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HomeMy WebLinkAboutOrdinance 06-12RECORD OF ORDINANCES We ton Legal BlamL Inc _ —F orm N. 30093 06 -12 Ordinance No. Passed 1 20 AN ORDINANCE REZONING APPROXIMATELY 6.4 ACRES LOCATED ON THE SOUTHWEST CORNER OF TULLER ROAD AND TULLER RIDGE DRIVE FROM CC, COMMUNITY COMMERCIAL DISTRICT TO PUD, PLANNED UNIT DEVELOPMENT DISTRICT TO FACILITATE THE DEVELOPMENT OF AN APPROXIMATELY 122,000- SQUARE- FOOT SKILLED NURSING FACILITY (CASE 08- 116Z /PDP) NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Dublin, of its elected members concurring, that: Section 1. The following described real estate, (see attached legal description), situated in the City of Dublin, State of Ohio, is hereby rezoned PUD, Planned Unit Development District, and shall be subject to regulations and procedures contained in Ordinance No. 21 -70 (Chapter 153 of the Dublin Codified Ordinances), the City of Dublin Zoning Code and amendments thereto. Section 2 . The application, including the list of contiguous and affected property owners, and the recommendations of the Planning and Zoning Commission, are all incorporated into and made an official part of this Ordinance, and said real estate shall be developed and used in accordance there within. Section 3 . This Ordinance shall take effect and be in force from and after the earliest period allowed by law. Passed this �9±L day of 2012. . t ing O fficer ATTEST: rJ4� a n_'e� Clerk of Council Ordinance 06 -12 ADDITIONAL CONDITION APPENDED BY COUNCIL ON 2 -27 -12 That the notes regarding the traffic improvements at Tuller Road and Riverside Drive be removed from the preliminary development plan. Office of the City Manager City of Dublin Pho 614 - 1 410.4400* Fax:b614 --410 -4490 1090 Memo To: Members of Dublin City Council From: Marsha I. Grigsby, City Manager \N� Date: February 23, 2012 Initiated By: Steve Langworthy, Director of Land Use and Long Range Planning Re: Ordinance 06 -12 — Rezoning approximately 6.34 acres located on the southwest corner of Tuller Road and Tuller Ridge Drive from CC, Community Commercial District to PUD, Planned Unit Development District. (Case 08- 116Z/PDP) Summary Ordinance 06 -12 was introduced at the February 13, 2012 City Council meeting. This is a request for review and approval of a rezoning with preliminary development plan for 6.34 acres from CC, Community Commercial District to PUD, Planned Unit Development District to facilitate the development of an approximately 122,000- square -foot skilled nursing facility. (Case 08- 116Z /PDP /PP) Building Location During the rezoning /preliminary development plan review by the Planning and Zoning Commission, a condition of approval (lq) was added to allow the applicant the possibility to modify the site plan to reduce the amount of pavement located between the building and the street, and locate the building as close as possible to the East/West Road and Tuller Ridge Drive. The applicant tested various site layout options to determine whether the site plan could be modified to more closely meet the Bridge Street Code requirements. The applicant provided the preferred layout for the site at the February 13, 2012 City Council meeting, which was met with Council's support. The preliminary development plans have been revised to reflect these changes and are included in the packet. Streetwall Council inquired about the location of the proposed streetwall along the proposed East/West Road. Concern was expressed about the visual barrier that would be created if it is located within close proximity to the sidewalk and roadway, and requested it be located farther back. Planning will work with the applicant to ensure the streetwall is located appropriately at the final development plan. Roadway Improvements Council expressed concerns about the traffic improvements related to Emerald Parkway Phase 8, particularly the potential for a right -in, right -out at the intersection of Tuller Road and Riverside Drive. As stated during the City Council meeting, the approval of the rezoning and Memo re. Ordinance 06 -12 Rezoning with Preliminary Development Plan Vrable Skilled Nursing PUD February 23, 2012 Page 2 of 2 preliminary development plan for the Vrable project will not dictate the proposed traffic improvements at the Tuller Road and Riverside Drive intersection. Engineering has indicated the details and timing of the final traffic improvements could include multiple phases of construction and design options once Emerald Parkway Phase 8 is completed. Further options will be evaluated following the completion of Phase 8 and the new East/West Road. Engineering is preparing more detailed information and materials to address these details and concerns for City Council as a formal information package at a future meeting. Street Network Council also requested more information regarding the proposed street network identified within the Bridge Street Corridor, which has been provided for reference. The street network map demonstrates how the transportation improvements in the vicinity of Riverside Drive and the Vrable skilled nursing center fits within the overall context of the Bridge Street Corridor. The street network map creates a strong grid system to distribute traffic over many routes, rather than concentrating it on a few select roadways. The new East -West Road on the southern edge of the Vrable development connects Bridge Street at its western end and Sawmill Road at its eastern end. It crosses the Scioto River to link the neighborhood districts located on either end of the Bridge Street Corridor and provides additional mobility options, which demonstrates an important the Vision Principles within the Corridor. Recommendation Planning recommends City Council approval of Ordinance 06 -12 at the second reading /public hearing on February 27, 2012. — —, 1 1 9 I-- T • — r -_ Irl 1 v U Refer to §153os3(D)for HD,TH development intent in the y n a — BSC HIstorleTranein n P Q 8 4 NKER OR 1 Neighborhood District m 1 1 - cr aorncc ST _� A W DU BLIN - GRANVILLE RD I I 1 1 33 161 — � 0 FF , i e O PIL _ RRI _ F { Street Families Existing Potential ine ine line Corridor Connector Streets' District Connector Streets Neighborhood Streets (Not Depicted) Alleys / Service Streets Refer to §153.061(C) for a description of the purpose and intended application of each street family. Principal Frontage Streets Refer to §153.060(C)(4) and §153.061(D) for principal frontage street requirements. 1 1 F INO /pN qVN R0. Referto §153063(E)for development intent nn the h BSC Indian Run Oro INDIAN ao Neighborhood Distinct 1 1 1 r 1 1 0 257 1 11 1 p 1 x 1 u 1 -- 1 —& •J 1 1 � z A 1 1 1 O A 73 1 m �m 0 . • r • - -J— I 1 •T - - - � (A P `" 1 1 1 1 W � Referto §153063(C)for development intent in the BSC Sawmill Center ° Neighborhood Distnd 11 1 p 1 x 1 u 1 -- 1 —& •J Q � Z a0 �NO/gp, 1 1 T i 1 II 5TONERo c o ' 33 m _ = z i 4 n m � : Z 1 M A SHOAT 5T ' Intersections with Corridor Connector Streets A I may be subject to access restrictions as determined by the City Engineer. N 0 500 1,000 mmm=� Feet K i Indian Run Greenway 11 P'dAarlspl IFR V y Z N O Civic/ Green Riverside Community Park \ MifKf li <� BriHi Square M a Is Indian Run - Sawmill Center A Greenway l> �limbs 0 >e I A T A N e M 0 A Historic Dublin - Sawmill Center Greenway r MARTIN RD Plazas, Squares & Gateways 1 Greens & Parks Greenways & Open Space Connections J F 3 Q N Office of the City Manager City of Dublin Phone: 614 - 1 410.4400 • Faax: 14 - 1 0 -449 0 43017 - 1090 Memo To: Members of Dublin City Council From: Marsha I. Grigsby, City Manager V� Date: February 9, 2012 Initiated By: Steve Langworthy, Director of Land Use and Long Range Planning Re: Ordinance 06 -12 — Rezoning Approximately 6.34 Acres Located on the Southwest Corner of Tuller Road and Tuller Ridge Drive from CC, Community Commercial District to PUD, Planned Unit Development District. (Case 08- 116Z/PDP) Summary Ordinance 06 -12 is a request for review and approval of a rezoning with preliminary development plan for 6.34 acres from CC, Community Commercial District to PUD, Planned Unit Development District to facilitate the development of an approximately 122,000- square -foot skilled nursing facility. (Case 08 -116Z /PDP) Background The Planning and Zoning Commission reviewed an Informal application for a 114,128- square- foot skilled nursing facility on June 23, 2011. They supported the proposed use and agreed it was generally consistent with the Community Plan Future Land Use designation and appropriate for the site. Some Commissioners were concerned the site would not be developed in a manner that furthers the surrounding development under the provisions of the Bridge Street Corridor and encouraged the applicant to work with Planning and Engineering to meet the general recommendations of the Bridge Street Corridor Vision Plan. Description The site is undeveloped with frontage on Tuller Road and Tuller Ridge Drive. The site slopes approximately 30 feet from southwest to northeast. There is an existing tree strand along the west property line and a 110 -inch Cottonwood in the center of the site. A bikepath runs along Tuller Road. Street trees are located along Tuller Road and Tuller Ridge Drive. Development Tent Proposed Development Text and Plan Use The proposed development text permits skilled nursing and rehabilitation facilities, assisted living facilities, permitted and conditional uses in the Suburban Office and Institutional District of the Zoning Code. It also permits ancillary uses associated with a permitted use that include outdoor entertainment, courtyards, patios, porches, walks and therapy areas. Memo re. Ordinance 06 -12 Rezoning with Preliminary Development Plan Vrable Skilled Nursing PUD February 9, 2012 Page 2 of 6 Density /Lot Coverage /Setbacks The proposed development text does not specify a maximum density for the site, but does limit the lot coverage to 70 percent. The required setbacks from all property lines and rights -of -way are 15 feet for building and pavement. Parking Code requires one parking space per six beds, plus one space for every employee on the largest shift, or 80 parking spaces. The proposed text defaults to the Zoning Code requirements; however, the text permits the applicant to provide additional parking to accommodate the large number of staff members that work within the facility. The preliminary development plan includes 122 spaces. Landscaping The proposed development text defaults to Code for landscaping requirements, with the following exception: a masonry wall or continuous hedge may be used to screen the parking areas visible from the right -of -way in lieu of the required perimeter buffering provision and vehicular use area screening. Modifications were made to the proposed text to clarify the requirements related to the perimeter screening and screen wall proposed along the East /West Road. Architecture The proposed development text contains material requirements including brick, stone, stucco, and hardi - plank, requiring 75 percent of the building elevations to be comprised of masonry material, and prohibits the use of through -wall air conditioning units. The text requires four - sided architecture and consistent use of building materials on all building fagades. Signs The Zoning Code allows two signs for this site at a maximum height of 15 feet and a maximum size of 66.6 square feet. The proposed text permits two, 50- square -foot main identification signs with a maximum height of 6 feet. An additional directional sign that identifies the business, limited to 4 square feet and 3 feet in height is also permitted. Access The proposed development text indicates the final location and design of the proposed streets to be approved as part of the final development plan. The City is working with the applicant to identify details regarding the design and construction of the proposed public streets, pedestrian amenities, and intersection improvements. The applicant will be responsible for the dedication of rights -of -way along the proposed roadways, as well as the construction of the North /South Road. In addition, the construction of the East /West Road by the City within the right -of -way dedicated by the applicant is conditioned upon the applicant entering into a TIF agreement with the City. Traffic Study Since traffic modeling was done with the Bridge Street Corridor work, the applicant is not required to conduct a full traffic study, as would be typically required at the Memo re. Ordinance 06 -12 Rezoning with Preliminary Development Plan Vrable Skilled Nursing PUD February 9, 2012 Page 3 of 6 rezoning /preliminary development plan stage. An access study will be required with the final development plan. Preliminary Development Plan The preliminary development plan indicates a 122,287- square -foot building in the center of the site with four wings dedicated to the specific areas of specialty care. The proposal includes two new public streets to provide access to the site: one extending north to south from Tuller Road along the western property line (North /South Road), and a second extending east to west between Tuller Ridge and Riverside Drives along the southern property line (East /West Road). The main building entrance is centered on the south elevation of the building and aligns with the access point along the East /West road. A covered entrance and drop -off area is provided for the main building entrance and a secondary entrance is located at the southeast corner of the building. A small parking area intended for visitors is located between the building and the proposed East /West road. A larger parking area for staff and residents is proposed to the rear of the building along Tuller Road. A rear building entrance is located in the northeast corner of the building along the rear elevation and includes a covered drop -off access. The service and loading area is also located on the rear (northwest) of the building. Recommendation of the Planning and Zoning Commission The Planning and Zoning Commission reviewed this application at the January 19, 2012 meeting and recommended approval of the rezoning and preliminary development plan to City Council with the conditions listed below. All conditions related to the development text have been incorporated. All other conditions will be required to be met at the final development plan stage. 1) The following items will need to be addressed as part of the final development plan: a) The submission of a more comprehensive tree survey and tree replacement plan that indicates how all the trees affected by the proposed improvements are mitigated. b) The two oak trees identified along Tuller Road should be included on the comprehensive tree survey and mitigated. c) Any trees removed along the west side of Tuller Ridge Drive must be replaced in accordance with the tree preservation requirements. d) The plans should be revised to include top of wall heights to ensure the height requirement is met and to ensure all vehicular use areas incorporate the required screening. e) The proposed plans should be revised to show the masonry piers located one per every 50 feet. f) The applicant should continue to work with Engineering regarding the impacts of the wetland area based on the proposed improvements and address how it will be mitigated. g) The applicant must verify with the City of Columbus and /or the Washington Township Fire Department that the waterline located on Tuller Road has adequate capacity to Memo re. Ordinance 06 -12 Rezoning with Preliminary Development Plan Vrable Skilled Nursing PUD February 9, 2012 Page 4 of 6 handle the domestic and fire demand from this facility, until the proposed waterline improvements occur with the relocation of Riverside Drive. h) The applicant should continue to work with the City to determine if the relocation of the existing sanitary sewer is necessary and what party will be responsible for the completion of these improvements. i) The applicant will be required to conduct an access study as part of the final development plan process. j) The applicant should continue to work with Planning and Engineering to determine the final layout and design of the cycletracks, sidewalks and other streetscape elements. k) The proposed plans need to be revised to include required ADA accessible parking spaces. 1) The applicant will need to continue to work with Engineering to ensure the ground recharge methods are incorporated to meet the stormwater management requirements and the water released from the site does not negatively impact the Scioto River or upstream facilities. m) The applicant should continue to work with Planning and Engineering on the design and landscape materials for the stormwater facilities to ensure the desire for high quality stormwater management facilities and features is met with the final development plan. n) The applicant work with Planning and Engineering to identify appropriate materials, installation methods and maintenance provisions regarding the pervious pavement proposed on site. o) Planning will continue to work with the applicant to finalize the plant material at the final development plan. p) The two gatehouse features at the east /west street entry should be lowered or removed. q) Allow the applicant the possibility to modify the site plan to reduce the amount of pavement located between the building and the street, and locate the building as close as possible to the east /west road and Tuller Ridge Drive at the final development plan stage. r) The proposed masonry walls located along the East /West Road currently shown at six feet be reduced to three feet in height. 2) The development text should be revised according to the following, prior to review by City Council: a) State the height of the wall or hedge be 30 inches in height, as measured from the top of wall in the parking lot and require one tree per 40 feet. b) Eliminate the provision exempting the replacement of the existing street trees along Tuller Ridge Drive. c) Permit two main identification signs limited to 50 square feet each, and not to exceed six feet in height. The directional sign may display the name of the business but should be limited to three feet in height, as measured from established grade, and no more than four square feet. d) Require 75% masonry materials on the building elevations. e) Bicycle parking be provided on -site at one space per 20 parking spaces. 0 Remove statement regarding vision for proposal as it relates to Historic Dublin on pg 1. Memo re. Ordinance 06 -12 Rezoning with Preliminary Development Plan Vrable Skilled Nursing PUD February 9, 2012 Page S of 6 g) Remove references within the text permitting deviations to the proposed plans at the final development plan (pg 2 and 6). h) Require the applicant to provide street trees along roads built by the applicant. i) Clarify the Development Standards statement on page 2 to indicate conflicts with Chapter 153. j) Prohibit Through the Wall Air Conditioning Units (PTACs). 3) The applicant will be responsible for the dedication of right -of -way along the proposed roadways, as well as the construction of the north /south road. 4) The construction of the east /west road by the City is contingent upon the applicant entering into a TIF agreement with the City. 5) Minor modifications to the turning radii in the rear parking lot to meet fire truck maneuvering requirements must be made prior to submitting for City Council. 6) The plans must be revised to identify the replacement trees within the landscape requirements section of the proposed landscape plans. 7) The final location, design and construction of the on- street parking spaces will be determined with the roadway improvements. Bridge Street Corridor The site is located in the proposed Bridge Street Office Residential District, which recognizes the area for a mix of multiple - family, personal service, commercial and office uses. The proposed Bridge Street Corridor Zoning Code provisions encourage urban architecture with buildings along the street edge and parking behind. While the proposed plan cannot be formally reviewed under the proposed code, the Commission and Planning have urged the applicant to design the site in a manner that furthers the future surrounding area development under the provisions of the Bridge Street Corridor. The proposed plans indicate how the applicant made an effort to revise the building layout and design to create a stronger street presence along the future East/West Road. The building was rotated and shifted to the south to present more of the building fagade parallel to the future road, which shifted the closest part of the building from approximately 140 feet, to 68 feet from the future right -of -way. However, these efforts do not result in a site design that complies with the Bridge Street Corridor, principally due to parking locations. During the rezoning /preliminary development plan review by the Planning and Zoning Commission, much discussion occurred between the applicant and the Commission about whether the proposed building could be relocated to better meet the intent of the Bridge Street Code. The Commission added a condition of approval (1q) allowing the applicant the possibility to modify the site plan to reduce the amount of pavement located between the building and the street, and locate the building as close as possible to the East /West Road and Tuller Ridge Drive. Memo re. Ordinance 06 -12 Rezoning with Preliminary Development Plan Vrable Skilled Nursing PUD February 9, 2012 Page 6 of 6 The applicant has tested various site layout options to determine whether the site plan can be modified to more closely meet the Bridge Street Code requirements. Given the topography of the site, the orientation of the building, the internal requirements of the building, and other site development standards, limited modifications can be made accomplish this goal. The applicant has provided the preferred layout for the site. Planning has reviewed this option and determined it is the best of the alternatives provided and satisfies the condition of approval as the applicant moves forward with the final development plan. Recommendation Planning recommends City Council approval of Ordinance 06 -12 at the second reading /public hearing on February 27, 2012. 08- 116Z /PDP /PP N City of Dublin Rezoning /Preliminary Development Plan/ n Land Use and Preliminary Plat A Long Range Planning Vrable Skilled Nursing Care Feet Tuller Road and Tuller Ride Road 0 200 400 08- 116Z /PDP /PP N City Of Dublin Rezoning /Preliminary Development Plan/ A Land Use and Preliminary Plat Long Range Planning Vrable Skilled Nursing Care 0�F0eet Tuller Road and Tuller Ridge Road 1 1 _� land the and Lang Range Munth a 5800 Shh -Rings Rood Dubin Oh* 43016 236 Phone/ 100 6'4410••600 far 61 4-410-4747 Web Ste www dubrn oh us February 2009 PLANNING AND ZONING COMMISSION APPLICATION (Code Sect;on 153 232) I. PLEASE CHECK THE TYPE OF APPI IceTlnM ❑ Informal Review ❑ Final Plat (Section 152.085) ❑ Concept Plan ❑ Conditional Use (Section 153.056(AH1)) (Section 163.236) ❑ Preliminary Development Plan / Rezoning ❑ Corridor Development District (COD) (Section 153.053) (Section 153.116) ❑ Final Development Plan (Section 163.053(E)) ❑ Amended Final Development Plan (Section 163.053(E)) ❑ Standard District Rezoning (Section 153.018) El Preliminary Plat (Section 152.015) ❑ Corridor Development District (CDD) Sign (Section 153.116) ❑ Minor Subdivision ❑ Right -of -way Encroachment ❑ Other (Please Specify): Please utilize the applicable Supplemental Application Requirements sheet for additional submittal requirements that will need to accompany this application form. II. PROPERTY INFORMATION: This section must be completed. Property Address(es): Tuller Road and Tuner Ridge Road Tax ID/Parcel Numberts): Parcel Sims) (Acres): 273 009080 6.34 acres Existing Land Use/Development: undeveloped IF APPLICABLE, PLEASE COMPLETE THE FOLLOWING: Proposed Land UsaiDevelopment Skilled nursing facility Total acres affected by application: 6.34 acres III_ CURRENT PRnPFRTV nwarcDIQ%- a,a____ Nana (Individual or Organization): Tuller Henderson LI Malang Address: 3248 Henderson Road, Columbus, Ohio 43220 (Street. C ft State, Zip Code) Daytime Telephone: 614 545 - 5500 p er; 614 - 545 - 1320 Email orAMernato Contact Information: Pagel of 3 IV. APPLICANT(S) This Is the person(*) who Is submitting the application If different than the property owner(*) listed In part III. Please complete If applicable. Name: Al Vrable Applicant Is also property owner: yes ❑ no Organization (Owner, Developer, Contractor, etc.): Mailing Address: 3248 Henderson Road, Columbus, Ohio 43220 (Street, City, State, Zip Code) Daytime Telephone. 614 - 5455500 Fa , 614 - 545 - 1320 Email or Alternate Contact Information: V. REPRESENTATIVE(S) OF APPLICANT / PROPERTY OWNER This Is the person( who Is submitting the application on behalf of the applicant listed In part IV or property owner listed In part 111. Please complete N applicable. Name: Ben W Hale, Jr and Jackson Reynolds, attorneys Organization (Owner, Developer, Contractor, etc.): Smith & Hale LLC Mailing Address- 37 W. Broad Street. Ste 725, Columbus, Ohio (Street, City, Stets, Zip Code) Daytime Telephone: 614 - 221 - 4255 Fax: 614 - 221 - 4409 Email or Alternate Contact Information: jreynolds@smithandhale.com VI. AUTHORIZATION FOR OWNER'S APPLICANT or REPRESENTATIVE(S) If the applicant Is not the property owner, this section must be completed and notarized. 1 Tu1er Henderson LLC the owner, hereby authorize Smm and Ha to act as my applicant or representative(a) In all matters pertaining to the processing and approval of this application, Including modifying the project I agree to be bound by all representations and agreements made by the designated representative. Signature of Current Property Owner. �J� l 1 /�.r ��/I�J - ......._ Date. Avd it /SI is Check this box If the Author"n for Owner'saappllcant or Re resen t Rep tative(s) b attacl�'6 p ument Subscribed and sworn before me this 144 - day of F RdAs`Z.Y Y0 r -�: . _ Carl E. Meyer, Jr. State of — ay - M - 0 ' * �- * N&Y PUbNC, SM Of Ohio County of FWAIu 39UfQ Notary Public M E = _' O, My COmmlti8i0t1 E>cpan09- ?92016 VII. AUTHORIZATION TO VISIT THE PROPERTY: Site visits to the property by City rep � , �assandal to process this application. The OwnsdApplicant, as noted below, hereby authorizes City representatives to vlslt, photograph and post a notice on the property described In this application. 1 Tuller Henderson LLC m the owner or authorized representative, hereby authorize City representatives to visit, photograph and post a notice on the property described In this application. I Signature of applicant or authorized representative: Jm A,�li Z' V'66.� / %ie- I Date. 2%12 I of 3 VIII. UTILITY DISCLAIMER The OwnsdAppllcant acknowledges the approval of this request for review by the Dublin Planning and Zoning Commission and/or Dublin City Council does not constitute a guarantee or binding commit rent that the City of Dublin will be able to provide assantial services such as water and sewer facilities when needed by said Owner /Applicant Tuller Henderson LLC the owner or authorized tative provide represen , that approval of this request does not constitute a guarantee or binding commitment that the City of Dublin will be able to dial senE+rla aualallhrater and sewer feel! Vwn need by said Owner/Applicant t s Ulm/ _ . of applicant or authorized representative: Date: 2/W.12 IX. APPLICANT'S AFFIDAVIT: This section must be completed and notarized. 1 J8df ftnp!Ls. SnWA and Hai the owner or authorized representative, have road and understand the contents of this application. The rrnation contained In this application, attached exhibits and other infonrmftn submitted Is complats and In all respects d orregL to the best of my kpw*jedge and belief. Signature of applicant or authorized Subscribed and sworn to before me this L- ff day of l 1J - �Y� , 20 State of � 3 IV) Cgpr"rpf,, ... Notary Public f NBW C. Tunmons Notely Public, State of Ohio My Commission E)#ms 09-042015 Date: 2/JL1 FOR OFFICE USE ONLY Amount Received: 3500.00 Application No: 08- 11OZIPOP P8Z Dsta(sy 1119112 P&Z Action: rea of approval Receipt No: 74507453 Map Zone • 2 Date Received: 12(18108 Received By: ,IP City Council (First Reading): 2(13112 City Council (Second Reading): 2/27112 City Council Action: Ordinance Number. Type of Request: Rexar**"'*'*Oy I Devdapmant Plsr�nlifY Pfet N, 8, E, W (Circle) Side of: Tuller Road N, S. E, W (Circle) Side of Nearest Intersection: Tuller Ridge Drive Distance from Nearest Intersection: at the Intersection Existing Zoning District. CC Requested Zoning District: PUD Page 3 of 3 VRABLE HEALTHCARE PUD Rezoning Statement The future land use designation for this area in the 2007 Community Plan is "Mixed Residential- Medium Density," with a density around five units to the acre. Portions of the site are also shown as open space in the plan. However, the current zoning classification of the property in the CC, Community Commercial District, may be of greater importance. Under the current zoning, a wide range of retail and related uses are permitted, including uses such as general retail stores, hardware stores, clothing stores, automobile sales, restaurants, hotels, fitness, exercise and health facilities and even sexually- oriented business establishments. These uses are allowed as of right and would generally require only the approval of a Corridor Review District application by the Planning Commission and the issuance of permits at the staff level before development could begin. The benefit of the proposed zoning is that it will provide uses that are appropriate for the area while removing the ability to develop uses that may not be desirable from the City's perspective. This PUD will provide institutional uses which are clearly more in line with the recommendation of the Community Plan than the uses that are available under the current zoning. The skilled nursing, rehabilitation and assisted living facilities in conjunction with ancillary office uses proposed in this PUD will blend effectively with existing development in the area, which includes office development along Tuller Road west to Riverside Drive. Healthcare of 80's and 90's involved hospital's having step down units which were licensed skilled nursing centers. With today's healthcare reform, hospitals like Dublin Methodist do not have a skilled nursing facility. The skilled nursing, rehabilitation and assisted living facilities planned for this site will serve the aging population of the City with multiple services including high levels of rehab, hospice and neurological to support conditions from dementia to traumatic brain injuries. This project is very complimentary to the new Hospital and will have the most advanced setting that will be more beneficial to the residents of Dublin than typical residential development. These uses will have significantly less impact on traffic and no school -aged children will be generated from this development, creating additional tax revenue for the school system but no corresponding duty to spend money on new students. The proposed development will respect the topography of the site and the architecture will complement the quality of buildings already found in Dublin. Furthermore the transportation network will be improved, by providing for a portion the East West Road through the site, as proposed in the Bridge Street Corridor Study. The desirability of this development is evident when comparing it to what is possible with current land use entitlements. Instead of leaving open the possibility of intense retail development, this proposal provides softer uses with abundant green space and a design that is sensitive to the property's prominent location. Furthermore, it provides an opportunity for the city to realize the financial rewards of income and real property taxes from a quality development. In every respect this proposal is beneficial for Dublin. 12.29.11 VRABLE HEALTHCARE PUD ZONING EXHIBIT 6.34 ACRES Situated in the State of Ohio, County of Franklin, City of Dublin, located in Quarter Township 2, Township 2, Range 19, United States Military Lands, being out of that 7.952 acre tract conveyed to Tuller Henderson, LLC by deed of record in Instrument Number 200412080279020, and out of that 30.539 acre tract conveyed to Invictus Land Holding, LLC by deed of record in Instrument Number 200007070134979 (all references refer to the records of the Recorder's Office, Franklin County, Ohio), and being described as follows: Beginning, for reference, at the centerline intersection of Riverside Drive and Tuller Road; Thence South 86' 33' 02" East, with the centerline of said Tuller Road, a distance of 50.28 feet to a point in the easterly right -of -way line of said Riverside Drive; Thence South 09' 29' 53" West, with the easterly right -of -way line of said Riverside Drive, a distance of 50.28 feet to a point at the common corner of that 0.081 acre tract conveyed to City of Dublin by deed of record in Official Record 23346I15 and that 5.097 acre tract conveyed to Tuller Henderson, LLC by deed of record in Instrument Number 200412080279022; Thence South 86' 33' 02" East, with the northerly line of said 5.097 and 7.952 acre tracts, the southerly line of said 0.081 acre tract, a distance of 481.71 feet to the TRUE POINT OF BEGINNING; Thence continuing South 86' 33' 02" East, with the line common to said 7.952 and 0.081 acre tracts, a distance of 408.60 feet to a point on the arc of a curve in the westerly right -of -way line of Tuller Ridge Drive, of record in Plat Book 71, Page 60; Thence with the easterly line of said 7.952 acre tract, said westerly right -of -way line, the following courses and distances: With said curve to the right, having a central angle of 34' 17' 17 ", a radius of 25.00 feet, an arc length of 14.96 feet, and a chord bearing and distance of South 16' 16' 35" East, 14.74 feet to a point of reverse curvature; With said curve to the left, having a central angle of 06' 25' 06 ", a radius of 530.00 feet, an arc length of 59.37 feet and a chord bearing and distance of South 02' 20' 30" East, 59.34 feet to a point; South 05' 33' 02" East, a distance of 163.24 feet to a point of curvature to the right; With the arc of said curve to the right, having a central angle of 09' 00' 00 ", a radius of 470.00 feet, an arc length of 73.83 feet, a chord bearing and distance of South 01' 03' 02" East, 73.75 feet to apoint of tangency; and South 03' 26' 58" West, a distance of 254.31 feet to a point; Thence across said 30.539 and 7.952 acre tracts, the following courses and distances: With the arc of a curve to the right, having a central angle of 87' 03' 47 ", a radius of 20.00 feet, an arc length of 30.39 feet and a chord bearing and distance of South 46' 58' 51" West, 27.55 feet to a point of reverse curvature; With said curve to the left, having a central angle of 22' 03' 56 ", a radius of 837.50 feet, an arc length of 322.54 feet and a chord bearing and distance of South 79' 28' 46" West, 320.55 feet to apoint; South 68' 26' 48" West, a distance of 12.54 feet to a point of curvature; VRABLE HEALTHCARE PUD ZONING EXHIBIT 6.34 ACRES With said curve to the right, having a central angle of 89' 59' 58 ", a radius of 20.00 feet, an arc length of 31.42 feet and a chord bearing and distance of North 66' 33' 13" West, 28.28 feet to apoint; North 21' 33' 14" West, a distance of 147.42 feet to a point of curvature; With said curve to the right, having a central angle of 25' 39' 49 ", a radius of 470.00 feet an arc length of 210.52 feet and a chord bearing and distance of North 08' 43' 19" West, 208.76 feet to apoint; North 04' 06' 35" East a distance of 297.54 feet to a point of curvature; and With said curve to the right having a central angle of 89' 20' 22 ", a radius of 20.00 feet, an arc length of 31.19 feet and a chord bearing and distance of North 48' 46' 46" East 28.12 feet to the TRUE POINT OF BEGINNING, containing 6.34 acres, more or less. THIS DESCRIPTION WAS PREPARED FROM RECORD INFORMATION AND SHOULD BE USED FOR ZONING PURPOSES ONLY. EVANS, MECHWART, HAMBLETON & TILTON, INC. HLK/ 2011Dec29 6_34 ac 20110454 08 -116Z Vrable /Stratford aRl 6860 Riverside Drive G &I VI Sycamore Ridge LLC c/o DRA Advisors LLC 220 E. 42 °d Street New York, NY 10017 BVH Associates LLC 4590 Indianola Avenue Columbus, OH 43214 Thomas Family LP 7780 Brock Road Plain City, OH 43064 Century Life of America c/o CB Richard Ellis Attn: Rebecca Marshall 280 N. High Street, 17 Floor Columbus, OH 43215 • Vrable Healthcare Companies The Stratford Companies c/o Richard W. Horn & Allan K Vrable 3248 W. Henderson Rd Columbus, OH 43220 City of Dublin c/o Marsha Grigsby David A. & Joellen Thomas 1700 Dunn Road London, OH 43140 Tuller Henderson LLC 1605 NW Professional Plaza Columbus, OH 43220 • Smith and Hale c/o Ben Hale, Jr. & 37 W. Broad St. Suite 725 Columbus, OH 43215 hivictus Land Holding LLC 3248 W. Henderson Road Columbus, OH 43220 Thomas Ridge LLC c/o Schottenstein Stores Corp. 4300 E. 5 Avenue Columbus, OH 43219 *Linda Menery EMH &T 5500 New Albany Road Columbus, OH 43054 VRABLE HEALTHCARE PLANNED DEVELOPMENT DISTRICT (PUD) As submitted for City Council February 13, 2012 I. INTRODUCTION: A. Purpose and Intent: The intent behind the creation of the Vrable Healthcare PUD is to provide the genesis of a signature development across the river from historic downtown Dublin. The initial site consists of 6.3 ± acres located along Tuller Road and Tuller Ridge Road. The focal point of this segment will be a skilled nursing, rehabilitation and assisted living facility with associated office uses. Prior to the approval of this PUD, the subject property has a zoning designation of CC, Community Commercial. While that zoning provides wide - ranging possibilities in terms of retail uses, this PUD instead will enable the developer and the city to meet shared goals relating to uses and quality of development. The site plan and architecture are cognizant of the site's prominent location and accommodate the municipality's plans to build an east west road from Dublin Center Village Parkway to Riverside Drive per the Bridge Street Corridor Plan. Not only does this rezoning application further these goals, but the project constitutes an extremely large investment in the community that will generate a timely economic windfall for Dublin. These economic benefits provide a source of funding for the implementation of the city's long -term plans for the redesign of the area road network and the creation of a large park along the river B. Summary of Plan: This zoning text and the accompanying development plan strike a balance between the developer's needs and the flexibility desired by the city to implement a portion of the Bridge Street Corridor Study. This site plan provides the opportunity for the City to develop a portion of a proposed East West Road, which is intended to enhanced connectivity from Dublin Village Center to Riverside Drive. The developer is proposing an appropriate land use within the corridor and helping to facilitate future pedestrian connections which are ultimately planned to link the east side of the river with historic Downtown Dublin via civic space along the Scioto River. Anticipated public improvements affecting the development site include the modifications to Tuller and Tuller Ridge Roads, creation of a new East West Road, a new North South Road, streetscape and utility upgrades. Additionally, the plan provides a conceptual right -of -way location for the possible relocation of Riverside Drive in the future. The development plan and this zoning text address development standards for an area comprised of 6.3 ± acres that is found on the northeastern portion of the total property site. 1 II. PUD TEXT A. Location: This site consists of 6.3 ± acres located west of and adjacent to Tuller Ridge Road and south of and adjacent to Tuller Road. B. Development Standards; Site Plan: Unless otherwise specified in the submitted drawings or in this written text, the development standards of the City of Dublin Code Chapter 153 shall apply to this site. Additionally, the applicant has tried to incorporate some items from the BSC Code including setbacks and landscape. To the extent that the submitted drawings or this text are in conflict with the existing City of Dublin Code Chapter 153, the drawings and /or text shall govern. Basic development standards are compiled regarding proposed density, site layout, traffic, circulation, landscaping, and architectural standards. These component standards ensure consistency and quality throughout the development. 2. The site plan shown on the accompanying Preliminary Development Plan is being provided for the purpose of demonstrating the site's capacity for the proposed skilled nursing, rehabilitation and assisted living facility uses and associated office space. This site plan has been prepared based on assumptions regarding the alignment of the East West Road, North South Road, proposed utility relocations, preliminary site and building design configurations. As such, this site plan may be modified as we move though the various approvals due to any of these assumptions. C. Permitted Uses: The following uses shall be permitted: Skilled nursing and rehabilitation facilities. For purposes of this PUD, these terms shall refer to facilities providing temporary and /or permanent care for their inhabitants. Such services include, without limitation, respiratory services; rehabilitation from surgery; stroke recovery programs; cardiac rehabilitation; speech, occupational, and physical therapy; long -term nursing home care; respite care; hospice care; and Alzheimer and dementia care services. 2. Assisted Living facilities. 3. Ancillary Uses typically associated with the permitted uses including but not limited to outdoor entertainment spaces, courtyards, patios, porches, walks and therapy areas. 4. The permitted and conditional uses set forth in Section 153.026 (Suburban Office and Institutional District) of the City of Dublin Zoning Code, provided that conditional uses are approved in accordance with Section 153.236. D. Lot Coveraae: 2 A maximum lot coverage of 70% shall be permitted. E. Setback Requirements: Building and pavement setbacks shall be 15' from all property lines and rights-of- way. F. Parkina and Loadina: Unless otherwise stated in this text or depicted on the Preliminary Development Plan, all parking and loading shall be regulated by City of Dublin Code Section 15 3.2 00 et seq. 2. Additionally, parking shown on the PDP is in excess of the code requirement. This facility is not a typical nursing home and provides various levels of care and rehabilitation services. A larger number of professional staff, doctors and visitors are expected to serve this facility on a daily basis than what a traditional nursing facility requires. As such, we are providing addition parking to accommodate these individuals as well as additional parking to accommodate shift changes. 3. Bicycle parking shall be provided on site at 1 space per 20 parking spaces. G. Circulation: Vehicular access shall be provided to Tuller Road , the proposed East West Road and the proposed North South Road from single full movement curb cuts. The final location and design of these curb cuts shall be as approved as a part of the Final Development Plan for this subarea. 2. A curb cut is shown to access the parcel to the west of the site. The final location and design of this curb cut shall be approved as part of the Final Development Plan for that parcel. H. Waste and Refuse: Screenina: Waste and Refuse: All waste and refuse shall be placed in containers and shall be fully screened in accordance with the Dublin City Code. If walls are utilized for screening and are visible from the public right of way, they shall be constructed with materials that are harmonious with the architecture of the primary structure in this subarea. 2. Mechanical or Other Equipment: Mechanical equipment or other utility hardware on the roof, ground, or buildings shall be screened from public view with materials harmonious to the building(s) found in this subarea. I. Landscapina: General Standards: Except as otherwise stated herein, landscaping shall be provided through a combination of the requirements of in the Dublin Code, Section 3 153.130 et seq. (Minimum Landscape Requirements) and /or Code Section 153.065 D (BSC : Landscape) as shown on the Preliminary Development Plan. 2. Perimeter Buffers and Screening: A buffer shall be provided to screen parking visible from the public right -of -way, except as noted in 3 below. This buffer shall serve to fulfill both the vehicular use and property perimeter screening requirements. Interruptions in the perimeter buffer shall be permitted for vehicular and pedestrian circulation, drainage and other necessary easements or infrastructure. Said buffer shall be located along any parking area perimeter abutting a public right -of -way and shall be comprised of screening to include either: a. 1 tree per 40' of parking perimeter and a continuous hedge, 30" in height minimum and 36" maximum, as measured from established grade, with 75 percent year round opacity. The continuous hedge may incorporate masonry piers at approximately 50' on center; or b. A solid masonry wall with piers, minimum height of 30" and a maximum of 36 ", as measured from established grade. Screening for loading and service areas will incorporate the use of walls, evergreen and /or deciduous trees and shrubs to screen loading areas from the public right -of -way. Additional landscape shall be provided along portions of the building perimeter which abuts a public right -of -way and may be either foundation plantings and /or screen walls. Courtyard areas shall not be considered part of the building perimeter 3. Street Wall: A masonry wall may be provided to screen parking and serve as a street wall along the east /west road. Said masonry wall shall not exceed 36" in height and may have an ornamental iron fence attached on top, not to exceed an additional 36" in height. Masonry piers shall be incorporated and shall not exceed the wall and /or wall with fence height by an additional 1'. All heights shall be measured from the top of wall to established grade. 4. Landscaping Plan: A Preliminary Landscape Plan shall be submitted with the Preliminary Development Plan. Areas including but not limited to entries, porte- cocheres, drop -offs, loading areas, courtyards, walks and stormwater quality areas, etc. may be conceptually shown on the Preliminary Landscape Plan with final materials and details to be provided at time of Final Development Plan. Final Landscape plans shall be submitted to the Planning Commission as a part of the Final Development Plan. Landscaping shall be in accordance with that which is approved as a part of the Final Development Plan. The Planning Commission shall be permitted to allow deviations from the strict application of the Dublin Landscape Code as a part of its approval of the Final Development Plan for this subarea. 5. Retaining Walls: Conceptual locations of retaining walls shall be indicated on the Preliminary Development Plan. Final design (including top of wall heights), 4 placement and materials for retaining walls, shall be submitted and approved as a part of the Final Development Plan. Retaining walls exposed to public rights -of- way shall be cladded with materials that are harmonious and compatible with the materials utilized on the primary structure. These may include masonry, masonry veneer, stone, or stone veneer 6. Street Trees: Existing street trees along Tuller Ridge Drive and Tuller Road shall be retained, to the extent possible. Any street trees removed shall be mitigated by the developer in accordance with the tree preservation ordinance. Street trees shall be provided as part of the public improvement plans for the construction of the East West Road, North South Road and reconstruction of Tuller Ridge Road with specifics relating to species and location to be coordinated with the City of Dublin's Landscape Architect. The developer shall be responsible for providing street trees along roads they construct. 7. Plant Materials: Trees utilized to meet the various requirements of the landscape code may be single or multi stemmed trees deciduous or evergreen trees, excepting street trees along public rights of way which shall be single stemmed deciduous trees. 8. Tree Survey: A comprehensive tree survey and replacement plan shall be provided at time of Final Development Plan. J. Stormwater Management: Per the specifications provided to the developer by the City of Dublin, the site is required to provide water quality per Ohio EPA requirements. In regard to water quantity, the City shall require the developer to only provide water recharge. Water recharge shall be 35% of a rainfall event, with the specific event to be determined by the City of Dublin at a later date. K. Lighting: General Standards: Except as otherwise stated herein, lighting shall conform to the Dublin Exterior Lighting Guidelines. 2. Lighting Plan: Final lighting plans shall be submitted to the Planning Commission as a part of the Final Development Plan. Lighting shall be in accordance with that which is approved as a part of the Final Development Plan. The Planning Commission shall be permitted to allow deviations from the strict application of the Dublin Exterior Lighting Guidelines as a part of its approval of the Final Development Plan for this subarea. 3. Exterior Fixtures: Exterior light fixtures may be pole or wall mounted, shall be dark in color, and shall consistently utilize similar types and styles. 4. Light poles: Light poles shall be limited to a maximum of 20 feet in height. L. Architecture: Design: The architectural design the buildings on this site shall be in accordance with that which is approved as a part of the Final Development Plan. Conceptual 5 building elevations and material suggestions shall be provided with the Preliminary Development Plan. 2. Buildina Heiaht: The maximum height of structures shall be 45 feet as measured per the City of Dublin Code. 3. Materials: Permitted exterior materials shall include brick, stone /synthetic stone, stucco /synthetic stucco, engineered wood composite material (e.g. Hardi -plank or similar product), cementitious siding, or any combination thereof. The application of brick or stone veneer to a single building fagade shall be prohibited. A minimum of 75% masonry materials shall be required on the building elevations. 4. Four - sided: Buildings shall employ four -sided architecture. Exterior building materials shall be used consistently on all four sides of the structure. 5. "Through the wall air conditioning units" (PTAC's) shall be prohibited. M. Sianaae: General Standards: Except as otherwise stated herein, signage shall conform to the Dublin Sign Code, Section 153.150 et seq. 2. Sianaae Plan: A plan indicating conceptual locations for site signage may be submitted with the Preliminary Development Plan. A final signage plan shall be submitted to the Planning Commission as a part of the Final Development Plan. Signage shall be in accordance with that which is approved as a part of the Final Development Plan. The Planning Commission shall be permitted to allow deviations from the strict application of the Dublin Sign Code as a part of its approval of the Final Development Plan for this subarea. 3. Ground Sians: Ground - mounted signs shall be permitted in this subarea as follows: a. Location; Number, Size: i. Two main identification signs shall be permitted and are limited to 50 square feet each and not to exceed 6 feet in height as measured from established grade. ii. One directional sign shall be permitted and may display the name of the business but should be limited to 4 square feet and not to exceed 3 feet in height as measured from established grade. All other directional signage shall be permitted per the sign provision of Dublin's Zoning Code. b. Landscaping: Ground signs shall have landscaping around the base of the sign as required by Dublin Code. C. Sian Base: Monument sign bases shall utilize materials that are complimentary to the materials used on the building. 6 d. Illumination: All ground signs shall be externally illuminated with ground - mounted fixtures. III. GENERAL MATTERS: The site plan shown on the accompanying Preliminary Development Plan for the site is conceptual in nature and is being provided for the purpose of demonstrating the capacity of the site for the uses contemplated therein. 7