of the
Concept Plan. His primary concern is that Dublin does not have residential uses located along the
highways. As he stated with the previous iteration, any residential proposal must reflect a high level of
sensitivity. Unfortunately, the revised proposal continues show a building facing and located even closer
to the highway. That is the critical point. It would be essential for the applicant to resolve that issue,
perhaps by incorporating mixed-use or by locating the residential buildings differently, not adjacent to
the highway. The immediate view from a balcony or front door should not be of the highway.
Mr. Fishman stated that it has been said before that if a developer cannot build a project that is an
attribute to Dublin as well as financially feasible for the developer, it should not be built. Unless there
is underground parking, more greenspace and an architectural “Wow” factor, he cannot support this
project. He has no objection to placing residential in this area, but perhaps it should be in the next
phase.
Ms. Call thanked the applicant for their presentation.
2. Bright Road Senior Housing & Healthcare Residences at 7315 & 7379 Sawmill
Road; 3870, 3876, 3888, 3900, 3950, 3960, 4000, & 4030 Bright Road; and PID:
273-012155, 19-115CP, Concept Plan
Ms. Call stated that this is a request for review of a Concept Plan for a full service, 55 and over,
healthcare and housing community. The 21.50-acre site is located northeast of the roundabout of
Emerald Parkway and Bright Road and zoned Restricted Suburban Residential District, Planned
Commerce District, and Planned Unit Development District, Northeast Quad.
Staff Presentation
Mr. Will stated that this site is located in east Dublin, north of Bright Road, west of Sawmill, east of
Emerald Parkway and south of the Life Time Fitness facility. The 22-acre site also includes
approximately 3.5 acres of City-owned property. The Community Plan Future Land Use
recommendations are Neighborhood Office/Institutional and Parks/Open Space in the northwest corner
of the site. The Bright Road Special Area Plan provides further recommendations, seeking to strategize
to preserve key natural features, encourage greater open space and connections and protect and buffer
Planning and Zoning Commission DRAFT
Meeting Minutes January 20, 2022
Page 9 of 14
existing residential areas while maintaining expectations of high quality development along Emerald
Parkway. The City has two ongoing traffic studies occurring in the area – the I-270 crossing and the
Bright Road improvements. Both resulted from the Sawmill Corridor Study completed in 2010. The
Commission initially reviewed the Concept Plan for senior housing on a ±22-acre site on January 9,
2020. The Commission expressed support for the proposed senior housing and healthcare uses for the
site, but had concerns regarding the architectural style, building height, and density/intensity of
development, given the proximity to single-family homes. On November 4, 2021, the PZC reviewed
and provided non-binding feedback for a revised Concept Plan proposal that expanded the ±22-acre
site to include an additional ±18-acre site southwest of the intersection of Emerald Parkway and Bright
Road. The Commission expressed support for the assisted living and memory care uses but were not
supportive of the villas or flats, as residential use is not contemplated for this site in the Community
Plan. The Commission was also supportive of the open spaces and encouraged the applicant to further
expand open space along the stream corridor.
With this iteration, the 18-acre section has been removed from the proposal. Currently, no development
is proposed in the northwest corner of the site. Additionally, the proposed senior villas have been
replaced with small-scale neighborhood office, similar in scale to the office located northwest of Sawmill
and Bright Road. On the southwest corner of the site, northeast of the roundabout, the open space
has been embellished, including the stormwater pond. The primary buildings have been shifted south
to provide more space for the stream corridor, and the surface parking along Sawmill Road has been
replaced with a green buffer. The primary boulevard entry from Bright Road remains proposed, but
the Emerald Parkway access has been removed, as no development currently is proposed on that
northwest corner. The existing right-in/right-out drive from Sawmill Road, which is shared with the
office park northwest of Sawmill and Bright Road, has been retained. A total of 395 parking spaces are
proposed, most of which are partially underground, located beneath the institutional buildings. If this
proposal should advance to the Preliminary Development Plan, a Traffic Impact Study will be required.
Approximately 70% of the site will remain open space, including the stream corridor, which bisects the
site east to west; the northwest area, which is approximately 3.9 acres; and the southwest area, which
is 5 acres, including stormwater ponds, wellness garden, trails and seating area. In addition, there are
a number of courtyards, greens and spaces between the buildings, which will be programmed with
recreational opportunities. The recommended density for Neighborhood Office/Institutional use is
9,500 square feet per acre. As proposed, the site contains approximately 415,000 square feet of
development, including 408,000 square feet of institutional and 7,000 square feet of office. This
equates to a site density of approximately 19,300 square feet per acre. The building lot coverage is 18
percent. Total lot coverage including buildings, roads, and surface parking is 24 percent. Building 1,
centrally located, is comprised of 3 stories located above a partially, below-grade parking structure and
will include 93 units. Attached is Building 2, which is 3-4 stories of 107 assisted, independent living
units. It also has underground parking and some surface parking. Building 3 is 2-3 stories, 100 units,
including memory care, assisted independent living and adult daycare. It also has underground parking
and some surface parking. The proposal also contains two, one-story office buildings on Bright Road,
one on either side of the entry parkway. The following questions have been provided for the
Commission’s discussion:
1) Does the Commission support the proposed mix and distribution of land uses on the site?
2) Is the proposed layout, including building and open space location, appropriate for the site?
3) Is the Commission supportive of the proposed building architecture and heights?
4) Is the Commission supportive of the proposed site circulation?
5) Other considerations by the Commission.
Planning and Zoning Commission DRAFT
Meeting Minutes January 20, 2022
Page 10 of 14
Applicant Presentation
Steve Newcomb, 10368 Forest Glen Place, Powell OH, Newbury Homes, stated that this was always
intended to be a continuum of care community, providing three levels of care and adult day care. Their
research of area facilities revealed that the larger senior communities, such as Friendship Village and
First Community, offer the residents much more than the smaller senior care facilities. Larger senior
communities are able to provide a continuum of care, which is important, as husbands and wives often
do not require the same level of care. Having different levels of care can avoid the need to separate a
couple. Larger senior care facilities also are able to provide more opportunities for socialization,
addressing the critical issue of loneliness for seniors.
Matthew Lones, AIA, NCARB, Principal, Orange frog Design Group, 411 Meditation Lane, Columbus, OH,
43235, stated that the process has been lengthy. The first site plan also provided five buildings, but
they were taller, spread further apart across the site; there was also structured and service parking.
This is an attractive, well-treed site. The first plan did not effectively preserve that, nor did it address
the neighborhood fabric to the west. The first plan provided 581 beds. With the second iteration, there
were villas for assisted, independent living; as the needed level of care increased, residents could locate
to the larger buildings with a higher level of care. However, that version still did not address the site
preservation needs and the watershed to the west. Additionally, the residential use (villas) was
inconsistent with the Community Plan. This final iteration strictly abides with the current zoning of
Institutional/Neighborhood Office. With the combined buildings, a continuum of care will continue to be
provided. Building 1 provides for either independent living, or assisted independent living; Building 2
will provide assisted living; Building 3 will provide memory care on the first floor, and above that will be
assisted living. With this third iteration, the Commission and neighborhood residents’ concerns have
been carefully considered and addressed [issues and changes reviewed]. They have attempted to break
up the massing of the buildings to be sensitive to the site. Walking trails and a healing garden also are
included. The pocket of land owned by the City is remaining parkland, which both the senior living
residents and the neighborhood residents can enjoy. They believe substantial strides have been made
since the Commission’s last review.
Public Comments
Jenny DeVantier, 4136 MacDuff Way, Dublin, OH:
“I like the plan so much better than the last iteration. This plan leaves the natural area along emerald
parkway. I am thrilled! “
Melinda Todaro, 7325 Macbeth Drive, Dublin, OH:
“I appreciate the changes the developer has made. I am still concerned about traffic on Bright Road.
A thought - even though the 18-acre additional development has been removed in this concept plan,
the developer could come back at a later date with a plan for that lot. Who knows?”
Nan Still, 3888 Inverness Road, Dublin, OH:
“Concerns:
1) Outdoor Music Venue -- We would like to see this outdoor activity eliminated. Sound travels, even
over several stories at close range. We already hear loud cars, loud mufflers on cars & loud
radios/stereo speakers with traffic on Bright Rd. We already hear loudspeakers and marching
band from Scioto High School. We deserve better.
2) Architectural Design--We are most concerned with what faces Bright Road. The traditional
rendering in the current plan for two office buildings appears to address the situation since they
are small and have high, pitched roofs that blend with the current architecture in the surrounding
buildings. This is particularly important for the adjacent residential areas. We hope to see a
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Meeting Minutes January 20, 2022
Page 11 of 14
continuing commitment to this plan and design from the developer if the project goes forward.
This would prove the intent to be a good neighbor.
3) We are concerned about the overall increased traffic that will result from this project and what the
City of Dublin intends to do with Bright Road. We are quite concerned about the amount of land
that the city will try to appropriate from the south side of Bright Road. Our decks are next to
Bright Road. We do not want a four-lane road just a few feet from our decks. We will need
something like a permanent wall to be constructed to offset the decrease in the residential
condos' property values.”
Carl Gleditsch, 7001 Grandee Cliffs Drive, Dublin, OH
“I think this looks much better. Still worried about the Bright Road entrance -- no way that narrow
section of road can handle any additional traffic. Is the developer going to pay for the widening?
Also wanted to talk to you about the landscaping. I am a Biologist, OCVN (Ohio Certified Volunteer
Naturalist) and a VPS (Volunteer Pollinator Specialist). The last two programs are through OSU. You
might remember that I kept bring up landscaping for the Hopewell school project and was shot down,
since the landscaping was already designed and approved. I was wondering if we could get ahead of
this project and maybe have some input. Would be nice to see native trees, shrubs and flowers used.
I am sure the future residents would like the wildlife it would bring, and it would be great to have them
help maintain some of the flower gardens, bird feeders, and bird boxes (if they would like). I would be
happy to help. What do you think? Or are we going to be stuck with the same old dismal landscaping
like we have at Hopewell. Also, I know a number of communities in Central Ohio are updating their
ordinances to include more natural landscapes. Hilliard is one of them; I am trying to reach out to see
how they are doing. Any way to get Dublin to review any of our ordinances? Is that Zoning, or some
other entity in the City?”
Commission Discussion
Mr. Schneier stated that this iteration is a great improvement over the previous ones. The Commission
appreciates the great efforts of the applicant, and he would encourage them to move forward with the
proposed project. He is supportive of the revised plan.
Mr. Fishman stated that he was pleased when he reviewed the revised plan for this meeting. He believes
the applicant has done a commendable job. He has only one comment to make -- he would like the
applicant to ensure all of the new greenspace is included in the deed so that a future owner cannot
claim hardship and want to replace some of the greenspace with a building. He has tremendous respect
for the applicant’s attentiveness to the Commission and neighbors’ comments. He knows this project
has been a challenge and that the applicant has worked very hard. He has nothing more to add, other
than to reiterate that the revised Concept Plan is very commendable.
Mr. Grimes stated that this project is a far superior use of the land. Although it is a simpler iteration, it
includes all the important pieces. He believes this use will be a phenomenal fit for the area, which the
residents, the City and the community will enjoy it for many years to come. He is very enthused with
this project.
Public Comments
The following additional public comment was received:
Gerald Kosicki, 4313 Wyandotte Woods Blvd., Dublin, OH 43017:
“This kind of facility is needed in the City. This version is much better than the previous one. The
enhanced open space is good, and the structured parking under the building is a great feature. The
buildings are large, but this kind of facility benefits from scale. The contemporary architecture seems
Planning and Zoning Commission DRAFT
Meeting Minutes January 20, 2022
Page 12 of 14
appropriate. My biggest issue with this are the two little office buildings. They have the wrong
architecture entirely. Once the Mt. Carmel site is developed, they will be out of place.”
Commission Discussion continued:
Mr. Supelak stated that he concurs with fellow Commissioners’ comments. The applicant now has a
very good plan. The proposed campus feels generous and rich. The mass has been sensitively broken
up. He recognizes that has been difficult with all of the mature trees on the site, and applauds their
efforts to weave the buildings and landscaping into the site. Initially, he would have anticipated more
building heights along Sawmill Road, but the applicant has explained the efforts made to achieve the
right balance between the building heights and the surface parking. He recognizes that they have done
that. His only concern is the architecture, but additional work will occur on that component to ensure it
works with everything, particularly the gateway architecture. He would caution them to remind mindful
of the site circulation and the potential redevelopment of the corner parcel.
Ms. Call stated that this has been an iterative process, and the contributions of all who have participated
have benefited the project. The Bright Road connection is obviously a concern, more so for the City
than the applicant. That issue is being studied and the Commission is sensitive to that. She requested
that staff reach out to Mr. Gleditsch. We are always looking for opportunities for community members
to become involved and to improve our Code. If we can consider native species of trees and shrubs
that would be more fitting for the area, in addition to providing more variety and beautification, not
only this application, but other applications could benefit.
The applicant indicated that they have communicated with Mr. Gleditsch regarding his suggestions.
Ms. Call stated that she also is supportive of the revised Concept Plan. The focus on the view corridors,
the articulation of the building fronts along those corridors, underground major parking and minor
parking areas adjacent to the building are appreciated. It has helped in visualizing the development.
The Commission must look at the whole area, not just the pocket of development; therefore, they would
encourage the applicant to be mindful of the corner parcel in advancing the proposed development.
The Commission anticipates the future discussion on the project and looks forward to welcoming this
type of use to the community.
NEW CASE
3. Shoppes at River Ridge at PIDs: 273-008269, 273-012910 & 273-012909, 21-
189Z, Rezoning
Ms. Call stated that this is a request to rezone three parcels from Bridge Street District, Commercial to
Bridge Street District, Scioto River Neighborhood. The 14.02-acre site is located southeast of the
roundabout of Riverside Drive and W. Dublin-Granville Road.
Staff Presentation
Ms. Martin stated that this is a request for a recommendation to City Council for a standard district
rezoning. The site is located within the Bridge Street District. It is presently developed with a single-
story shopping center with two undeveloped parcels located southeast of the roundabout of Riverside
Drive and West Dublin-Granville Road. The applicant is requesting to rezone those parcels, which were
zoned Bridge Street Corridor Commercial in 2012. In 2014, the developer worked with the City on the
rezoning of a significant portion of that area to what is now Bridge Street District (BSD) Scioto River
Neighborhood. That district was customized to facilitate high quality, mixed-use development. This
proposal is a request to rezone two parcels and zone a remnant right-of-way parcel to BSD Scioto River
Neighborhood District to be consistent with the zoning to the north. This request aligns with the
PLANNING 5200 Emerald Parkway Dublin, Ohio 43017 phone 614.410.4600 dublinohiousa.gov
RECORD OF DISCUSSION
Planning & Zoning Commission
Thursday, November 4, 2021 | 6:30 pm
The Planning and Zoning Commission took the following action at this meeting:
2. Bright Road Senior Housing at Sawmill and Bright Roads
19-115CP Concept Plan
Proposal: Conceptual development proposal to establish a Planned Unit
Development for a full service, 55 and over, healthcare and housing
community on 22-acre and 18-acre sites.
Location: Northeast and southwest of the intersection of Bright Road with Emerald
Parkway.
Request: Concept Plan seeking non-binding feedback under the provisions of
Zoning Code §153.053 (C).
Applicant: Bright Road Senior Development Partnership
Planning Contact: Christopher Will, AICP, Planner II
Contact Information: 614.410.4498, cwill@dublin.oh.us
Case Information: www.dublinohiousa.gov/pzc/19-115
RESULT: The Commission offered non-binding feedback and discussed the need for more
comprehensive senior living and care options in Dublin. However, the Commission expressed
the proposed senior villas and flats were more residential than institutional in use and did not
align with the Community Plan recommendations. The Commission discussed the opportunity
of a health and wellness district with synergy between senior care and the p roposed Mount
Carmel Hospital, south of Bright Road. The Commission expressed the importance of
preserving the Wright Run Stream Corridor as a community amenity. The Commission also
expressed concern for traffic impacts along Bright Road and the potential downstream impacts
of additional stormwater run-off to neighbors of Wright Run.
MEMBERS PRESENT:
Jane Fox Yes
Warren Fishman Yes
Mark Supelak Absent
Rebecca Call Yes
Leo Grimes Yes
Lance Schneier Yes
Kim Way Yes
STAFF CERTIFICATION
_____________________________________
Christopher Will, AICP, Planner II
DocuSign Envelope ID: A3A27B96-8610-4BE7-8646-C26BA54D23E2
Planning and Zoning Commission
Meeting Minutes of November 4, 2021
Page 10 of 22
2. Bright Road Senior Housing at Sawmill and Bright Roads, Concept Plan, 19-
115CP
Conceptual development proposal for a full service, 55 and over, healthcare and housing community.
The 22-acre site and 18-acre site is comprised of 13 parcels, o r a portion thereof, is zoned Restricted
Suburban Residential District, Planned Commerce District, and Planned Unit Development District,
Northeast Quad.
Staff Presentation
Site Details:
Mr. Will stated that this is a Concept Plan for the Bright Road, senior housing development. If the
Concept Plan advances, it will be followed by the Preliminary and Final Development Plan and Plat
stages. The site is approximately 40 acres and is located northwest of the I-270/Sawmill Road
interchange. The site is comprised of two sections – the 22-acre northeast piece, which includes 12
parcels, and an 18-acre, southwest parcel. The northeast parcel includes 3.5 acres of City-owned
property. The City is not a co-applicant at this point, but if the project were to move forward, that
discussion would occur. The existing zoning on the northeast parcel is comprised of the PUD-
Northeast Quad, which includes 530 acres of northeast Dublin; a PCD District for 7315 Sawmill
Road; and R-1, Restricted Suburban Residential. The southwest parcel includes only R-1, Restricted
Suburban Residential. On the northeast parcel, there are significant topography elements. Wright
Run and Billingsley Creek/Ditch bisect the site. A narrow floodway runs in the riparian area along
the creek. Also noteworthy are the Village of Inverness; the nearby office park; residential areas
surrounding Bright Road; Lifetime Fitness to the north; and Hopewell Elementary School on Emerald
Parkway. The Community Plan recommends Future Land Uses for this area and identifies three
Future Land Use recommendations for the two areas. The primary recommendation for the ±22-
acre site is Neighborhood Office/Institution, with the northwest portion of the site recommended
for Parks/Open Space. The ±18-acre parcel is recommended for Standard Office/Institutional.
Generally speaking, the Future Land Use recommendations are for more intense commercial uses
along Sawmill Road and I-270, transitioning to a less intense residential use along Bright Road. The
Bright Road Special Area Plan provides guidance and contemplates the character and uses in that
area, including: the identification and preservation of key natural features; encourages office
development along Emerald Parkway, and assurance that the surrounding natural environment and
neighborhoods are thoughtfully considered in site design. Emerald Parkway Phase 8 included an
economic development focus, encouraging income-generating land uses along the roadway. The
City has engaged in prior studies on the Sawmill Road and is participating in an ongoing study for
an I-270 bridge crossing between Emerald Parkway and Tuller Road.
Case History:
In January 2020, the Planning and Zoning Commission reviewed an d provided non-binding feedback
for an initial Concept Plan for senior housing on the 22-acre site. The Commission expressed support
for the proposed senior housing and healthcare uses for the site, but had concern regarding the
architectural style, building height, and density/intensity of development given the proximity to
single-family homes. Meeting attendees expressed concerns regarding the height and architectural
style of the proposal, as well as potential traffic impacts to the area. It is important to note that
the 18-acre piece has been added to the proposal since then. For the current proposal, staff
facilitated a site tour to observe existing conditions. Members of the general public and the East
Dublin Civic Association also participated in the tour.
Planning and Zoning Commission
Meeting Minutes of November 4, 2021
Page 11 of 22
Proposal:
The proposal includes multiple levels of care over two sites, intended to provide a continuum of
care for the senior population in Dublin. On the 22-acre northeast parcel, Neighborhood Office and
Institutional uses with average densities of 9,500 square feet per acre are recommended. The plan
proposes approximately 420,000 square feet of institutional uses, with a density of approximately
28,000 square feet per acre. On the southwest parcel, approximately 205,000 square feet of
Institutional Use is distributed across 7 acres with 30,000 square feet of density. On the northeast
parcel, a residential component includes 13 villas and 36 apartments occupying approximately 7
acres at a proposed density of 7 dwelling units/acre. On the southeast parcel, a residential
component includes 62 villas on approximately 11 acres at a proposed density of 5.6 dwelling
units/acre. Conceptually, the 22-acre site is proposed to have three primary access points; one each
from Sawmill Road, Bright Road, and Emerald Parkway. A stream crossing, north to south, is
proposed, and a 250-space parking structure, which will be worked into the grade of the topography.
Along Wright Run stream corridor, 4.5 acres of open space will be preserved, as well as 4 acres of
open space along Emerald Parkway. Building 1 is a 3-4 story, independent living facility, centrally
located on the site, approximately 287,000 square feet in size with 203 living units. Building 2 is an
assisted independent living facility located along Sawmill Road, approximately 133,000 square feet
and containing 120 living units. Building 3 includes 1.5-2.0 story, attached villas, located along
Bright Road, with a total of 13 units. Buildings 4 and 5 are th ree-story, flat apartments with detached
garages, a total of 36 units, located on the northern portion of the site. [Additional details regarding
the building and access were provided, as well as precedent images.] The following discussion
questions are provided:
1) Does the Commission support the proposed land uses on these sites?
2) Is the proposed layout, including the distribution of buildings and open spaces appropriate
for the sites?
3) Is the Commission supportive of the proposed building architecture and heights?
4) Is the Commission supportive of the proposed circulation within the sites?
5) Other considerations by the Commission.
Applicant Presentation
Steve Newcomb, 10368 Forest Glen Place, Powell OH, Newbury Homes, stated that their original
intent was not that the facility be this large. However, research of area facilities revealed that the
larger senior communities, such as Friendship Village and First Community, offer much more than
the smaller communities do. The land is attractive, and he envisions walking trails and pickleball
courts. This development is less of a healthcare project and more an active adult community. He
does not believe the development will impact traffic significantly. Dublin has a real need for
additional independent living facilities.
Commission Questions
Mr. Way requested clarification of the City-owned portion of the site.
Ms. Rauch responded that City Council is aware of the project and the need to be a co-applicant on
the project. They would make a determination regarding how the City-owned acres would be
addressed.
Mr. Way inquired if the understanding is that the City has no issue with being a co-applicant.
Ms. Rauch responded affirmatively, although Council has requested the Commission and public’s
input on the possibility.
Planning and Zoning Commission
Meeting Minutes of November 4, 2021
Page 12 of 22
Public Comments
Ms. Call noted that the public comments summarized for the preceding Mt. Carmel case apply to
this case, as well. She invited additional public comments.
Amy Kramb, 7511 Riverside Drive, Dublin, OH 43016, East Dublin Civic Association, stated many of
the comments received regarding this project in particular expressed concern about the stream and
stream corridor. A stream easement or protection area is needed. No images of the proposed
buildings were provided. The neighbors along Emerald Parkway have concerns that the 3-story flat
buildings and garages along Emerald Parkway be well screened with a buffer. There is concern that
the 3-story flat buildings will be similar to Tuller Flats, which are not attractive. If the project moves
forward, perspective renderings of the buildings from MacDuff Way, Emerald Parkway, and the
Village of Inverness should be provided. Although senior living units may generate a little less traffic
than some uses, there will be more traffic. As she looks at the site, she believes the issue is less
about density and more about lot coverage. She is interested in seeing a large amount of usable,
greenspace. The developer provided images of other senior living facilities in the packet, which are
all massive, concrete and asphalt jungles. She was on the Plann ing Commission, when they reviewed
Hawthorn Commons. She is extremely disappointed how that project turned out; there is absolutely
no greenspace. In her view, the issue is usable greenspace that can be enjoyed, versus density.
Randy Roth, 6987 Grandee Cliffs Drive, Dublin, OH, Vice President, East Dublin Civic Association,
stated that the applicant has not reached out to the civic association regarding their proposal. This
level of density on this type of site would not even be considered on the west side of the river. He
is particularly concerned about the land use on the 18-acre parcel. City Council member Peterson
has stated that Dublin has a need for prime office land and raised the idea of the City potentially
acquiring these parcels and banking them. That would be the 40 acres to the west of Emerald
Parkway, south of Bright Road, over to Hopewell Elementary. The goal with Emerald Parkway was
to ensure consistent development on both sides of the river. There would be development similar
to Metro Center on the east side of the river. The intent was for attractive, upscale office facilities
on both sides of the river, consistent developments similar to Cardinal Health. Mt. Carmel Health is
consistent with that vision. In regard to dense, multifamily - there are development properties to
the south of I-270, which would be more appropriate for this kind of redevelopment. The interior
of those sites is land-locked for retail. Prime office cannot be placed there, but it would be
appropriate to locate these kinds of facilities in those areas. A similar, but less dense facility like this
might make sense in the area by the creek, if a traffic plan is possible. However, he does not want
to lose the possibility of uniting the community around a vision, rather than letting these sites go to
multi-family facilities. He recalls testifying years ago when the Milco light office development was
built north of the Village of Inverness. He stated then that the development was too close to Bright
Road. We are using “improvement” as justification for widening Bright Road. He also recalls stating
that the proposed buildings would have to be located farther north to allow for needed road
widening. The staff at that time inaccurately stated that Bright Road would remain two lanes;
additional traffic would go north to Hard Road, then west, and south on Emerald Parkway. How
would that be landscaped? There is no way to widen Bright Road to four lanes without taking the
landscaping at Inverness, and the residents will not be able to get out of their neighborhood. It is
a very difficult situation here, and he wants the area to work. Development such as Mt. Carmel
Health is desired, but how would the Village of Inverness be addressed? The 1995 Community Plan
envisioned the extension of the Village of Inverness to the west with access provided in a different
Planning and Zoning Commission
Meeting Minutes of November 4, 2021
Page 13 of 22
place for the community. Now that land has been acquired, and the community is boxed in by those
earlier decisions. He asks the Commission to hold the line regarding the 18 acres. He wants to see
that area be made consistent with the Community Plan, and the proposed land use is inconsistent
with the Community Plan.
Corey Barnes, 4150 Bright Road, Dublin, 43016 stated that he lives across the street from the
aforementioned 18 acres. There has been discussion about expanding Bright Road. That would
make it impossible for them to exit their property. The proposed development would add a lot of
traffic into the traffic loop heading to Bright Road. There is already a significant level of traffic in
the morning and afternoon due to the nearby school. He would request that Bright Road remain as
it is; instead, change the entry on the northern part of the 18 acres to further down Bright Road or
to Emerald Parkway. In regard to the proposed use, he would rather have a view of houses than of
commercial buildings. His final concern is protection of the waterway, which does run immediately
past his home.
John Wreathall, 4157 MacDuff Way, Dublin, 43016, stated that his property neighbors Mr. Barnes’
property. The creek lies between their properties. He has two concerns. The first is the waterway.
He spends a significant amount of time clearing bottles, plastic and debris off the creek bank. He
expressed public comment against the previous Concept Plan due to the 5-story buildings proposed.
He had not previously seen the revised plan, and is appalled at his first view of this plan. The
proposed apartments seem similar to those on Hard Road. The contrast of the proposed layout and
density within an area of existing one-acre family homes is appalling.
Carla Clifton, 3899 Inverness Circle, Dublin 43016 stated that she has already expressed her
concerns. The only additional comment she would make is the hope that the proposed housing will
not be so expensive that most of the Dublin community could not afford to live there. The monthly
fees of many of these units can be $7,000-$8,000, with an initial endowment fee required.
Ms. Kramb stated that the greatest area of concern expressed was related to the southwest parcel.
The concern is that the additional traffic generated would impact the entrance to Bright Road.
Hopewell School is having bussing issues this year, and a higher number of parents are handing the
school transportation for their children. Because there is insufficient stacking room in the school
drive, westbound traffic backs up past MacBeth Drive nearly to the roundabout. With the southwest
corner, there is an issue with the Bright Road entrance.
Commission Discussion
1) Does the Commission support the proposed land uses on these sites?
2) Is the proposed layout, including the distribution of buildings and open spaces appropriate
for the sites?
3) Is the Commission supportive of the proposed building architecture and heights?
4) Is the Commission supportive of the proposed circulation within the sites?
Mr. Schneier stated that he is supportive of the proposed land use, the building distribution and the
open spaces and site circulation. It is premature to comment on the proposed building architecture
and heights. In regard to the historical planning for offices on Emerald Parkway, one thing we have
learned is that we cannot know the future. To say that Emerald Parkway should be reserved for
Cardinal Health type of campuses may not be the best plan today. The Commission may need to
take another careful look at what members have said recently in comparison to the thoughts
Planning and Zoning Commission
Meeting Minutes of November 4, 2021
Page 14 of 22
expressed regarding land use several years ago. Dublin does have an aging population and has
need for these types of facilities. He is in favor of the project. He believes the applicant has made
a good effort to respond to the concerns with the previous Concept Plan. Some issues remain to be
addressed, but he believes the project is shaping up nicely.
Ms. Fox stated that she cannot support the project. The reason is that the Community Plan calls for
Emerald Parkway to serve as an economic driver. It also calls for protection and buffering of the
existing residential neighborhoods and for maintaining a quiet, rural character along Bright Road.
The proposed development is inconsistent with that. It proposes three times the density the
Community Plan allowed. Its character is unlike that exists along Bright Road, and it would have a
significant level of lot coverage. The traffic is a serious iss ue, and with the number of units proposed,
any access to the road will be impossible. The plan is inconsistent with the economic goals of the
City. A traffic issue already exists with the more appropriate Mt. Carmel use, and with the additional
density of this proposed project, the traffic cannot work. The Community Plan’s Future Land Use
does not identify this area for the proposed zoning. The residential density transitions within the
property but not with the rest of the neighborhood. On the sout hwest section, access at the existing
roundabout will present a safety hazard.
Mr. Way stated that the Commission has expressed consensus that the proposed hospital health
and wellness campus would be an appropriate use on that site. I f the Commission had not expressed
that view, and indicated that site still should be considered an office site, it would change his
perspective for this portion of the City. Because of the previous case, and because he supports the
idea of health and wellness, he believes this site would play into that vision well. Perhaps the
Commission needs to think about this differently. The Community Plan was completed in 2007, 14
years ago; since then, the world has changed. He favors the idea of thinking holistically about this
corner of the City, so he is supportive of the direction of the proposed project. However, he believes
the density is excessive. He likes the idea of a Wright Run open space that moves all the way
through to the river. There is need for protection of that and for sensitivity in developing around it.
In looking at the site plan for the northeast corner, the large buildings are in the wrong location.
He would not want to see big buildings along that sensitive corridor. The higher density within the
site is consuming the open spaces. He would recommend the taller buildings be placed at the front,
and a larger amount of open space be preserved around the stream. The proposed ponds could be
placed on each side of the stream, combining the man-made system with the natural system. The
18 acres on the southwest parcel are much too dense. He is not supportive of the proposed site
plan. He does not believe the project would need to have access onto Bright Road; it could be onto
Emerald Parkway, which has a better capacity. The applicant should re-think the site design in terms
of the sensitivity of Wright Run, the density, and where the buildings are positioned in relation to
the streets; it should be approached as a large health and wellness campus. The country’s
population is aging, and more of these types of living units will be needed. It is important to have
a larger vision for this corner and design it through a health and wellness lens.
Mr. Grimes stated that he believes the proposed Concept Plan is far superior to the 2019 plan
reviewed earlier. The buildings now open toward the creek, pro viding both the residents and visitors
an attractive view; the stream has been used as a focal point i n this complex. The amount of paving
has been reduced, which is a positive change. Massing the buildings along Sawmill Road is also an
improvement. Lifetime Fitness is essentially a four-story building across from the creek, so the
proposed buildings are not out of line. On the southwest portion, it will be important to look at how
the traffic will impact the neighborhood. There may be better options for access to the site. Placing
Planning and Zoning Commission
Meeting Minutes of November 4, 2021
Page 15 of 22
the assisted-living facilities along Emerald Parkway will be complementary to the hospital across the
street. Residents in the assisted-living facility will be happy to have a nearby hospital. He is in favor
of the concept, if a few issues are resolved.
Mr. Fishman expressed agreement with Mr. Way’s comments. Although the original plan was to
have revenue-producing office in this area, the world is changing and the future of Office is
unknown. We do know that the aging population is increasing. He believes the time and effort
extended in this concept is impressive, and the plan has been significantly improved. However,
there is still much work to do. As was pointed out to the previous applicant, this is a paramount
section of the City, and the projects should be real positives for the east side of Dublin. There are
significant concerns with the density, the lot coverage, the traffic, the watershed and the impact on
the adjacent neighborhoods. He believes this is a good use, but much improvement is necessary.
Ms. Call stated that her thoughts are in concert with those of Ms. Fox. Mr. Newcomb stated that the
project has shifted to an active adult community. That shift makes it inconsistent with the
Community Plan, which envisioned uses that were economic drivers in this area. She agrees with
Commissioners who have observed that the environment and the workplace are changing, but as
the Planning and Zoning Commission, that is not our purview. The Commission is challenged with
executing the Community Plan; however, she is wholly supportive of the Commission expressing a
request to Council to re-visit the Future Land Uses along this corridor. However, the current
Community Plan and Future Land Use calls for Neighborhood Office/Institution, Parks/Recreation
and Standard Office/Institutional, and this application for an active adult community does not meet
any of those. If this were one of the Future Land Uses permitted, she would be supportive; as
proposed, she is not supportive.
Ms. Call stated that this is an Informal Review, so no vote will be taken. She inquired if there is
interest on the Commission for forwarding to Council a request to re-consider the Future Land Uses
of the Community Plan for this area.
[Several members expressed interest in doing so.]
Mr. Boggs inquired if the intent is that request would be considered in context with this application.
Ms. Call responded that it would not be. Because today’s landscape is changing for Office and
Institutional uses, the Commission is requesting that a look be taken at the Community Plan’s Future
Land Uses along Emerald Parkway, not specific to any parcel to be developed.
Ms. Rauch stated that there was a recent case reviewed by the Commission where that concern
also was raised, but Council was supportive of retaining the Future Land Use outlined in the
Community Plan. The topic has not been discussed in a more global manner, however.
Ms. Fox stated that the infrastructure was constructed for a specific purpose, and it is hoped there
will be a return on that investment. Another use would need to be proposed that would meet that
goal in a better way, and that argument would need to be presented to Council. While she recognizes
the need for this type of land use, the question is if it is needed here. While the project is beautiful,
this may not be the place for it, due to all the issues that exist around the site.
Mr. Fishman stated if Council decided to reconsider the Land Use for this area, he would be
supportive of this proposal, if the traffic, waterway and impac t on the adjacent neighborhoods could
be resolved.
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Meeting Minutes of November 4, 2021
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Ms. Call stated that regardless of what development occurs here, it will be essential to be cognizant
of the riparian corridor.
Mr. Schneier stated that Council’s charge to the Commission is that they wanted to hear from the
Commission as to whether they were in agreement with this proposal. He would say that the
majority of the Commissioners believe that the Future Land Use along Emerald Parkway should be
revisited, particularly with respect to an opportunity to create a health and wellness campus. The
opportunity that exists with having a hospital and this type of center approximate to each other is
novel. Not taking advantage of that would be a lost opportunity. We have discussed Tech Flex
Districts and different concentration of areas within the City; that type of opportunity is now
dropping in our lap, and we want to say that, unfortunately, the opportunity does not fit with a plan
developed 15 years ago. He does not know if this is a motion that should be made or a point that
is made in the minutes, but that is his position.
Mr. Way stated that comments have been made about the economic return on this land. While
Office tends to provide a better return than other uses, it may be that what is proposed here would
have a more significant economic return than Suburban Office. It would be nice to have that
information, as these cases come back to the Commission. In regard to traffic, Office generates
traffic differently than proposals for assisted living facilities. They could have less traffic impact than
Office.
Ms. Call encouraged Commissioners to view City Council’s last meeting, when they discussed their
particular views regarding this corridor.
Mr. Way stated that he watched it, but the context of this particular discussion is different than the
context of that discussion, where the City had made an investment and was looking for a return.
However, he would like to understand what kind of economic return could occur with the proposed
use rather than Suburban Office.
Ms. Call requested that the Commission’s request be shared with City Council.
Staff indicated that it would be shared.
Ms. Call inquired if the applicant requested any additional clarification from the Commission.
The applicant indicated no additional clarification was needed.
Ms. Call stated that Cases 3 and 4 would be heard together.
3. DCAP Code Amendments, MUR-4, Administrative Request, 19-117ADMC
An amendment to the Zoning Code for the MUR-4, Mixed Use Regional – Llewellyn Farms Office
District, establishing associated development standards.
4. DCAP Area Rezoning, MUR-4, Administrative Request, 21-087ADMC
Area rezoning creating the MUR-4, Mixed-Use Regional – Llewellyn Farms Office, Zoning District in
conjunction with the Zoning Code amendment.
SPECIAL MEETING MINUTES
PLANNING AND ZONING COMMISSION
Monday, October 18, 2021
Site Visit to Proposed Bright Road Senior Housing & Healthcare Residences
(Case: 19-115CP)
MEETING ATTENDANCE
Commission Members Present: Warren Fishman, Jane Fox, Leo Grimes, and Mark Supelak.
Staff Members Present: Christopher Will, Nichole Martin, Jennifer Rauch, and Brian Martin.
Several members of the public were in attendance including: Ajmeri Hoque, Amy Kramb, Kyle Rush,
Maureen Rush, Patricia McCoy, and Jenny DeVantier.
CALL TO ORDER
The meeting was called to order at 1:00 p.m. The site visit and meeting procedures were reviewed
by Staff prior to the tour.
OVERVIEW
Site visit to the 22-acres portion of the proposed Bright Road Senior Housing development site,
facilitated by Planning Staff, to observe the existing conditions; including the location, type, and
health of existing trees, topography, and edge conditions along the site and vistas into the site from
surrounding thoroughfares.
SITE VISIT
The group began the tour at 1:05 p.m. along Bright Road and walked north to view the interior of
the site at the location of the proposed entry drive. Two vacant single-family homes located at 3876
and 3870 Bright Road, which would be demolished with the proposed development were identified
by staff. The group paused at the location of the proposed main building with entry and drop-off to
observe the distance between the proposed front of the main building and Bright Road. Commission
members asked the height of the proposed main building. Staff responded the proposed height is
three to four stories. Commission members also asked what and how tall the building located within
sight on the opposite (north) side of the stream. Staff responded the building is Life Time Fitness
and that the building is two-stories and approximately 38-feet in height.
The group traveled east toward Sawmill Road. Along Sawmill Road the group observed vehicular
traffic on Sawmill Road and the character of exiting development on the east side of Sawmill Road
within the City of Columbus. A landmark Oak tree was also identified by staff. The vacant single-
family home at 7315 Sawmill Road that would be demolished with proposed development was also
identified. Commission members asked how tall and how close would proposed development be to
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Meeting Minutes of January 9, 2020
Page 2 of 28
conditions, is tentatively scheduled for consideration by consent. Does any Commission member
or member of the public wish to discuss or comment on the item? [There were no requests to
comment on the item.] Ms. Newell indicated that the cases would be heard in the following
order:
1. Conditional Use – Brutus Custom Coatings – 6355 Avery Road
2. Concept Plan - Bright Road Senior Housing & Healthcare Residences
3. Dublin Gateway (Gorden Development), 7270 & 7150 Hyland-Croy Road, Rezoning with
Preliminary Development Plan, and
4. Dublin Gateway (Gorden Development), 7270 & 7150 Hyland-Croy Road, Preliminary Plat
CONSENT AGENDA
Case 4: Brutus Custom Coatings – 6355 Avery Road, 19-107CU, Conditional Use
Ms. Newell stated that this is a request to allow a personal service use within an existing 1,500-
sq. ft. tenant space zoned ID-1 Research Office District. The site is west of Old Avery Road,
approximately 750 feet northwest of the intersection with Shier Rings Road.
Ms. Call moved, Ms. Fox seconded to approve the Conditional Use request with no conditions.
Vote: Mr. Supelak, yes; Ms. Call, yes; Mr. Fishman, yes; Ms. Fox, yes; Ms. Kennedy, yes; Ms.
Newell, yes.
[Motion passed 6-0]
CASES
Case 3: Bright Road Senior Housing & Healthcare Residences, 19-115CP, Concept
Plan
Ms. Newell stated that this is a request for Concept Plan review of a potential development of
±22 acres for a variety of residential and healthcare uses geared toward the senior population.
The site is north of Bright Road, east of Emerald Parkway and west of Sawmill Road.
Staff Presentation
Mr. Hounshell stated that this is an application for consideration and feedback of a Concept Plan
for the Bright Road Senior Housing and Healthcare Residences. The 22-acre site, located at the
northeast corner of the intersection of Emerald Parkway and Bright Road, was annexed into the
City in 1974. The site has a variety of zoning districts. The City owns three parcels located at the
southwest corner of the site. These were purchased for the completion of the last section of
Emerald Parkway and the new roundabout with Bright Road. In 2015, PZC reviewed a rezoning
proposal and conditional use to permit the relocation of the COTA Park and Ride development.
The application was met with opposition from surrounding residents due to the perceived impact
to traffic, the timing of the project, and neighborhood involvement, which later caused the
application to be withdrawn.
Existing Zoning
The site is included in the Northeast Quad Subarea 5C, which was zoned in 1995. The PUD permits
medical office, assisted living and daycare at a density of 10,000 sq. feet with a height limitation
of two stories. The Commission approved a rezoning in 2005 for Lifetime Fitness, located north
of this site, which eliminated a large portion of Subarea 5C. 7315 Sawmill Road was zoned to
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Meeting Minutes of January 9, 2020
Page 3 of 28
PCD in 1993 to permit the existing residential structure to be used for office space, but is currently
not occupied. The remaining portion has remained zoned R1 since the site was annexed in 1974.
According to the Future Land Use Plan, the site is included as part of the Bright Road Area Plan.
The Bright Road Area Plan has designated this site for Neighborhood Office and Institutional Uses.
Neighborhood Office/Institutional is designated for locations adjacent to residential areas where
land use transitions or buffers are necessary. The northwest portion of the site is designated for
parks and open space. However, this area has not been designated as a key public acquisition
for parkland by the City. Natural Features on this site include Billingsley Creek, which runs along
the north side of the property, separates the northwest portion of the site from the remainder of
the site. The creek is protected by a 100-year floodplain; a 100-year floodplain operates as a no-
build zone. The site also includes large, densely wooded spaces that would be impacted with the
proposed development. The applicant would be required to compensate for the removal of
protected trees by replacing trees inch-for-inch, or paying a fee in lieu of the removed trees. The
proposed Bright Road Senior Housing and Healthcare Residence is a 22-acre, full-service 55 and
over community. The proposal offers a variety of housing options ranging from independent living
to full-service assisted living.
Proposed Accesses
1. A right in/right out off Sawmill Road;
2. A right in/right out from Bright Road;
3. A right in/right out from Emerald Parkway;
4. A potential fourth access through the Millco Office Complex from Bright Road.
5. A walking path is proposed to connect Emerald Parkway and Sawmill Roads, which would
circulate throughout the site.
Subareas
The Concept Plan would encompass five subareas. Subarea 1 – on the east, approximately 5.03
acres, is proposed to include a three and four-story nursing home and assisted living facility.
Subarea 2, located at the center of the site, is approximately 5.59 acres and would include a four-
five story independent living facility. Subarea 3, located southeast of Subarea 2, is approximately
2.15 acres, and would house a two-story, assisted-living memory care facility. Subarea 4, located
in the southwest portion of the site, is 3.91 acres and includes the proposed detention pond, and
six, 3-story, independent loft facilities. Subarea 5, located to the northwest, is separated from the
rest of the site by Billingsley Creek. It is approximately 5.12 acres and would house a four or five-
story, independent-living apartment complex. This is the most heavily wooded portion of the site.
Architecture
The applicant has provided examples of the proposed architecture, which would have a soft,
contemporary aesthetic. There will be shared terrace spaces for community involvement.
Different water features that could be used for the proposed retention pond that is shown at the
corner of Bright Road and Emerald Parkway.
Six discussion questions are provided to assist the Commission’s review.
1) Does the Commission support the proposed land use at this location?
2) Is the proposed layout and distribution of uses appropriate for the site?
3) Can the Commission support the proposed building architecture and heights?
4) Is the Commission supportive of the proposed four and five-story buildings, and how do
they fit within the context of the surrounding areas?
5) Is the applicant preserving an adequate amount of open space with this proposal?
Planning and Zoning Commission
Meeting Minutes of January 9, 2020
Page 4 of 28
6) Other considerations by the Commission.
Commission Questions
Ms. Call inquired if, with the types of uses in this proposal, staff has identified an existing standard
zoning with an equivalent impact.
Ms. Husak responded that the Zoning Code does not address these uses in any of the standard
districts. All of these facilities within the City are in planned districts.
Ms. Call inquired what the equivalent ERU utilization would be for something of this size. She is
trying to see what the impact zoning would be if there was a parallel that was not a PUD.
Mr. Supelak stated that a certain portion of the proposed PUD would be assisted living, and a
certain portion is multifamily -- perhaps multifamily would be a good reference?
Ms. Husak requested clarification of the question.
Ms. Call stated that, currently, part of the parcel is zoned R1, which is typically one dwelling unit
(du)/acre. Looking at the proposed 5-story, 100-bed building -- she is unable to tell on how many
acres that structure would be located, but it is probably not more than two acres.
Ms. Husak confirmed that is correct.
Ms. Call stated that would then be 100 ERUs per the acreage – a significant increase in density
in that one particular area. She is trying to determine the difference between the current zoning
and what is being requested.
Ms. Husak stated that R1 was the initial zoning when all of the parcels in this area were annexed.
The Community Plan contemplates different future land uses that will not be R1. As Office and
Institutional, the Community Plan contemplates a density cap of 10,000 sq. feet per acre, but it
does not provide a density cap for number of du/acre. The Community Plan contemplates some
areas with a higher density. Outside of the West Innovation District and Bridge Park, it is probably
closer to 10-15 du/acre in high-density areas elsewhere in the City. The Bridge Street District and
West Innovation District have higher densities.
Mr. Supelak inquired if the use was a multifamily, apartment complex, would there be a prescribed
du/acre.
Ms. Husak responded there would not be. Per the Zoning Code, R12 is the highest multifamily
district, Craughwell Village is a PUD, but has an underlying zoning of R12. There is an area with
apartments on the south side of Post Road that has a straight R12 zoning.
Ms. Call stated that Craughwell Village has 199 units. If we knew the amount of land area, it
would be possible to calculate an equivalent.
Mr. Fishman stated if the concern with the proposed development is the amount of traffic -- a
senior living area would not be comparable to Craughwell Village.
Mr. Supelak stated that although the proposed use is assisted living, we would want it to align
with other comparable developments that may be more prescriptive relative to the Code.
Ms. Call stated that she is not looking specifically at traffic but at impact. A five-story building is
proposed. Not far away are single-family homes. There should be a buffer zone. She is concerned
about the intensity of use.
Mr. Fishman agreed. It is important to look at the impact on the people living in those existing
single-family homes.
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Meeting Minutes of January 9, 2020
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Ms. Husak noted that Craughwell Village is comprised of 12+ acres. Across the road from
Craughwell Village is Perimeter Lakes, which has standard R12 zoning.
Ms. Fox inquired if National Church Residences would be a development with a similar density. It
has a multifamily component -- cottages, which are 2-3+ stories in height. Is there an associated
density?
Ms. Husak responded that she believes it is 11 du/acre on Avery Road.
Ms. Kennedy inquired, for purposes of perspective, what are the adjacent building heights,
specifically, the Lifetime Fitness building.
Mr. Hounshell responded that per the 2015 rezoning, the maximum building height was 42 feet,
with a skylight of 57 feet. For height perspective, that building would be the closest to these in
height.
Applicant Presentation
Randall Woodings, Principal, Kontogiannis & Associates, 400 South Fifth Street – Suite 400,
Columbus, Ohio, stated that they are seeking the Planning and Zoning Commission’s input on
their proposed project at Bright Road. They have been working on the project the past seven-
eight months. They met with City planners and engineers in an attempt to formulate the right
plan for this site. They spoke with Amy Kramb, East Dublin Civic Association president. The
apartment portion of the project will be for individuals 55 and over, which will permit those
residents to be independent with full services. There also will be a nursing home and an assisted
living and memory care facility. Traffic generated by this type of facility is minimal. There will be
under-unit podium parking for the residential component. Most individuals 55 and over desire to
have a secure path into their building. This development will be handled by different operators
and co-developers.
Questions for Applicant
Ms. Fox inquired about the phasing of the project, and their philosophy related to this type of
development. The City is focusing on best practices for senior living facilities in Dublin. She was
impressed by the social areas and rooftop terraces. This is a very large parcel. How would they
utilize the open spaces?
Mr. Woodings responded that they are unsure of the phasing, as this is the beginning of the
project. If they have independent living and assisted living, they want a place for them to go as
they age in place and may need additional or more intensive care. Therefore, a nursing home is
a key component. The nursing home will be comprised of private units with an extensive
rehabilitation component.
Ms. Fox inquired if they are pursuing a preferred architectural style. The City is interested in
having an interesting variety of architecture. There is a particular style of architecture in Bridge
Park, but the Commission would welcome something different in architectural style.
Mr. Woodings stated that they have no preference. They looked at Bridge Park as the most up-
to-date cue for the City’s preference. The older part of the City is very traditional, but they are
not opposed to having a different type of architecture on this site, such as a more urban type.
They proposed a soft contemporary style, emulating the successful architecture in Bridge Park.
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Meeting Minutes of January 9, 2020
Page 6 of 28
Ms. Kennedy inquired about the connectivity in the proposed development. How would it connect
to the existing infrastructure?
Mr. Woodings stated there would be connectivity all the way from Sawmill Road to Emerald
Parkway. The site is bisected by a creek, so when they put the parcels together, a large piece
was separated from the rest. In terms of building connectivity, the independent living facility will
have a connection to the nursing home and assisted living. Not many independent living, assisted
living and nursing homes are completely connected; that connection will be provided here. If a
resident’s partner becomes ill and needs to be moved to a facility with more care, it will be easy
for the couple to see each other. In terms of pedestrian connectivity, they will provide the same
level of connectivity that is typical within the City.
Mr. Fishman inquired if they have spoken to Lifetime Fitness regarding connectivity to their facility.
Mr. Woodings responded that the developer has had discussions with them.
Steve Newcomb, 10368 Forest Glen Place, Powell, stated that he would be working with
Schottenstein Real Estate to develop the project. He has spoken with Lifetime Fitness, which has
programs in place for seniors. They negotiate with insurance companies to be able to have
affordable programs to offer to seniors. They are supportive of this project. In terms of density,
this project would be similar to Friendship Village. Although the density is high, they do not
anticipate the traffic will an issue. If the concern is with Cardinal Health traffic on Bright Road,
any traffic generated by the senior housing will not conflict with those peak times. The density
will be a positive for the project. The goal is for these residents is to have an active lifestyle, so
having more people in their community will be good. The balconies and terraces will attract senior
residents.
Mr. Fishman stated that he was interested in whether there would be a pedestrian connection to
Lifetime Fitness for the residents.
Mr. Newcomb responded affirmatively. This will be a very high-end senior project, for which there
is a demand.
Ms. Fox stated that there are a variety of senior living facilities in Dublin. Some are very successful
for particular reasons. A feature of National Church Residences is their community gathering
space, where the City Recreation Department holds classes. They would be creating a 22-acre
campus. She did not see plans for a communal gathering space or activity area, an area where
residents from another building could come to gather.
Mr. Newcomb stated that they want to provide whatever the residents would want. Plans are in
the beginning stages, so they are open to suggestions.
Ms. Fox suggested that it may be able to pursue a program provided by Lifetime Fitness.
Mr. Woodings stated that they have done many studies. Tentatively, they have considered a
central community building/clubhouse overlooking the pond area at Emerald Parkway. Because
they wanted to make sure there would be a full service kitchen, an independent building was
preferred. However, the slate is essentially blank. Their intent is to integrate the Concept Plan
feedback to the extent possible.
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Meeting Minutes of January 9, 2020
Page 7 of 28
Public Comment
Amy Kramb, president, East Dublin Civic Association, 7511 Riverside Drive, Dublin, stated that
they met with the applicant earlier in the summer. At that time, there was no Concept Plan; the
applicant was inquiring what the main concerns or issues had been with past applications on this
parcel, and she pointed out several issues. One is the traffic. Although the residents prefer that
nothing be built there until the Bright Road/Sawmill intersection is fixed, they know it is unlikely
that will happen. Something will be built before the traffic issue is solved. The second issue shared
was that the creek frequently floods to the south. Whatever is built there would have to
accommodate the stormwater onsite. The outcome of their meeting was that this would be a
good use. Senior living facilities are a low traffic generator, and they do not add students to the
school system. For the latter reason, a multifamily use would be undesirable here. She heard
nothing more about potential plans until receiving a postcard notification two weeks ago that
there was a Concept Plan. When she looked at the Concept Plan, she was very disappointed to
see the building heights and density. At the earlier meeting, there had been a brief mention of a
potential three-story building at Sawmill Road, from which the development then would be
stepped down. There was no mention of four and five-story buildings. Her answers to the
questions that were suggested for the Commission follow:
1. Use - senior living is appropriate here.
2. Layout - Subarea 5 is a concern. The Community Plan designates that area as parkland/
open space, but the Concept Plan has placed a five-story building there. However, the
layout can be worked out later.
3. Architecture – In her opinion, the architecture is completely wrong. This is a suburban
area, not Bridge Street. There should never be four and five-story buildings that look like
Bridge Park. In context with the surrounding neighbors – there is a one-story office
building on the southeast corner; a one-story residential on the south side; one and two-
story residential buildings immediately to the west; and Lifetime Fitness to the north,
which is considered a three-story building. Nothing on this site should be taller than
Lifetime Fitness. The issue is not number of stories, but height. For example, Lifetime
Fitness is two stories, but its height is 42 feet. From the residential community on Macduff
Way, it is possible to see the top third of the Lifetime Fitness building. That is the case,
although Lifetime Fitness is surrounded by trees. That building is 200 yards away; the
proposed buildings in this development will be immediately across the street. If they want
to build urban buildings, do so in Bridge Street, not here. In Subarea 1, a three-story
building next to Sawmill Road and Lifetime Fitness is fine. There can be a two-story
building in Subarea 2, but there should only be one-story buildings in Subareas 3 and 4.
The proposed 3-story building in Subarea 4 immediately adjacent to the one-story
residential community is not acceptable. She is not aware of any other residential area in
the City with a four or five-story building immediately next to a residential use. For
comparison purposes, the Emerald Campus, XPO Logistics and Cardinal Health are four-
story buildings on Emerald Parkway. Buildings of that height should not be built next to
residential homes.
Randy Roth, Vice President, East Dublin Civic Association, 6987 Grandee Cliffs Drive, Dublin,
stated that the applicant has not met with the homeowners. In earlier years, he and Mr. Fishman
served on the Community Plan Committee and helped form the Bright Road Area Plan. There is
an issue with using Lifetime Fitness as a precedent for this development. Lifetime Fitness was
exceptionally good about screening and tree preservation. They worked with the neighbors and
Planning and Zoning Commission
Meeting Minutes of January 9, 2020
Page 8 of 28
ensured that the site could not be seen. Lifetime Fitness has been a great neighbor. The Bright
Road Plan provides for some very high density by the interstate, but that kind of height would be
transitioned gradually from the residential neighborhood to the intersection. A previous plan for
a COTA Park and Ride on the site was rejected by City Council, because this is a very particular
piece of land, and Dublin is a green city. This plan will turn Billingsley Creek into a drainage ditch.
There are many beautiful trees here. Condominiums and light office were envisioned on this site.
This Concept Plan violates everything they would like to see in this area. Their idea was that a
developer would be found who would really respect this beautiful piece of property, appreciate
how beautiful Millco and the Inverness community are, and build something on a similar scale.
In his opinion, even a three-story on Sawmill Road and two-story buildings elsewhere on the site
is not a green development. This is a very precious piece of property, and they are attempting to
restore the creek on it.
John Wreathall, 4157 MacDuff Way, Dublin, stated that his property, one building to the west on
Emerald Parkway, neighbors this site. Their land abuts Billingsley Creek at its border with Emerald
Parkway. Initially, they were interested in the proposed use, but when they saw the density and
size of the buildings provided in the Concept Plan, they became very concerned. From their home,
they can see the Lifetime Fitness building, but it is set well back, is substantially screened and
offers little intrusion. In the Concept Plan, the proposed building on the northwest corner in
Subarea 5 is five stories tall with architecture similar to that in Bridge Park. Such a building would
be obtrusive on Emerald Parkway and out of character with the whole neighborhood. From his
property, they would also be able to see the area to the southwest. In the original document
provided at the website, the proposed building was two-story; now it is three-story. That would
a concern even if it were set back somewhat from Emerald Parkway due to the pond. The
proposed building height and style in Subarea 5 are very concerning. The Bridge Street
development style is exciting, energetic and good for young people; a senior living facility in a
similar architectural style is totally incongruous. If necessary, they will fight to prevent this type
of development.
Linda Annette, 7195 Inverness Court, Dublin, stated that her concern is the number of emergency
vehicles that would be accessing this type of use. Currently, there may be an emergency vehicle
in the neighborhood every 3-4 months, which is very noisy. The level of intrusion from the many
emergency vehicles that would be accessing this adjacent site is a concern. The Inverness
community is very beautiful. She is hopeful it is not ruined by this type of development next door.
Nan Still, 3888 Inverness Circle, Dublin, stated that her condominium unit is located on Bright
Road southwest of the proposed Bright Road Senior Living development. She believes the main
entrance will be off Bright Road. An access point is also proposed through the office
development adjacent to Bright Road. There is a high level of traffic in this neighborhood, and it
is no longer just the two-hour morning and evening peak traffic. When the roundabout was
constructed, the roadway became a major thoroughfare with 3,000-4,000 vehicles per day.
The proposed parking spaces in this development are 731 spaces. Active 55+ seniors will travel
to and from their homes several times a day and will drive to most of their destinations. The
right in/right out accesses will result in a circular traffic condition. Drivers have a difficult time
accessing Sawmill Road from Bright Road. She is very unhappy about the proposed height and
density, and the architecture does not attempt to complement the surrounding neighborhood.
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Meeting Minutes of January 9, 2020
Page 9 of 28
Megan Theis, 7225 Riverside Drive, Dublin, inquired how many people would be employed by this
facility.
The applicant indicated that the number would be approximately 75.
Ms. Theis inquired why the site could not be utilized as a park and retain the greenspace.
Ms. Newell stated that this is only a Concept Plan. The applicant is obtaining feedback from the
Commission and the public and will decide whether to pursue a development. They would asking
to rezone the property to a PUD, a planned unit development. PUDS in the City give the
Commission more control over the architectural style, land density and building placement.
Stewart Meyer, 4025 Bright Road, Dublin stated that they attended three City meetings regarding
the COTA project previously proposed for this site. When Emerald Parkway was constructed, the
City of Dublin opened up 115 acres for development. Eventually, development will happen, and
development means more traffic. He assumes the residents who opposed the COTA development
realize now that they may have “shot themselves in the foot.” Hopefully, a compromise is possible
with whatever develops on the site.
Commission Discussion
Ms. Call stated that she would address the discussion questions. First, this type of use is fitting
for the City and appropriate for this location. The open space with the use is sufficient. She does
not have a strong objection to the architectural style, although it does not provide her any sense
of warmth. The primary issue is the density. Calculating all the subareas together, the result is
25 du/acre, which is significantly more intensive. Craughwell Village is 15 du/acre. The proposed
density of this development is 70% higher than the City’s currently most intensive density.
Looking at the proposed subareas individually, the highest is 35 du/acre. That is too intensive. In
regard to the building heights – the City requires transition zones between single-family residential
areas and taller buildings and higher density uses, increasing as they approach major
intersections. Open space is provided next to major thoroughfares so that multifamily
developments are not adjacent to major roads. From multifamily, the heights transition to
townhomes, then to single-family homes. There is no transition here. There is an abrupt change
from single-family, duplex and triplex products to 5-story buildings. She is not supportive of that.
Providing parking under the buildings is also a concern due to the water tables, and it would turn
a 3-story building into a 4-story building. Overall, the product, land use and open space is good;
it is just too much in this space.
Mr. Fishman stated that he is supportive of this land use. In the past, the residents on the east
side of the river have pointed out that, compared to the west side, they have less green space.
Subarea 5 is a heavily wooded, beautiful piece of property, and it should be retained as such.
Perhaps it could be made a recreation area; many of these trees should be saved. No building
should be placed in that subarea. The layout needs a significant amount of work. In regard to
the architecture – the Bridge Street District is great, but the City has a sufficient amount of Bridge
Street architecture. This is a unique area on the east side of the river, where the City has a chance
to do something equally unique. He does not believe a soft and contemporary architectural style
is appropriate here, but rather something more traditional or unique, not more of the same. The
most building height he would support here is three stories, even as a buffer. The goal is to have
a unique development that will blend with the Inverness community and surrounding architecture.
Planning and Zoning Commission
Meeting Minutes of January 9, 2020
Page 10 of 28
The use, concept, pedestrian connectivity, and the Sawmill Road access -- if well planned, are
good. The plan does need a significant amount of work; however.
Ms. Kennedy stated she is supportive of the proposed land use. This will fill a current need in the
City. In regard to layout and distribution -- she agrees with her fellow Commissioners, the density
is too much for this amount of land. The proposed architecture is similar to Bridge Park and is a
mismatch for this area. She is not supportive of four or five-story buildings here. In regard to
open space – Subarea 5 was originally designated as greenspace, and she believes it should
remain as such. She would prefer a staged development approach, transitioning from low density
to a higher density along the major roadways. In regard to traffic, she uses this route to return
home in the evening. That area has traffic issues now. The staff who will be working here will
increase the traffic volume, as well. It is important to ensure the site access works well for
everyone.
Mr. Supelak stated that the building height and density are major issues here. He is not supportive
of four and five stories on this site. Two-story buildings would be more consistent with what exists
in the City. In the site layout, he appreciates that certain sensitivities were acknowledged – the
water features, the creek, pedestrian access through the site, social gathering spaces and the
open space. However, most of the traffic will flow through the Bright Road access, which will be
an issue. There is a floodplain around Billingsley Creek; perhaps bridging the creek would be
helpful. At this point, he has no significant objection to the architecture.
Ms. Fox stated that she agrees that the use is appropriate for the site. Its proximity to Lifetime
Fitness will offer opportunities to the seniors to be active. There will be pedestrian connectivity
to nearby personal services and the grocery store. Engineering and Planning will have to study
the traffic implications of a use on this site because of Bright Road. This plan cannot proceed
unless there is assurance that traffic is managed. The proposed density here is significantly
greater than elsewhere in the City. This is a sensitive site. She agrees with Commissioner Fishman
regarding Subarea 5, which is heavily wooded. Our Thoroughfare Plan emphasizes the need of
maintaining a continuous visual appeal along the roadway. Eliminating the treed area on the east,
leaving the treed area on the west, would break up the view. Historically, the City has required
developers to maintain greenspaces along Emerald Parkway. It would be a mistake to eliminate
it there. With the amount of density in the remaining site, utilizing that northwest treed area as
a natural amenity to the development would be preferable. The Commission is also cautioned to
consider the impact of a proposed development on the natural environment. Billingsley Creek is
a beautiful area, and this area could be developed in a manner that would benefit the
neighborhood and the development and protect the visual landscape along Emerald Parkway. She
likes the Concept Plan’s suggestions concerning water features and the open, social gathering
spaces within the buildings. Courtyards provide safe area for the residents. That is a contemporary
best use practice, and she encourages it. She also would encourage more spaces outside the
buildings, taking advantage of the walking paths. In regard to the building heights, three stories
is the maximum she would support. She is not opposed to rooftop gardens on top of a three-
story building. In regard to the architecture, what Dublin is not seeing is a soft contemporary
style blended with natural materials. Because the land here is so beautiful, something with a
lodge-like look might be good. The architecture should provide a sense of living within a natural
environment with the trees, creek, and other water features. Something that is soft and blends
with the natural environment would not only attract the desired clientele, but it would complement
the neighborhood.
Planning and Zoning Commission
Meeting Minutes of January 9, 2020
Page 11 of 28
Ms. Newell stated that she believes this would be a good use for this site. She is concerned with
the proposed four and five-story buildings. She is more comfortable with a taller structure closer
to Sawmill Road and better screening provided for the neighboring residential community.
Subarea 5 is currently designated as park space in the City Community Plan. She is concerned
with the loss of those trees. However, City Council would have to be willing to purchase the site
as parkland. If not, ultimately, she would support the development of that parcel but with
preservation of as much of the wooded area as possible. A smaller footprint building would be a
better fit. In regard to the architecture -- she is familiar with Mr. Woodings’ capabilities, and is
confident of his ability to address her colleagues’ remarks.
Mr. Woodings stated that they have been working on the Concept Plan for eight-nine months.
Initially, traditional architecture was envisioned, which is more typical for Dublin. Ultimately,
images of a more contemporary architecture were provided to learn what the response of the
Commission and public would be. They have learned what they needed in regard to use, density
and height, and received helpful direction. They will try to incorporate it into the project.
Mr. Fishman stated that for some years, there has been discussion about potential Bright Road
improvements to Sawmill Road. It would be helpful for the residents to know if there are any
such plans.
Ms. Husak responded that construction of the cul de sac off Bright Road near Riverside Drive
would occur before summer 2020. The project is programmed and approved. Nothing else in that
corridor is programmed or funded. The study conducted by the City of Columbus, ODOT and City
of Dublin has been accepted, but nothing further has advanced.
Mr. Fishman inquired if closing the Bright Road access to Riverside Drive would put more stress
on the Sawmill Road access.
Ms. Husak stated that the intent is for that traffic to use Emerald Parkway.
Mr. Fishman stated that the Community Plan designated Subarea 5 as open space. Whether or
not the City would be willing to purchase it as parkland, he wants to see it remain untouched.
That can be achieved by having that area count as the applicant’s open space, and the remainder
of the open space rearranged.
Mr. Woodings stated that on the Site Plan, they provided a dotted line designating a crossing over
Billingsley Creek. The intent was to have a pedestrian bridge over the stream to provide access
to Lifetime Fitness. Mr. Supelak mentioned a potential vehicular connection there -- what are the
Commissioners’ views on such a connection?
Mr. Supelak noted that he is not advocating for that. Due to the 100-year floodplain there, it
would have to be done carefully. Putting all the traffic from this development onto Bright Road
will overburden that route. To alleviate some of the heavy traffic on Bright Road, it would be
desirable to identify a way to divert some of it to Emerald Parkway a distance away from the
roundabout.
Mr. Woodings stated that they could consider it along with the rest of the Site Plan. Do
Commissioners have any objection to that?
Mr. Fishman inquired if that option would be a cut-through to Lifetime Fitness.
Planning and Zoning Commission
Meeting Minutes of January 9, 2020
Page 12 of 28
Mr. Woodings responded that it would not; it would be a cut-through to Emerald Parkway.
Currently, their plan proposes a 100-ft. right-of-way onto Bright Road. He assumes that would be
two lanes of traffic separated by an island, then another two lanes of traffic from Sawmill Road
to the roundabout.
Mr. Fishman stated that could destroy part of the wood.
Mr. Woodings responded that it would destroy it by a distance of 26 feet wide.
Mr. Fishman advised looking at that idea with caution. It is not consistent with the Community
Plan, and the neighbors highly value that property.
Mr. Supelak stated that it becomes a value judgment of routing some of the traffic out to Emerald
Parkway versus the roundabout below. Such a consideration would have to be done carefully,
and it would not work with the proposed layout.
Ms. Newell stated that Cases 1 and 2 would be heard together.
1. Dublin Gateway (Gorden Development), 7270 & 7150 Hyland-Croy Road
17-061, Rezoning with Preliminary Development Plan
Ms. Newell stated that this is a request for a recommendation of approval to City Council of a
rezoning with a Preliminary Development Plan of ±45.4 acres from Rural District to Planned Unit
Development District to permit the future development of 90 single-family homes and up to 200
living units for seniors with varying levels of care in one or more buildings and approximately 12
acres of open space. The site is northeast of the intersection of Hyland-Croy Road and Post Road.
2. Dublin Gateway (Gorden Development), 7270 & 7150 Hyland-Croy Road
17-061, Preliminary Plat
Ms. Newell stated that this application for the same site is a request for recommendation of
approval to City Council of a Preliminary Plat subdividing the site.
Ms. Newell swore in staff and members of the public who intended to address the Commission
on this case.
Staff Presentation
Ms. Martin stated that this is a request for review and recommendation to City Council of a
Rezoning/Preliminary Development Plan (PDP) and Preliminary Plat for a residential development
of 90 single-family lots and a 200-unit Adult Congregate Living Facility (ACLF) with 12.4 acres of
open space and six public streets. The 45.5-acre site is located on the east side of Hyland-Croy
Road at the intersection with Post Road. The site is surrounded by existing developments,
including Post Preserve, Park Place and Jerome Grand. The site is comprised of two parcels
totaling approximately 45.5 acres in size. The site is rectangular with 3,300 feet of frontage along
Hyland-Croy Road and 500 feet of frontage along Post Road. As it exists today, a farmhouse and
outbuildings are located on the south side of the property near Post Road and two houses are in
the center of the site with access off Hyland-Croy Road. The site currently has two driveways
from Hyland-Croy Road for the existing homes and one driveway from Post Road to the south.
History
Dublin Planning and Zoning Commission
Approved Meeting Minutes
February 5, 2015
Page | 1
PLANNING AND ZONING COMMISSION
MEETING MINUTES
FEBRUARY 5, 2015
6.COTA Park and Ride Relocation Emerald Parkway & Bright Road
15-006Z/CU Standard District Rezoning-Conditional Use
(Approved 6 – 0 Rezoning)
(Tabled 6 – 0 Conditional Use)
The Chair, Ms. Newell, said the following application is a request for a rezoning from R-1, Restricted
Suburban Residential District to SO, Suburban Office and Institutional District in accordance with the
Community Plan. She said this is also a proposal for the use of the site as a Park and Ride, which requires
the review and approval of a conditional use. She noted the site is at the northeast corner of the
intersection at Emerald Parkway and Bright Road. She said the Commission will forward their
recommendation to City Council for the Rezoning and the Commission is the final authority on the
conditional use.
Chair Newell swore in all those intending to speak on this application.
Jennifer Rauch introduced this application for relocation of the COTA Park and Ride with two parts of the
application with the standard district rezoning, which is the request to change from R -1 Restricted
Suburban Residential District to SO, Suburban Office and Institutional District. She said the review and
analysis is based on the Community Plan and the designations called out as part of the plan. She said the
second application is a conditional use application, which is required within the proposed SO District for
park and ride facilities and the Code outlines specific requirements related to the shelter details and
review criteria. Ms. Rauch said the applications will be reviewed separately and two separate motions will
be required.
Ms. Rauch said the site is at the northeast corner of the intersection of Bright Road and Emerald
Parkway. She said the current zoning for this site and the areas to the south and west are R -1, and to the
north and east are zoned PUD as part of the NE Quad Rezoning.
Ms. Rauch stated there was a public meeting held in January with COTA and City representatives, and
the neighbors within the area regarding the proposal and the feedback provided from that meeting is in
the packet.
Ms. Rauch said City Council is reviewing a separate action related to real esta te and a development
agreement. She stated that as part of those discussions, concerns were raised related to the Community
Plan and of the Bright Road Area Plan. She said in 1997, the Community Plan Future Land Use
designated this site as existing residential. She said when the City undertook the Community Plan update
in 2005, they looked at all the future land use designations and area plans. She said through numerous
joint work sessions and meetings with the neighbors, the various area plans were develop ed including
the Bright Road area, which originally had shown this site as a multiple -family designation. She said as
part of City Council’s final review of the Bright Road Area Plan in 2007, Council made a recommendation
and voted to change the site to Neighborhood Office. She said those minutes were also included in the
packet. She said this designation was retained in the most recent updates to the Community Plan in
2013.
Land Use and Long
Range Planning
5800 Shier Rings Road
Dublin, Ohio 43016 -1236
phone 614.410.4600
fax 614.410.4747
www.dublinohiousa.gov
____________________
Dublin Planning and Zoning Commission
Approved Meeting Minutes
February 5, 2015
Page | 2
Ms. Rauch said the Future Land Use Map designation is Neighborhood Office, which calls for density not
to exceed 9,500-square-feet per acre. She said area plan recommends development with low lot
coverages, increased setbacks, and the provision of a transition between the residential and the future
office developments. She said the area to the east of the site is zoned for office and the area to west is
residential, making this site the corner piece to provide the transition between the uses. She said the
most consistent zoning district with the Neighborhood Office designation is SO, Suburban Office District,
which is the recommendation of this site.
Ms. Rauch said the Bright Road Area Plan recommends the preservation of the natural features, which
would include substantial trees on the site as well as along the creek on the northern bo undary. She said
future development needs to ensure that those features within the area are accounted for. She indicated
the area plan calls for opportunities for improving traffic circulation. She said the completion of the final
phase of Emerald Parkway has helped open up and provide better access and traffic movement within
the area.
Ms. Rauch said based on the standards of the standard zoning district review, Planning has determined
the proposal meets the criteria based on the future land use designati on and the specific
recommendations of the area plan. She said the proposed zoning district is the most compatible district
and provides for office and institutional uses in line with the Community Plan. She stated the
recommendation for this site is a recommendation of approval to City Council.
Ms. Rauch said the second portion of this application is the conditional use review. She said under the
Suburban Office standards conditional use approval is required for park and ride facilities.
Ms. Rauch noted the proposed site shows two access points; one is off Bright Road and the second is off
Emerald Parkway. She said there is a bus lane for the buses to circulate on the site that is separate from
the parking area. She said the bus circulation action and ro ute traveling is handled on-site, which is
different from the current location on Dale Drive where it is done on the street. She said the setback on
this site is based on the width of the right-of-way, which in this area, has been increased significantly
from the Thoroughfare Plan and the Community Plan.
Ms. Rauch indicated the proposal meets the parking setback lines but the building setback lines are
encroached by the proposed shelter, which is one of the deviations requested as part of the proposal.
She said based on the significant setback from the roadway and the proposed landscaping and
mounding, Planning recommends the location for the shelter be permitted. She said the Code specifies
the shelter be limited to 50-square-feet and the architecture of the shelter coordinates and is harmonious
with the architecture of the surrounding area. She said Planning’s analysis finds these two requirements
to be met.
Ms. Rauch said the specific perimeter landscaping and interior landscaping meet required Code. S he said
there is a pond at the northern end of the site for stormwater retention and the creek runs along the
northern boundary. She said the proposed pond and setback will not disturb the 100 -year flood plain.
Ms. Rauch said the applicant is proposing a sign at the property line at the corner of the site. She said
Code requires signs to be setback 8 feet from the right-of-way; however, due to utilities within the area
that they are trying to avoid, Planning recommends the sign be permitted within the prop osed location.
She indicated there will be lighting proposed on-site, which will meet the lighting requirements within the
Code.
Mike Bradley, Vice President of Planning and Service Development, 5941 Hadler Drive, Dublin, Ohio, said
a park and ride facility is preferred next to a main arterial and located north of I -270 with good access
Dublin Planning and Zoning Commission
Approved Meeting Minutes
February 5, 2015
Page | 3
and visibility. He said COTA is looking to consolidate the park and ride facilities with the goal of increasing
the number of trips at each park and ride for greater succes s. He said their consultant has recommended
consolidating the park and rides and having more trips making it more convenient for the people by
providing direct service to downtown destinations and operate on the freeway network. He said there is
an express fee, which is higher than local circulation, which comes with it an expectation that the trip is
to be express.
Mr. Bradley said they surveyed the customers that currently use the Dale Drive Park and Ride and
determined most of the riders are north of t he current location. He said a park and ride is designed for
commute trips and is weekday-service only. He said there will be 170 parking spaces on site with a
passenger shelter and a separate bus lane. He said COTA will start off with six trips in the am that
generally operate between approximately 6:00 am to 8:00 am. He said COTA will run three trips down
Riverside Drive to Griggs Dam and three trips on I-270 to SR315. He noted operation for pm would be
approximately between 3:45 pm – 5:15 pm.
Mr. Bradley said COTA has 29 Park and Rides and not a single incident has been reported on record. He
said the majority of the Park and Rides have security cameras and the noise is reasonable. He said
lighting is directed down and light/shadowing does not go outside of their property. He said COTA has no
trash problems to note. He reported this is COTA’s second highest Park and Ride.
Ms. Rauch said based on this information and the analysis completed, approval is recommended for
conditional use as the criteria has been met with the two deviations related to the location of the
proposed sign and shelter.
The Chair invited public comment.
Gerry Kosicki, 4313 Wyandotte Woods Blvd., said he understands building a city is complicated and if
Dublin is going to be successful in the long run the Bridge Street District needs to be about inventing a
city and anticipating all the needs of a dense urban area including transit, safety services, environmental,
and economic sustainability. He said the COTA relocation project p rovides an opportunity to rethink the
future of transit needs and options. He said if BSD is going to be based on dense, urban walkability, then
it should have priority to future transit needs and space should be set aside for this; the city needs can
be addressed systematically. He said Dublin cannot rely on COTA to anticipate future transit needs as
BSD is built out over the coming years. He indicated COTA has no credible plans for light rail and what
they have proposed in the past has been inadequate. He said the area suffers from the lack of such
plans. He said mass transit guides future development and infrastructure has a way of channeling density
into areas that can be meaningfully served by mass transit. He indicated the Park and Ride relocation
plans on Bright Road seem to be business as usual for COTA by replacing one Park and Ride with another
to haul some people downtown and back. He said this will not meet the future transit needs of BSD and
the City as a whole. He requested a vision for how a ne w location for the Park and Ride can best facilitate
future development of transit options within BSD and between BSD and other parts of the City as well as
the surrounding areas. He urged the PZC to carefully consider both the merits and design of this si te as
well as how this fits into the larger issue of future transit.
Amy Kramb, 7511 Riverside Drive, said she was representing the East Dublin Civic Association. She
reported she attended both of COTA’s meetings in January. She said this proposal would be a win for
COTA at this location. She said the Smokey Row neighbors are extremely upset about this location
because they would lose a bus route. She indicated this site was not the best for the City of Dublin. She
pointed out that the future land designation and the area plan state this should be office. She said one
day it may be acceptable to rezone this parcel as Suburban Office but premature to rezone it tonight
based on this application. She said Emerald Parkway is lined with beautiful corporate head quarters. She
questioned why the City is asking to place a parking lot on this prominent intersection on this new
Dublin Planning and Zoning Commission
Approved Meeting Minutes
February 5, 2015
Page | 4
signature roadway that recently just opened as a gateway from Columbus to the City of Dublin and the
first parcel being developed along Emerald Phase 8. She said this is suburban office. She said in a work
session in 2007, one of the former city staff members, Mr. Combs said that this plan is intended to
preserve the key natural features and to maintain the residential character along Bright Roa d. She said
the plan also continues the high quality design in corporation of offices along Emerald Parkway. She read
where Mr. Combs said the concepts give the general expectation for future development with buildings
closer to the street, internal parking lots, appropriate landscaping and buffer zones. She said that vision
that Staff said was going to be in this area is in nothing like what is being presented tonight. She
reiterated that this parcel should not be rezoned tonight.
Ms. Kramb said this is the wrong location for a Park and Ride with regard to the conditional use request.
She agreed with the prior speaker-resident that BSD was a much better location. She reported 2013
Census data that showed the City has 21,338 Dublin residents over the age of 16 working in the City. She
reported 8,248 of these residents drive alone to work. She said only 74 reported riding transit to work.
She referred to COTA’s point of origin survey that showed where people come from to ride their services.
She said there were 43 riders by adding up the little dots on the survey originating in that area, which
extended up to Union County, Powell, Delaware, over to Smokey Row and Columbus. She said there
were just 23 dots in the City of Dublin and only 5 of those dots were on the east side of the river. She
said if we are looking at this proposal from the City of Dublin’s perspective, and their residents, excluding
COTA’s demographics, we are looking at building a parking lot on land that was $1.2 million. She said
there are more than 25 people present tonight that are opposed to this Park and Ride going to the
proposed location. She said the City is in a hurry to acquire this land because it is needed for the Bridge
Park District. She said there are other mechanisms for the Cit y to acquire the land. She said the City
relocated Spa at River Ridge and they can do that with COTA. She summarized this does not have to
happen now and does not have to happen at this location.
Ms. Kramb said vehicular circulation will interfere with the existing circulation around there. She said
Planning said it is not going to interfere at all. She said she contests that because Bright Road is not
sufficient to handle those trips or those buses at Bright and Sawmill Road. She said that is a horrible
intersection at rush hour, which is the exact time these buses will be going through there. She explained
that intersection backs up past Inverness every morning and every night as it is and now buses are
proposed to be added to the congestion. She said En gineering has repeatedly said Bright Road would be
widened to alleviate traffic at this intersection and that when Emerald Parkway went in, there would be
less traffic on Bright Road. She said the City is now proposing to allow additional traffic onto Brig ht Road
when the City said they were going to take it off by using Emerald Parkway. She said we will get
additional traffic from Smokey Row when their route has been closed down.
Ms. Kramb said this application impedes the development of the area and is harmful economically. She
said there will be two residences stuck there between the existing offices to the east if a parking lot is
constructed on that site.
Ms. Kramb indicated we should take pride in this corner of the intersection and build something
worthwhile on this valuable parcel at this corner. She said the Planning Report states this Park and Ride
is going to be an amenity but it is just an amenity for COTA, not for the City of Dublin.
Ms. Kramb said even if people are drawn from Delaware, Pow ell, and Columbus, there is nothing to keep
the riders here. She said they will come, add congestion to our roads, and then will leave the area. She
said if the Park and Ride was down in the BSD and riders were dropped off the bus after work, they
might grab some dinner at the new restaurant, have a drink at the new bar with a happy hour, hit the
gym, or use any number of amenities they could walk to before heading home, spending money in our
City.
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Approved Meeting Minutes
February 5, 2015
Page | 5
Ms. Kramb concluded she hopes the PZC votes no to the rez oning and conditional use tonight. She said if
the conditional use is approved, there should be a condition added, which is to require COTA to restrict
all buses from using Bright Road. She said it would be appropriate for the buses to enter on the south
entrance off of Bright Road but always exit north on Emerald Parkway, using the Emerald Parkway and
Hard Road intersection. She said COTA is getting everything they want with this application and the
residents are not getting anything.
Randy Roth, 6987 Grandee Cliffs Drive, said he is president of East Dublin Civic Association. He said he
just learned about this application at the end of December. He said whether Council is going to vote
against this or not, the residents are being heard and taken very ser iously. He said he is concerned about
stream buffer locations and the natural habitat. He indicated the landscaping trees appear to grow right
at the edge of the creek. He said 20 feet at the top of the bank should be natural to retain the habitat
and the key is the top of the bank. He said we like our coyotes and had them shifted over from Brandon.
He said not only should the traffic be diverted from the Sawmill/Bright intersection but consider a way to
make it natural.
Mr. Roth said he serves on the Community Plan Steering Committee and served on the Transportation
Task Force. He suggested there should be two centers of Park and Rides; one in the BSD and one on
Perimeter in the commercial area. He said we could have our own circulator system of buses and
suggested working with COTA. He said once you come here, you are far from our Metro Center and the
hospital where the jobs are. He read from the website that states “The existing Park and Ride on Dale
Drive is in the area that shows potential BSD mixed de velopment and realignment with Dale Drive and
any relocation of this facility should minimize service disruptions and should remain in close proximity to
the existing Park and Ride.” He reported persons with disabilities live between the interstate and alo ng
SR161; persons 65 years old and older are in that same parcel. He reported persons in households
without a vehicle are in the same area. He said he spoke with some COTA riders and they do not own
cars. He said all of this new demographic data really fits our original vision but that is where COTA needs
to be to help us. He suggested we take time to consider options and plan this out for an ultimate
transportation solution.
Mr. Roth said the City of Dublin voted down a request from COTA to locate near t he interchange on the
north side. He said every intersection on Sawmill Road by 2030 will have seven lanes. He said we need a
decentralized system to pick up Columbus people in Columbus, Powell people in Powell and try to keep
them off of Sawmill Road. He said with this plan, COTA will forget about the people of Powell, close the
Park and Ride on Smokey Row, and draw all traffic to the jump point. He said we already know all these
intersections are going to fail. He said there will not be a Park and Ride between Sawmill Road and US23.
Mr. Roth referred to the Community Plan for Bright Road. He said if this plan is defeated he wants to flip
back to the plan they all support. He said this land should be used for multi -family and put the office on
the more barren land to the south.
Don Spangler, 3614 Jenmar Court, said there does not seem to be a lot of riders to justify the need. He
said the long-time residents of Dublin did not expect to see a parking lot as the first thing constructed on
the new section of Emerald Parkway. He said they are very disappointed. He believes there probably is
not anyone on City Council that desires to have a Park and Ride in their neighborhood. He said if this is
an amenity as described, sitting in a residential area, why it was not an amenity sitting in the BSD where
there were a lot more people to use it. He said if the bus would stop where there were restrooms,
activities, entertainment, or shops revenue could be made. He said the Park and Ride appears to be a
loser as it does not generate revenue and it takes up space. He suggested that if the Park and Ride were
located by Chase Bank by Kroger Marketplace on Sawmill Road there is open space and shopping areas
besides the grocer and bank. He reiterated at Bright Road and Emerald Parkway, there is nothing. He
said people will drive in, get on the bus, and when they return they will get back into their cars and
Dublin Planning and Zoning Commission
Approved Meeting Minutes
February 5, 2015
Page | 6
Dublin will never make any money off of them. He said if this is an amenity, we need to rethink how we
look at amenities. He concluded this only seems to be an amenity for approximately 50 people and does
not see how this Park and Ride fits the criteria for businesses, entertainment, opportunities, parks and
recreational facilities that benefit and protect the majority of Dublin residents.
Scott Haring, 3280 Lilly-Mar Court, said he understands the City owns this parcel and the City’s purchase
of this parcel was to facilitate a little bit of the frontage and west edge to make this new roundabout. He
said he read where this parcel was referred to as over three acres of access land. He asked to clarify that
the PZC was being asked to rezone the parcel from R -1 (one house per acre) to Suburban Office and
then once that is in hand for the parcel to be used as a parking facility a s a conditional use. He stated he
did not believe this was the right place.
Mr. Haring said he heard the applicant say they wanted good visibility but he also heard there would be
mounding around this so it would be hidden from the street. He added being a block back, west of
Sawmill Road, does not sound visible. He said other speakers have noted more recognizable commercial
areas where this Park and Ride could be located. He said this proposal reminds him of another facility
that is west of Sawmill Road with mounding, which is Dublin Village Center. He recalls hearing years ago
that mounding and lack of signage killed Dublin Village Center so he is surprised to hear that these are
some of the goals here tonight.
Mr. Haring said he attended the recent City Council meeting that precipitates all this for a new road that
is going to bisect the current Park and Ride facility. He said he still does not understand the mechanics
that the City could buy the right-of-way on that parcel but it sounds like the preference is to purchase the
entire parcel. He said then the City will go back to having two small slivers of excess land. He said it is
not clear what happens to that excess land if Dublin does this. He indicated we are a heck of a city to say
to COTA you have a Park facility, we would like a sliver of your land for a new road, let us build you a
new facility for $1 million. He said he understands there is supposed to be some land trading and some
value but as he had mentioned to City Council 10 days ago, ther e is another parcel near a roundabout in
the City where a little portion of that will be for the future SR161/Riverside Drive Roundabout. He said he
understands the City also owns the former Wendy’s restaurant lot. He suggested that would be a great
place; ±two acres will be taken for the roundabout but it would be a much more ‘like for like’ and it
would be closer to BSD. He said earlier it was stated that the previous goal was to keep it near the BSD
and Wendy’s lot would meet that requirement. He said th ere is a line on the map showing a bus route
down Riverside Drive and this piece is right next to Riverside Drive. He said he had heard repeatedly from
PZC over the years a phrase “the highest and best use for property”. He said he went to the party at
Emerald Parkway for its opening of the final phase. He was told there were a few more parcels and
hopefully big office to come and this parking lot does not seem to fit in the whole spirit of it.
Mr. Haring concluded by stating he hoped the PZC would table this application and consider other ideas
or say no; this is not good use.
Robert Cudd, 4281 McDuff Place, said the creek that runs alongside this parking lot, actually runs along
the residential area in his back yard. He said he often pulls debris out o f that creek, like whenever there
is a storm; the stream runs pretty quickly. He said if this lot is fully utilized it will have approximately
44,000 cars parking in it during the year. He said he is concerned about radiator needs, litter, and all the
other things that blow into the stream, which feeds right into the Scioto River. He asked the PZC to
consider the elements that could go into the stream including the sealants that will be applied to the
parking lot. He indicated this is bad for wildlife such as deer, rabbits, and squirrels that are there. He
summarized this is a bad idea of putting a parking lot with that kind of capacity right on a stream that
feeds into the Scioto River.
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The Chair asked if there were any further public comments to be made. [Hearing none.] She closed off
the public comment portion of the meeting and invited questions or comments from the Commissioners.
Amy Salay remarked on the phrase “highest and best use”. She said that is a development term and it
has to be used very carefully because a lot of times a developer looks at a piece of land very differently
than we do in Dublin in terms of maximizing what you can get out of a piece of ground. She said she was
unsure that they ever wish for “highest and best use” in Dublin as that is a dangerous term.
Ms. Salay asked Staff about stormwater. She asked if pervious paving was considered for the parking lot
so there would not be runoff. She admitted she did not know the price comparison from one to the other.
She asked if maybe the part that is not going to be used all the time could be pervious. She asked if that
question could be answered before this proposal goes to Council.
Ms. Salay said she had a couple of questions for Mr. Bradley of COTA. She said she had spoken to a few
people from Smokey Row that attended the COTA meeting and they did not know that they would
necessarily lose their park and ride but the bus service might be decreased. She asked him if he could
answer that question.
Mr. Bradley said COTA was proposing that but it was not final yet to combine Route 30 with this
proposed location. He said the consultants for the transit system review first recommended eliminating it
completely. He said the reason COTA left it in was because it was a little bit further from Dale Drive. He
said COTA had made a statement if a park and ride is established in the Sawmill corridor they would
consider combining the routes. He said they do see the people from Smokey Row using the Dale Drive
Park and Ride. He said the watershed for the Park and Ride is pretty large. He said in short, we will not
make that decision until the end of May. He said during the transit system review, they considered a lot
of changes redesigning the network.
Ms. Salay said what the Smokey Row residents heard, or maybe it was wishful thinking, was that there
may be a bus or two removed but that there would still be a facility. Mr. Bradley said that was the
residents’ suggestion, not COTA’s.
Ms. Salay said we have heard a lot of suggestions about keeping a park and ride facility in the BSD. She
asked Mr. Bradley how he sees the COTA service within the Bridge Street District working in tandem with
park and ride facilities. She said she knows he wants one somewhere on the west side of Dublin in the
Perimeter/Avery area. She asked how he sees COTA serving Dublin in the future or would it be
something that Dublin would invent themselves.
Mr. Bradley said the long range transit plan was done around 2011. He said even with the Dale Drive
location and without the proposed Bridge Street District, COTA was considering a park and ride in Sawmill
Corridor as those are the growing corridors. He said in the early 1990s, Dublin was not as extensive and
dense to the north and west. He explained the key to a park and ride i s capturing people before they get
to the highway. He said if they go beyond the freeway they do not want to back up for the most part. He
said we have to change with the community. He said COTA is proposing local service on SR161 coming
from Sawmill Road over to the Metro Place by 2017. He said the denser an area, the more people will use
their service. He said he does not expect the large numbers from the BSD. He said it takes a larger
watershed in order to be effective on a park and ride.
Victoria Newell asked Engineering about the circulation with the buses. She thought the buses were going
to function at the intersection at Bright Road.
Tina Wawszkiewicz said the site layout shows the Emerald Parkway access as a right in/right out only
because there is a median. She said the applicant is proposing to include a left turn lane on Bright Road
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to get into the site and the length calculated for that left turn lane is only a 50 -foot stacking lane. She
said Engineering has been working with them to increase that to 125 feet. She said from a traffic
perspective a park and ride is good for the transportation system by consolidating trips. She said
Engineering wants to see how things go with Emerald Parkway as traffic patterns have not fully been
established there. She said they still believe that the completion of Emerald Parkway will take some
burden off of Bright Road as those patterns develop. She said Bright Road will continue to be evaluated,
but Engineering is aware there is congestion.
Ms. Newell asked if there was a formal traffic study completed for this project. Ms. Wawszkiewicz said a
traffic study was submitted and reviewed by Engineering. She said the details are being finalized and will
be completed during the site planning process.
Ms. Newell said that was not included in the packets. Ms. Rauch said the planning report included an
overview of the traffic study.
Ms. Salay asked Ms. Wawszkiewicz about a timeframe for improvements on Bright Road. She stated the
Community Plan discusses the widening to Bright Road between Emerald Parkway and Sawmill Road to
four lanes.
Ms. Wawszkiewicz said it is not programmed at this time and reiterated Engineering wants to understand
the traffic patterns of Emerald Parkway before any improvements are made.
Paul Hammersmith agreed with Ms. Wawszkiewicz that traffic patterns have to be established with the
opening of Emerald Parkway. He recalled what was said during the update of the Community Plan that
they were very uncertain as to what Bright Road needed to be when it grew up and what would happen
to the network. He said Engineering would start taking counts later this year to understand these
patterns. He reported the City of Columbus is considering a southbound lane addition to Sawmill Road,
which will include the Sawmill/Bright intersection. He said working from a systemic standpoint we need to
work together with Columbus not only to improve Bright Road but also the intersection of Bright/Sawmill.
He said Bright Road could be widened to eight lanes wide but i f the capacity does not exist at the
intersection it does not matter how wide Bright Road is between Emerald and Sawmill. He explained the
controlling factors are always going to be the intersection and again that is the City of Columbus’
jurisdiction.
Ms. Salay asked about the timing of the cul -de-sac at Bright Road and Riverside Drive. Mr. Hammersmith
said Engineering has not determined that yet. He said it will be discussed during the next CIP update. He
said there will be some land acquisition required.
Cathy De Rosa asked about the traffic flow. She said the traffic study is completed and Engineering is
evaluating what will happen now that the intersection is open. She asked what the anticipated change is
in that demand. Ms. Wawszkiewicz said Engineering’s expectation would be for people to gravitate
towards Emerald Parkway. She said there is no question that there will still be a delay on Bright Road at
Sawmill Road.
Ms. De Rosa asked if Engineering was starting to see that happen or if it was too early to tell. Ms.
Wawszkiewicz said there have not been any formal counts as it would not help during the change in the
traffic pattern.
Deborah Mitchell asked for clarification about the results of the traffic study. Ms. Wawszkiewicz said the
study provided for this site is directly related to the two access points that are proposed and the impacts
on the roadways.
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Ms. Mitchell confirmed Engineering has completed the review of the traffic study, but it was not included
in the packet for this meeting. Claudia Husak said Engineering has conducted the analysis of the traffic
study and the numbers were provided in the Planning Report. She said detailed traffic studies are not
provided to the Commission for review, because those are under the purview of Engineering.
Ms. Mitchell confirmed the conclusion drawn by Engineering was an extreme traffic problem is not
anticipated. Ms. Wawszkiewicz said the use outlined in Community Plan as an office would be a more
intense use and generate more trips than the proposed park and ride.
Ms. De Rosa asked if any additional properties were forecast to be rezoned in the near future to align
with the Community Plan designation. Ms. Rauch said no additional properties were being considered at
this point.
Todd Zimmerman asked if any other locations were considered for the park and ride or if this was the
primary targeted area. Ms. Rauch said this is the site we were presented to consider for this particular
use.
Ms. Salay said the City needs to consider COTA’s request to be located north of I-270. She indicated with
the Bridge Street District becoming a reality the City needed to relocate some businesses, which includes
the park and ride. She said Council’s goal was to determine how to make that happen with COTA as a
partner with the City. She said the City owns this land and it was considered to be an option for the
relocation COTA. She indicated the use works from a traffic standpoint and that is how the proposal
turned in an application.
Mr. Langworthy said the Commission needs to evaluate this site and this use on this site and not focus on
where it might be better located. He said ultimately, the site location is up to COTA to determine where
they think the best location is and the Commission’s task is to evaluate t his proposal on this particular
site.
Mr. Zimmerman said Dublin will give ownership over to COTA. Ms. Salay confirmed that is what is
envisioned.
Mr. Zimmerman said COTA will be responsible for the maintenance of the facility. Ms. Rauch agreed.
Mr. Miller asked if there were options to keep the buses off Bright Road and move the buses across
Emerald Parkway to Hard Road.
Mr. Bradley said it would add operational costs for every day they serve this site and there are no
restrictions at this time. He said the routes are done very efficiently and not being able to get through on
Bright Road would cause a run around every day at 16 times at $70.00 per hour. He said it adds up and
the cost to deliver this service to Dublin is passed on to the passengers, who only pay about 20 percent
of the total costs.
Ms. Salay asked if COTA was talking about four trips down Bright Road and two trips down Emerald
Parkway. Mr. Bradley said COTA is not sure at this time. He said to provide the best service would be to
travel on Sawmill Road to I-270 and travel the freeway downtown.
Ms. Wawszkiewicz said from Engineering’s perspective, if this were an office use as it was envisioned in
the Community Plan, those trips would not be restricted to any particular route. She said rerouting this
particular use, even if those trips went up to Hard Road and came south on Sawmill, they are still using
the same intersection, which would be the same level of delay.
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Ms. Newell said the retention basin is 11 feet deep and not a very attra ctive shape as a triangle and
extremely close to the creek. She said the suggestion about pervious pavers or underground storage
could contribute to reducing the size of the pond. She said this would add a benefit to the site. She
referred back to the tree survey noting a good grouping of trees pretty close along the property line. She
said if the retention pond is reduced through underground storage there may be an opportunity to reduce
a row of parking and extend the green space to the north. She indicate d COTA might be able to hold the
front parking a little bit farther off of Emerald Parkway and save a few more of those trees that are in
that area. She said the plan can be improved and is still bothered with the access along Bright Road. She
expressed concerns for the residences across the street and the traffic being too great.
Ms. De Rosa said she had driven around and found the intersection at Bright and Sawmill to be really
hard to navigate. She said she was not sure if rerouting solves all the probl ems because congestion still
ends up back on Sawmill Road. She asked if there was any opportunity as far as timing here to think
about some ways to advance what could be done at Sawmill and Bright Road. She asked if that was
totally out of our hands and if it was a broader conversation with the City. She said waiting until 2018 or
2019 to solve that problem seems impractical.
Mr. Hammersmith said it is going to be a long study process; there are no cheap solutions and again it
has to be a systemic approach. He said not only at Bright and Sawmill Roads but they are looking at
Billingsley. He said the study will look at the entire corridor and not just one location, and it is not going
to be an immediate solution. He said there will need to be funding source s identified. He said in the end,
this is going to be a project between $10 million – $15 million to implement a correction. He explained
this is being driven by the City of Columbus. He said he would report back to City Council as alternatives
come forward but it is not going to be something that this project is going to solve.
Ms. Salay thought a decision was made but it looked like prior to that there was a lot of discussion about
the Bright Road plan. She said we decided on the alignment of Emerald Pa rkway, 20 some years ago.
She said the properties that are adjacent to the park and ride as you go eastbound toward Sawmill Road,
are all in single ownership and being sold for redevelopment. She suggested the neighbors sit down with
Staff, PZC, and Council to discuss the Community Plan and possible land uses west of Emerald Parkway.
Ms. Salay agreed with Ms. Newell about holding stormwater underground.
Ms. Newell said Suburban Office is the appropriate rezoning for this site. She said she takes exception to
the conditional use.
Ms. Salay addressed stream protection and invited Mr. Roth to speak.
Mr. Roth said it would be nice to have natural woodland for about 20 feet; whole preservation would
require more than that.
Ms. Newell said it can be two working together and does not have to be one or the other. She said the
design of the retention basin on this plan is poorly functional and has no aesthetic redeeming qualities
whatsoever. She said by doing a portion of piping underground and splitting the d epth the site design
would be improved. She said Engineering can speak to how to best balance the retention. She indicated
there is a better aesthetic solution than what we were presented with this evening.
Ms. Newell said she was not in favor of the cur rent plan conditional use. She said it fails to be
harmonious to the existing intended character of the vicinity. She said she is comfortable with the
rezoning of Suburban Office as it meets the Community Plan. She said there is an option to table this
case and return with a revised plan that addresses the Commission’s concerns or the Commission can
vote on the application as presented.
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Ms. Rauch said the City is the applicant for this project. She suggested if the Commission was inclined to
vote on the rezoning tonight that portion of the application could be forwarded on to Council. She said
Planning could work through the details and comments with regards to the conditional use and come
back with a revised plan.
Motion and Vote
Mr. Zimmerman moved, Ms. Salay seconded, to recommend approval to City Council of this rezoning
from R-1, Restricted Suburban Residential District to SO, Suburban Office and Institutional District
because it complies with the Community Plan. The vote was as follows: Ms. De Rosa, yes; Ms. Mitchell,
yes; Ms. Newell, yes; Mr. Miller, yes; Ms. Salay, yes; and Mr. Zimmerman, yes. (Approved 6 – 0)
Motion and Vote
Ms. Salay moved, Mr. Zimmerman seconded, to table this conditional use. The vote was as follows: Ms.
Mitchell, yes; Mr. Miller, yes; Ms. Newell, yes; Ms. De Rosa, yes; Mr. Zimmerman, yes; and Ms. Salay,
yes. (Approved 6 – 0)
Communications
Claudia Husak reminded the Commission that the early registration for the National Planning Conference
ends February 19, 2015. She said if anyone on the Commission is considering traveling to Seattle,
Washington, she asked that they get in touch with Flora Rogers with dates and check some flights
beforehand so Flora can book the hotel at least. Victoria Newell said she was interested in atten ding. Ms.
Salay said she was going too.
Todd Zimmerman asked if the next PZC meeting was set aside for training. Ms. Husak said the February
19 meeting is a training session in conjunction with ARB and BZA. She explained Mr. Foegler will speak
about our history with the BSD and where we are currently; Engineering will provide a transportation
update; and Rachel Ray will discuss the form-based Code, which is another aspect of reviews. She said
the material is geared more for the new members as the others sh ould already be familiar with the
content but are welcome to attend.
Deborah Mitchell asked if it would be beneficial to talk to Rachel Ray or other Staff before the February
19 meeting as she has questions and would like to get up to speed. Ms. Husak sa id it might be a benefit
to all to hear the conversation so it would be better to wait until the 19 th. Steve Langworthy said anyone
can come in and have a one-on-one discussion with Staff for more detail at any point in time and
recommended sending a request via email to schedule a meeting.
Both Ms. Husak and Mr. Langworthy commended the new Commission members on their first meeting as
their questions were great.
Ms. Husak said MORPC has offered to come to one of our training sessions. Ms. Newell said tha t was a
great idea.
Mr. Langworthy suggested the possibility of a Planning Commission Exchange in the future.
The Chair adjourned the meeting at 10:15 p.m.
As approved by the Planning and Zoning Commission on March 12, 2015.