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45-99 Ordinance AMENDED RECORD OF ORDINANCES Dayton Legal Blank Co. Form No 30043 45-99 (Amended) Ordinance No Passed An ordinance providing for a change in zoning for 83.09 acres located on the south side of Post Road, north of US 33, approximately 900 feet west of Avery-Muirfield Drive, From: R, Rural District, To: PCD, Planned Commerce District (Perimeter West Office Park/File No. 99-040Z). NOW, T~REFORE, BE IT ORDAINED by the Council of the City of Dublin, State of Ohio, of the elected members concurring: Section 1. That the following described real estate (see attached map marked Exhibit "A") situated in the City of Dublin, State of Ohio, is hereby rezoned PCD, Planned Commerce District, and shall be subject to regulations and procedures contained in Ordinance No. 21- 70 (Chapter 153 of the Codified Ordinances) the City of Dublin Zoning Code and amendments thereto. Section 2. That application, Exhibit "E", including the list of contiguous and affected property owners, and the recommendations of the Planning and Zoning Commission, Exhibit "C", are all incorporated into and made an official part of this Ordinance and said real estate shall be developed and used in accordance therewith. Section 3. That this Ordinance shall take effect and be in force from and after the earliest period allowed by law. Pas ~J day of 1999. ayor -Presiding Officer Attest: ~v_ Clerk of Council Sponsor: Flanning Division 1~""'' I hereby certify that copies of this Ordinance/Resolution were posted in the " +wr , City of Dublin in accordance with Section T31.25 of the c'h`:io Revised Code, erk of Council, Dublin, Ohio GENERAL DEVELOPMENT STANDARDS PERIMETER WEST NOVEMBER 11, 1999 General Development Standards 1. It is the intent for this development to be a unified, high quality office pazk. 2. Mid-rise, signature type offices will be promoted along the SR 161/33 freeway with lower intensity, lower scale offices located on the northern portion of the site next to Post Road. 3. Detailed architectural standards will be set forth in deed restrictions providing for coordinated use of materials and azchitectural chazacter throughout the development. 4. Signage shape, size, color, and style will be controlled by signage standazds set forth for the entire development. All site planning will be done in a manner consistent with prudent planning principles and practice. In no event shall ground signs exceed a maximum height of 6 feet. 5. If these standazds conflict in any way with the City of Dublin Codified Ordinances, then the Planned Commercial District shall prevail. Standazds in the City of Dublin Zoning Code applicable to matters not covered in this document shall apply in all such matters not covered. 6. Emphasis shall be placed on high quality water features. Where practical, pedestrian access and seating areas shall be incorporated in proximity to ponds and water features. 7. Landscaping for each individual building site shall be consistent with other "Class A" office campus developments in Dublin. ,k~ 8. Road Improvements to be developed with the initial Phase of the Perimeter West shall include required improvements at Avery Road as identified in the Pazson's Transportation Group report dated August 10, 1999 and as illustrated on attached Exhibit B, as well as the extension of Perimeter Drive through the site to its terminus at Post Road and the extension of Perimeter Loop Road to the southern boundazy of the first building site. No more than 210,000 squaze feet of building area will be permitted to be occupied until such time as these improvements have been completed. 9. Hotels shall be generally of high quality, with architecture character and exterior building materials similar to those on office buildings within the Perimeter West development. No through wall HVAC units, or exterior balcony or exterior walkway room entrances, shall be permitted. A maximum of two (2) hotels shall be permitted within Subazea 2. No hotels shall be permitted within Subarea 1 or Subazea 3. 1 10. The maximum lot coverage permitted shall be not greater than 60% in the aggregate for Perimeter West Office Park with no individual site having a lot coverage ratio greater than 65%. 11. The maximum building area to be constructed shall be not greater than 9,000 square feet per gross acre for Perimeter West Office Park. Individual sites however may exceed this requirement provided however the overall density shall not exceed an average of 9,000 square feet in the aggregate. 12. When requested by Dublin City Staff, the Developer shall prepare and maintain a log illustrating density and lot coverage for the Perimeter West development. 13. Improvements constructed in conjunction with the development of Perimeter West shall be in compliance with the Dublin Thoroughfare Plan and Dublin Stormwater Regulations. 14. Landscape treatments, including street trees along all roads, shall be consistent with the property immediately east of Perimeter West. 15. In no event shall ground signs exceed a maximum height of 6 feet. 2 SUBAREA 1 (22.52+/- ACRES) net of road right-of-ways. 1.01 Description: Subarea 1 is located immediately north of Perimeter Drive, south of Post Road. 1.02 Permitted Uses: The uses permitted in Subarea 1 include: ¦ Those uses listed in the Dublin Zoning Regulations in Section 153.026(A). ¦ General office uses including, without limitation, corporate headquarters and offices of major institutional users. ¦ Ancillary commercial services or restaurant uses within a structure primarily devoted to office or institutional uses. 1.03 Permitted Height and Setback Requirements: 1. Setbacks shall be determined as described below: ¦ Side and rear yards for buildings within the Subarea shall be a minimum of 30 feet. ¦ Side and rear yards for parking areas shall be 10 feet each for a total of 20 feet between areas unless a common parking lot is established within the Subarea. ¦ The maximum height shall be 2 stories above grade plus mechanicals and achitectural features. Architectural features shall be limited to mechanical screens and skylights. ¦ All buildings shall be limited to 35 feet in height as measured to the midpoint of the gable roof. 2. Pavement setbacks shall be the following: ¦ 75 feet from Post Road right-of--way as defined on Preliminary Plat approved by City Council November 2, 1999. ¦ 30 feet from Perimeter Drive and Perimeter Loop rights-of--way. 3. Building setbacks shall be the following: ¦ 100 feet from the Post Road right-of--way for any building. ¦ 50 feet from Perimeter Loop and Perimeter Drive. 1.04 Traffic, Circulation, Parking and Loading: 1. Size, ratio, and loading facilities shall be regulated by City of Dublin Zoning Code Sections 153.200 through 153.212. Parking in excess of that required by the Code may be 8' x 16' with 22-foot aisles. 2. Exceptions from strict application of code standards may be granted at the discretion 3 of the Planning and Zoning Commission. 3. Loading areas shall be screened according to City of Dublin Code Sections 153.130 through 153.149. 4. Ingress and egress to and from the site shall be provided along Perimeter Drive. 5. Curb cuts for the Perimeter Drive right-of--way shall be approved in accordance with the City Engineer's direction. 6. Shared drives will be encouraged throughout the development to reduce the number of curb cuts needed. Subarea drives may be required for any lot of 250 feet of lot width or less. 1.05 Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened, according to the Dublin zoning code, with walls constructed of materials that coordinate with the materials utilized in the associated structure (i.e. brick, etc). 1.06 Storage and Equipment: 1. No materials, supplies, equipment, or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. 2. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be set back from the property line or building edge so as not to be visible from the adjacent property, or shall be screened from public view with landscape materials or materials harmonious with the building. , 1.07 Landscaping, Lot Coverage, and Pedestrian Paths: 1. All landscaping shall, at a minimum, be according to the City of Dublin Zoning Code Sections 153.130 through 153.149. Landscaping for each individual building site shall be consistent with other "Class A" office campus developments in Dublin. 2. The developer agrees to limit areas of construction activity and implement sedimentation and erosion control measures to minimize erosion during construction. 1.08 Fences/Walls 1. No chain link or wire fencing shall be permitted. 1.09 Signage and Graphics: Except as otherwise herein stated: 4 1. All signage and graphics shall conform to the City of Dublin Zoning Code Sections 153.150 through 153.164. No signage shall be permitted to face Post Road unless required for emergency services. 2. All signage shall be subject to applicable signage setbacks of Sections 153.150 through 153.164. 3. No signs shall be applied to windows for the purpose of outdoor or exterior r: advertising. ' 4. No roof signs shall be permitted, nor should a sign extend higher than the building. 5. No flashing, traveling, animated, or intermittently illuminated signs may be used. 6. No billboards, or electrical or other advertising signs shall be allowed, other than a sign carrying the name of the business occupying the site. 7. Temporary development marketing signage shall be permitted. 1.10 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting Guidelines. 1. External lighting within all subareas shall be cut-off type fixtures. 2. All types of parking, pedestrian, and other exterior lighting shall be on poles or wall mounted cut-off fixtures, and shall be of the same type and style. 3. All light poles and standards shall be dark in color and shall either be a dark brown, , black or bronze metal. 4. Parking lot lighting shall be no higher than 28 feet. 5. Cut-off type lighting and building uplighting shall be permitted. 6. All lights shall be arranged to reflect light away from any street or adjacent property. 7. All building illumination shall be from concealed sources. 8. No colored lights shall be used to light the exterior of the buildings. 9. All lighting of parking/driving areas and buildings will be designed and constructed so that it will be directed away from adjacent residential properties. 10. Alighting plan conforming to the City's Lighting Guidelines must be submitted to 5 the City as part of the Development Plan. 1.11 Architectural Standards: The following standards shall apply and be placed as deed restrictions, also: 1. All buildings and associated structures shall be harmonious in character, and reflect an upscale, high quality, residential style, office park development. Final architectural drawings shall be presented for approval according to the process Mq identified by the Final Development Plan. 2. All buildings shall have the same degree of exterior finish on all sides. Stone, brick, or decorative precast concrete panels shall be dominant exterior materials. Dryvit and other accent materials shall be limited to a maximum of 15% of the total exterior areas of the building. 3. Facade colors and materials on individual buildings shall be coordinated to complement each other. Facade colors of high chroma or intensity are not permitted. 4. Glass and curtain wall color should be coordinated to complement each other and the color palette of the building. Highly reflective "mirror-like" glass shall not be permitted on building facades. 5. All building structures constructed shall be of residential style. Roofs shall be of 6:12 pitch and mansard roofs shall be prohibited. , 6 SUBAREA 2 (58.63+/- ACRE ~ net of road right-o,~ ways 2.01 Description: This Subarea is located immediately adjacent to SR 161 and US 33, extending north to Perimeter Drive, including the extension of Perimeter Loop Road. 2.02 Permitted Uses: The uses permitted in this Subarea include: . . ¦ Those permitted uses listed in the Dublin Zoning Regulations in Section 153.026(A). ¦ General office uses including, without limitation, corporate headquarters and offices of major institutional users. ¦ Hotel/motel ¦ Ancillary commercial services or restaurant uses within a structure primarily devoted to office or hotel uses. 2.03 Permitted Height and Setback Requirements: 1. Setbacks shall be determined as described below: ¦ Side and rear yards for buildings within the Subarea shall be a minimum of 30 feet. ¦ Side and rear yards for parking areas shall be 10 feet on each side of the property line for a total of 20 feet between areas unless a common parking lot is established within the Subarea. ¦ Hotels/Motels shall not exceed density of 30 units to the acre in Subarea 2. ¦ The maximum height of office buildings shall be 5 stories above grade plus mechanicals and architectural features. Architectural features shall be limited to mechanical screens and skylights. Maximum height of hotels/motels shall be 7 ~.w~ stories plus mechanicals and architectural features. ¦ Buildings shall be limited to 80 feet in height including mechanicals and architectural treatments. 2. Pavement setbacks shall be the following: ¦ 50 feet from SR 161/33 ¦ 30 feet from Perimeter Drive ¦ 30 feet from Perimeter Loop 3. Building setbacks shall be the following: ¦ 100 feet from SR 161/33. ¦ For buildings exceeding 60 feet in height (including mechanicals) the minimum setback line shall be 100 feet from Perimeter Loop Road. ¦ For buildings under 60 feet in height (including mechanicals) the minimum setback 7 line shall be 50 feet from Perimeter Drive and Perimeter Loop Road. ¦ Buildings in excess of 60 feet in height (including mechanicals) shall be setback a minimum of 150 feet from Perimeter Drive. ¦ Buildings fronting on SR 161/33 shall be a minimum of two (2) stories. 2.04 Traffic, Circulation, Parking and Loading: 1. Size, ratio, and loading facilities shall be regulated by City of Dublin Zoning Code Sections 153.200 through 153.212. Parking in excess of that required by the Code may be 8' x 16' with 22-foot aisles. 2. Exceptions from strict application of code parking standards may be granted at the discretion of the Planning and Zoning Commission. 3. Loading areas shall be screened according to City of Dublin Code Section 153.134. 4. Ingress and egress to and from the site shall be provided along Perimeter Drive and Perimeter Loop Road. 5. Curb cuts for the Perimeter Drive right-of--way shall be approved in accordance with the City Engineer's direction. 6. Shared drives will be encouraged throughout the development to reduce the number of curb cuts needed. Shared drives may be required for any lot of 250 feet of lot width or less. 2.05 Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened, according to the Dublin zoning code, with walls constructed of materials that coordinate with the materials utilized in the associated structure (i.e. brick, etc). 2.06 Storage and Equipment: 1. No materials, supplies, equipment, or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. 2. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be set back from the property line or building edge so as not to be visible from the adjacent property, or shall be screened from public view with landscape materials or materials harmonious with the building. 2.07 Landscaping, Lot Coverage, and Pedestrian Paths: 1. All landscaping shall, at a minimum, be according to the City of Dublin Zoning Code Section 153.134. Landscaping for each individual building site shall be consistent 8 with other "Class A" office campus developments in Dublin. 2. The developer agrees to limit areas of construction activity and implement sedimentation and erosion control measures to minimize erosion during construction. 2.08 Fences/Walls 1. No chain link or wire fencing shall be permitted. 2.09 Signage and Graphics: Except as otherwise herein stated: 1. All Signage and graphics shall conform to the City of Dublin Zoning Code Sections 153.150 through 153.164. 2. All Signage shall be subject to applicable signage setbacks of Sections 153.150 through 153.164, Signs. 3. No signs shall be applied to windows for the purpose of outdoor or exterior advertising. 4. No roof signs shall be permitted, nor should a sign extend higher than the building. 5. No flashing, traveling, animated, or intermittently illuminated signs may be used. 6. No billboards, or electrical or other advertising signs shall be allowed, other than a sign carrying the name of the business occupying the site. 7. Two (2) office complex identification monument signs shall be permitted at the ~ following locations: one at the southeastern corner of Perimeter Loop Road and Perimeter Drive and one along State Route 161/33 each shall have a maximum copy of 80 square feet and a maximum height of six (6) feet above the adjacent grade. The approximate locations of the office complex identification monument signs are indicated on the attached Exhibit A. These monument signs shall be constructed of high quality materials and shall be uniform in appearance, and actual placement shall be subject to approval by Planning and Zoning Commission. 8. Temporary development marketing signage shall be permitted. 9. No wall signage shall be permitted unless specifically approved by the Planning Commission. 2.10 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting 9 Guidelines. 1. External lighting within all subazeas shall be cut-off type fixtures. 2. All types of parking, pedestrian, and other exterior lighting shall be on poles or wall mounted cut-off fixtures, and shall be of the same type and style. 3. All light poles and standards shall be dazk in color and shall either be a dazk brown, black or bronze metal. 4. Parking lot lighting shall be no higher than 28 feet. 5. Cut-off type lighting and building uplighting shall be permitted. 6. All lights shall be arranged to reflect light away from any street or adjacent property. 7. All building illumination shall be from concealed sources. 8. No colored lights shall be used to light the exterior of the buildings. 9. All lighting of pazking/driving azeas and buildings will be designed and constructed so that it will be directed away from adjacent residential properties. 10. Alighting plan conforming to the City's Lighting Guidelines must be submitted to the City as part of the Development Plan. 2.11 Architectural Standards: The following standazds shall apply and be placed as deed restrictions, also: 1. All buildings and associated structures shall be harmonious in character, and reflect an upscale, high quality, signature, office pazk development. Final architectural drawings shall be presented for approval according to the process identified by the Development Plan. 2. All buildings shall have the same degree of exterior finish on all sides. Stone, brick, or decorative precast concrete panels shall be dominant exterior materials. Dryvit and other accent materials shall be limited to a maximum of 15% of the total exterior areas of the building. 3. Facade colors and materials on individual buildings shall be coordinated to complement each other. Facade colors of high chroma or intensity are not permitted. 4. Glass and curtain wall color should be coordinated to complement each other and the color palette of the building. Highly reflective "mirror-like" glass shall not be permitted on building facades. 10 5. No metal panels shall be permitted on building facades except architectural metal panels used to screen rooftop mechanical units. .n 11 SUBAREA 3 (2.0+/- ACRES) net of road right-of--ways 3.01 Description: Subarea 3 is located immediately south of Post Road west of Avery Road. This Subarea may be developed independently of the remainder of the 81 acre balance of the site, or it may be integrated into the overall development. " 3.02 Permitted Uses: The uses permitted in this Subarea include: ¦ Those uses listed in the Dublin Zoning Regulations in Section 153.026(A). ¦ General office uses including, without limitation, corporate headquarters and offices of major institutional users. ¦ Existing residence may be continued without expansion. ¦ Reuse of the existing residential structure for office purposes is permitted only in the event the structure is not expanded. 3.03 Permitted Height and Setback Requirements: 1. Setbacks shall be determined as described below: ¦ Side and rear yards for buildings within the Subarea shall be a minimum of 30 feet. ¦ Side and rear yards for parking areas shall be 10 feet each for a total of 20 feet between areas unless a common parking lot is established adjacent to the site. ¦ The maximum height shall be 2 stories above grade. ¦ Buildings shall be limited to 35 feet in height as measured to the midpoint of the gable roof. 2. Pavement setbacks shall be the following: ¦ 75 feet from Post Road right-of--way. 3. Building setbacks shall be the following: ¦ 100 feet from the Post Road right-of--way for any building. 3.04 Traffic, Circulation, Parking and Loading: 1. Size, ratio, and loading facilities shall be regulated by City of Dublin Zoning Code Sections 153.200 through 153.212. Parking in excess of that required by the Code may be 8' x 16' with 22-foot aisles. 2. Exceptions from strict application of code standards may be granted at the discretion of the Planning and Zoning Commission. 12 #J5 3. Loading areas shall be screened according to City of Dublin Code Sections 153.200 through 153.212. 4. Access to Subarea 3 shall be from Post Road unless the residential structure is expanded or Subarea 3 is redeveloped, at which time internal access via Perimeter Drive must be provided. 5. Shared drives will be encouraged throughout the development to reduce the number of curb cuts needed. 3.05 Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened, according to the Dublin zoning code, with walls constructed of materials that coordinate with the materials utilized in the associated structure (i.e. brick, etc). 3.06 Storage and Equipment: 1. No materials, supplies, equipment, or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. 2. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be set back from the property line or building edge so as not to be visible from the adjacent property, or shall be screened from public view with landscape materials or materials harmonious with the building. 3.07 Landscaping, Lot Coverage, and Pedestrian Paths: 1. All landscaping shall, at a minimum, be according to the City of Dublin Zoning Code Section 153.134. Landscaping for each individual building site shall be consistent with other "Class A" office campus developments in Dublin. 2. The developer agrees to limit areas of construction activity and implement sedimentation and erosion control measures to minimize erosion during construction. 3.08 Fences/Walls 1. No chain link or wire fencing shall be permitted. 3.09 Signage and Graphics: Except as otherwise herein stated: 1. All Signage and graphics shall conform to the City of Dublin Zoning Code Sections 153.150 through 153.164. 13 2. All signage shall be subject to applicable signage setbacks of Sections 153.150 through 153.164. 3. No signs shall be applied to windows for the purpose of outdoor or exterior advertising. 4. No roof signs shall be permitted, nor should a sign extend higher than the building. ~m u~ 5. No flashing, traveling, animated, or intermittently illuminated signs may be used. 6. No billboards, or electrical or other advertising signs shall be allowed, other than a sign carrying the name of the business occupying the site. 7. Temporary Development marketing signage shall be permitted. 8. No wall signage shall be permitted unless specifically approved by the Planning Commission. 3.10 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting Guidelines. 1. External lighting within all subareas shall be cut-off type fixtures. 2. All types of parking, pedestrian, and other exterior lighting shall be on poles or wall mounted cut-off fixtures, and shall be of the same type and style. ~,.,.r: 3. All light poles and standards shall be dark in color and shall either be a dark brown, black or bronze metal. 4. Parking lot lighting shall be no higher than 28 feet. 5. Cut-off type lighting and building uplighting shall be permitted. 6. All lights shall be arranged to reflect light away from any street or adjacent property. 7. All building illumination shall be from concealed sources. 8. No colored lights shall be used to light the exterior of the buildings. 9. All lighting of parking/driving areas and buildings will be designed and constructed so that it will be directed away from adjacent residential properties. 10. Alighting plan conforming to the City's Lighting Guidelines must be submitted to 14 the City as part of the Development Plan. 3.11 Architectural Standards: The following standards shall apply and be placed as deed restrictions, also: 1. All buildings and associated structures shall be harmonious in character, and reflect an upscale, high quality, residential style, office park development. Final architectural drawings shall be presented for approval according to the process identified by the Final Development Plan. ~ 2. All buildings shall have the same degree of exterior finish on all sides. Stone, brick, or decorative precast concrete panels shall be dominant exterior materials. Dryvit and other accent materials shall be limited to a maximum of 15% of the total exterior areas of the building. 3. Facade colors and materials on individual buildings shall be coordinated to complement each other. Facade colors of high chroma or intensity are not permitted. 4. Glass and curtain wall color should be coordinated to complement each other and the color palette of the building. Highly reflective "mirror-like" glass shall not be permitted on building facades. 5. All building structures constructed shall be of residential style. Roofs shall be 6:12 pitch and mansard roofs shall be prohibited. 3c:Miles\periwest\dev_stds. n 11 15 I Lri .gyp ~ r . ~ i ~ ~ ~ ~ 33 ~og C ~ I PARK DR '~OlyO~ r c POD I ~ oiSIN R0~ y CT I ~4`RANGE DR TU I DR o~ ®O ` v,~~ ORDEN _ FARMS PWKWY POST RD ca a PERIM H LAKES ~ R-.: PERIMETER DR PERIb i,00P a ~ a ~ b d~ d SITE a x w w ~ 0 SCR RINGS RD SCf _I SHIER LN 99-0402 ~ ~Y ~ Post Road Rezoning ~~i ~ D ~~.Z ~zlz ~ pQ 7' C -1 Q ~ r 7c < C ~a.~~£ z np f'~8 / ~ V K / ¢ C ~ ~c ems. ~ acc~ .cc.~s - K"z' " F ~ ~ o Z z ~ a w~ z z ty --i ~ ~ ~ - UD m ~ D N a 0~ ~ ~ ~ C ~ oD ~"or' yo n~ `J / ~ ~ a ~ ~ ~ i .fir-. ~ ~ ~ y~ ~~l7 ~ ~ ~n f~/1~~ C~~ zc I ~ ~ ~ o ~ 0 ~ Z ? ~ ~ Y~~~ , C z ~ - ~o ~ ~ ~ ~ v O ' y N ~ ~ . ~ i ~ZK 'Q¢ at ~ \ ~ N ~ ~ . d r ~ I~~ ~I~ ya < s ~ < ~ IT7 ' fTl 1 N L m w ~ -N i ~ u Q ~ a ~ P o I I p zr?~ w ~ ~ ~ ~ ti I~ Q o _ °Oi- ~ ~ D ~ ~ s~ Zoo ~ ~ _g_ ~a~ ~ ~g~r rnntDil co v ~ (7 ~ ~ ~ Nm~ ~I oip ~ ~ ~ S P • ZAH C ~ a~~~s ~ ~ E C~P a~~~ r' r ~ ~ ~ €~r~ ~ ~ A y ~ ~ ~ l'.1 1 a w ~ Y i ~ : ~ ' APR - 61999 ~ EXHIBIT A t ® . ~ Subarea 3 ~ ` ` ~ t ~ _ ~b.~ t i L~y'OST ROAD ~ I ~ ~ t' t _ -1 - L-J- ~ ~ ~ ~ Q j ~ iG 1 t 1 ~ ~ fir. `y` ( ` ~ ~ i \ ~ ( l _ ~ f.._ ~J"~ - .~.._..1_._.._.... 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Amount Received: Applicati P8Z Date(s): P8Z Action: Receipt No: I ~ ~ MIS Fee No: Date Received: ' r I 1 r Received By: Type of Request I tl ? PLEASE SUBMIT TWO (2) ORIGINAL SIGNED AND NOTARIZED APPLICATIONS _ PLEASE PRINT- AND THIRTEEN (13) COPIES OF THE ORIGINAL APPLICATION and CHECK THE TYPE OF APPLICATION ~ Composite Plan(Code Section 153.058) t.. Preliminary Development Plan (Code Section 153.056) ? Other (Describe) I. PROPERTY INFORMATION TAX ID NO/ Parcel Size: DISTRICT PARCEL NO: 273-001900 (Acres) + Property Address: Post Road Property Location: South side of P G R Side of Street: (N, S, E, W) South side Nearest Intersection: Aver Road and Post Road Distance from Nearest Intersection: 1850 N, S, E, ~ from Nearest Intersection Existing Land Use/Development: Vacant/a ricultural uses Proposed Land Use/Development: Office/Hotel & Motel and n J~v Current or Existing Zoning District: Requested Zoning District: No. of Acres to be Rezoned: R-Rural PCL 83.149± acres - r ~ Page 1 of 4 Rezone Application STATEMENT: State briefly how the proposed zoning and development relates to the existing and potential future land use character of the vicinity. The proposed development will include office, motel/hotel, and ancillary use activities within the area to be rezoned. The proposed PUD corresponds to the direction outlined in the Dublin Community Plan which calls for mixed use with an Employment Emphasis within this area. The access from the interchange at Avery & 161/33 and Post Road & 161/33 and the frontage along 161/33 makes this site attractive for the proposed development. The frontage, easy highway access, and existing commercial and office uses at either end of the subject site clearly indicates that the PUD proposed to this site is appropriate. emu, STATEMENT: State briefly how the proposed zoning and development relates to the Dublin Community Plan. The proposed PUD is directly in line with the land use development outlined in the Dublin Community Plan as the plan shows mixed use with Employment Emphasis and the US 33/SR 161 Edge Area Plan is consistent with the office, motel/hotel, and ancillary use detailed in this application. The Area Plan calls for a development of mixed uses including the office component plus hotel/motel to serve the site. The plan is to develop a high quality office park with the necessary amenities to attract corporate entities to Dublin and provide an ongoing tax stream for the city. PREVIOUS APPLICATION? Has an application for rezoning the property been denied by the City Council within the last two (2) years? YES ? NO ~ IF YES, WHEN? State the basis of reconsideration: " IF A PLANNED DISTRICT IS REQUESTED, IS COMPOSITE OR PRELIMINARY PLAN ATTACHED? YES ~ NO ? IF A PLANNED DISTRICT IS REQUESTED, IS PROPOSED DEVELOPMENT TEXT ATTACHED? YES ~K NO ? II. PLEASE INCLUDE THE FOLLOWING: ? 14 COPIES OF LEGAL DESCRIPTION: fl'~ Legal description of the property to be rezoned consists of 2 page(s). S ~X ~ ~ B ~ / PLAN REQUIREMENTS: ? 14 SETS OF PLANS TO SCALE (NOT GREATER THAN 24"X36") SHOWING: a. The site and all land 500 feet beyond the boundaries b. North arrow and bar scale c. Existing conditions (Roads, buildings, vegetation,topography, jurisdictional boundaries, utilities, etc.) d. Proposed Uses (Regional transportation system, densities, # of dwellings, building/unit types, square footages, parkland/open space, etc.) e. Existing and proposed zoning district boundaries f. Size of the site in acres/square feet; and g. All property lines, street rights-of-way, easements, and other information related to the location oft a propo daries. ? 14 SETS OF REDUCED DRAWING(S) (NOT GREATER THAN 11" X 17") ? 14 COPIES OF COUNTY OWNERSHIP MAP: (NOT LESS THAN 8%:" X 11"AND ~ O~ AN~6!~C„~q Showing contiguous property owners within 500 feet from the perimeter of the area t Page 2 of 4 Rezone Application _ ~ ~ , , , . .~.~.a ' III. CONTIGUOUS PROPERTY OWNERS List all neighboring property owners within 300 feet from the perimeter of the area to be rezoned. Such list to be in accordance with the County Auditors current tax list. (Use additional sheets as necessary.) Labels formatted for Avery 5160 may besubmitted as labels or on a computer disk. PROPERTY OWNER MAILING ADDRESS CITY/STATE/ZIP CODE (not Mortgage Company or Tax Service) 11 ~/j See attached list. _ ^rl ~ ~ ~ ~ ...w ~ „x ~ 1D~b~ Page 3 of 4 Rezone Application ' IV. PROPERTY OWNER INFORMATION Name of Current Property Owner(s): BJL L.P. Mailing Address: (Street, City, State, Zip Code) p, 0. Box 671 London Ohio 43140 Daytime Telephone: Fax: Name of Contact Person', (ex. Attorney, Architect, etc): 'Please complete the Agent Authorization, Section VII, below. Ben Hale Mailing Address: (Street, City, State, Zip Code) 37 W. Broad Street, Suite 725 Columbus Ohio 43215 Daytime Telephone: Fax: 221-4255 221-4409 Which of the above is the primary contact person? Ben Hale V. AUTHORIZATION TO VISIT THE PROPERTY Site visits to the property are necessary by City representatives in order to process this application. The Owner/Applicant hereby authorizes City representatives to visit, photograph and post a notice on the property described in this application. VI. UTILITY DISCLAIMER The City of Dublin will make every effort to provide essential services to the property as needed. However, the rapid growth of the City of Dublin and northwest Franklin County has stretched the City's capacity to provide these services to the limit. As such, the City of Dublin may be unable to make all or part of said facilities available to the applicant until some future date. The ApplicanUOwner hereby acknowledges that approval of this request for rezoning by the Dublin Planning and Zoning Commission and/or Dublin City Council does not constitute a guarantee or binding commitment that the City of Dublin will be able to provide essential services such as water and sewer facilities when needed by said Applicant. VII. OWNER AUTHORIZATION FOR REPRESENTATIVE l~ ,the owner and applicant, hereby authorize to act as my representative and agent in all matters pertaining to the processing and approval of this application including modifying the project, and I agree to be bound by all representations and agreements made by the designated agent. Signature of Current Property Owner: Date: Signature of Current Property Owner: Date' VIII. APPLICANT'S AFFIDAVIT STATE OF Ohio COUNTY OF Franklin 1, Ben W. Hale , Jr . ,the applignt or the applicant representative, have read and understand the contents of this application. The information contained in this application, attached exhibits and other information submitted is complete and in all respects true d correct, to the best of my knowledge and belief. Signature of Applicant or ~ Date: ` / Authorized Representative: Subscribed~and swpm7o beforp.mr~this ~ ~ ay of tg . Nota Pu r - ~ i~+~~ ~ ry .klj, ' ` , - iy3 LAS! _ r f ~L E COP J ~ ~ ~O ~ Page 4 of 4 Rev. February 13, 1998 G:\OFFICE\WP\DOCS\FORMS\APPLICATIREZONF APP V4/ Va/ as ?1V1V 14: J1 rein 041 OI04JU1 AL1L'x l~xVliY L£/J UU4 ;;r ~Ntion r,f i~l .G'i~'~t F,cr~ `I , .,.ci:. Situated in the :`~t3te oi~ Ui~io, Wasl'tington ~Io,~~itSfiiP i,r, Franklin Co~.ar~,ty, and Jeroin~~ Township in Ur~7.vn County, V.I`i.`.i. 345? and being Part of a 33.149 acre tract r_.~rnveyed to F3JL Limited Partnersl-~it;- by Geed Book 10567 Page U-~06 ancJ being more particularly cie~c:r ibed as follows: Beginning dt a F'Y nail found in the centerline of Post Road (60 foot right--of-way) said PK nail is at the Northeast corner of said 83.149 acre tract and the Northwest corner of 111.649 acre tract conveyed to Hospital Properties Inc. by Deed Book 13642 Page G-19; Thence, with the West line of said 111.h4•~ acre tract south 4 deg. 23 min. 58 Sec. East passing an iron pin and ca~~ set at 30.27 feet a total distance of 2719.E1 feet t~ an iron pin and cap set in thc: North right-of-way lime vt U.S. ::;3 said iron pin and cap i.s a.Lso at the Southeast corner of said 111.649 acre tract; Thence, with the North line of said- U~.'S. 33 with a curve to the right having a radius =3766.53 feet delta angle =23 deg, 05 min. 40 sec. arch length is 1516.19 feet and chord bear North 72 deg. 08 min. 42 sec. West a distance of 1507.93 feet to a 3/4 inch iron pipe and yellow pla:~tic cap stamped Patridge 7068 found at the Southeast corner of a 39.54 acrd tract Conveyed to Sea Hawk Associates t..imited Partnership by Deed Oook 14327 Page C-02; Thence, with the East line of said 39.546 acre tract. Kurth 4 deg. 27 min. 13 sec. west passing a 12 inch square concrete fence post found at 2087.36 feet at the southeast cornet- of a - 1.467 acre tract conveyed to Vicar Company by Deed Book 6707 Page I-17 and continuing with the East line of sa~.d 1.467 acre tract passing an iron pin and cap at 2412,84 feet a total distance of 2445.35 feet to a poinl~ 11"F""the centerline of Post Road ; Thence, with the following two courses of the centerline of Pest Road= ` 1) South 71 deg. 47 min. 19 sec. East a distance of 421.06 feet to a 3/4 inch iron p].pe found at an angle point in said centerline of Fost Road 2) South 86 deg_ 47 min_ 00 sec. East a distance of 12.03 feet to an iron pin and cap set ~ ~ ~ ; Gam.. Thence, with the following three new lines across said 83.149 ~ ~ ~ acre tract: " - 1) South 4 dc~. 23 ruin_ 58 soc. Cast passing an iron pin a.nd - ~°m cap set at 30,27 feet a total distance of 343,90 fec-t to an ~ ~ a ~y FILE EOP~ ~ Q q~-o~o~ u4i u~i as mviv iv: ~1 rae 04 / O104JV1 HLl~tC laItUUY LQJUU, r. . ' iron pin and ~o~:~ ,::.c-t 2) Parallel to ~.~iLf-~ tile: c:er~Lerlire v(' Post Fo~:~; South vb deg_ 47 min. 00 sec. fast a distance of 2r;0.25 feet to an it-o~~r girl and cap set 3) North 4 deg. ruin. 5£~ s~c._ West ~:dssin~~ an iron pin and cap set at :313.E,3 feet a total distanca of :43.90 feet to a point in the ceril.r-rlinr c>f Post Road; Thence, with the centerline of Post Road South 86 deg. 47 min . 00 sec . Ea:~t a distance of 725 .92 feet retur ni nn to the . point of beginning containing ~S1_o92 acres more or less of which 0.68 acres rncre or lass is in Union County and so .4128 acres more or less is in Franklin County. Bearings are bas:>Fd on khr, centerline of F•n~:i_. F~aad (:..ouch 66 deg _ 47 mi 1'~ . Ld:iL) as described i n f~he~i Book 1050 Page. U-Ob _ All as shown on the plat attached and made a part hereof. This deed is subject to and with the benefit of all legal highways, restriction, easements, limitations, and reservations, of record, if any and to zoning restrictions which have been imposed thereon, if any. All iron pins set arw~ S~~ inch diameter rebar with yellow plastic caps stamped "Cottrill #6858_" This description.is based on a field survey performed Uer. 7 I991 by James R. Cottrill Registrafiion ~#G~s58. ' mes R_ Cottrill, P_S. e;~istration ~685a 1 FILE C 9 ~9 - ~ ~o 1 ti ~ ; ~~~7 5 . r ~,?r ~ ~ APR - 61999 ~ _ _ Smith and Hale ~ ~ ~ ~ ~ 37 W. Broad Street, Suite 725 Columbus, OH 43215 OWNER BJL L. P. P. O. Box 671 London, OH 43140 ADDITIONAL PROPERTY OWNERS n~,n ~spital Properties, Inc. Casto Affinity Ltd. GLK Properties Ltd. LLC 55 Olentangy River Road c/o Don Casto 7155 Post Road '"'°°'~lumbus, OH 43214 209 E. State Street Dublin, OH 43016 Columbus, OH 43215 Post Hylands Co. City of Dublin Dublin Senior Community L.P. c/o Morrison Law Offices 5200 Emerald Parkway c/o Burke & Nickle 3220 Riverside Drive #C-1 Dublin, OH 43017 3336 E. 32nd Street, Suite 217 Columbus, OH 43221 Tulsa, OK 74135 Carol Lehr, Trustee Northwest Assembly of God William & Rita Syar 2267 Middlesex Road 7090 Post Road 7150 Post Road Columbus, OH 43220 Dublin, OH 43016 Dublin, OH 43016 Albert Schoby 7180 Post Road Dublin, OH 43016 FILE COPY ~~-o~~ 1... PROPOSED TEXT Alter Group Office Park Composite Plan for Planned Commercial Development Rezoning Application Apri16,1999 We are providing, as required by the City of Dublin Zoning Regulations Section 153.058 Contents of Composite Plan: 1. Contents of composite plan. A composite plan is provided that generally indicates the overall design concept of the proposed PCD project. It indicates accurate boundaries of the entire project, north point and scale. Approximate allocation of land use by type, general location of internal circulation and open space are also indicated. At final buildout, the site of approximately 81+ acres, will have approximately 1 million (1,000,000) square feet of building space. Open space on the site will be comprised of the area indicated on the plan and major landscape buffers and/or setback areas along US Route 33 and Post Road. Parking will be located in surface lots and/or parking structures. This development will provide a high quality, mid-rise office campus and hoteUmotel development that is consistent with the PCD text and adjacent retail and medical uses to the east. a. TopographXand sloe classification system: This information is presented on the Site Analysis. The site is approximately 81+ acres. The site has very little gradient; the drainage pattern is toward the north and has a small creek in the area. b. Existins roads, buildings. and permanent facilities: See Composite Plan. c. Jurisdictional boundaries: See Area Plan. . d. EasementsLlghts-of--way. abutting.propertv boundaries: See Composite Plan e. Physical features and natural conditions of the site including~the location of substantial tree masses: See Site Analysis. £ Surface Drainage and areas subject to flooding: See Site Analysis. g. Existing utility systems: See Existing Utility Plan. ~ ~ E ~ O ~ Y ~~0 ~ h. Regional Transportation System: See Area Plan. J~-. _ 1 APR - ~ 1999 AS SU6MITTED TO COUNCIL S FOR MEETENG ON / 9 J Y. " 2. Elements of Composite Plan. a. North point and scale: shown on Composite Plan. b. The proposed location and size of areas of residential use, indicating dwelling unit densities, dwelling unit types, the total number of dwelling units for each density area and the total number of dwelling units proposed in the development plan: Subareas 1 and 2 will allow for hoteUmotel development with a density of 40 ~ units per acre. c. The proposed size, location and use of nonresidential portions of the tract. including_usable open areas, parks. playgrounds. school sites and other public areas and open spaces with the suggested ownership of such areas: The site is anticipated to be developed in one or more phases consisting of multiple buildings. Subarea 1 will allow for office buildings and office-related uses (which may include hoteUmotel, data, training center, auditorium, atrium, mail room, locker room, shipping and receiving, and loading dock uses). Subarea 1 is anticipated to be developed with buildings not to exceed 12,000 square feet per gross acre and have a maximum of 3 stories in height, plus mechanicals. Subarea 1 will also include 2 hoteUmotel sites with a permitted density of 40 rooms to the gross acre. Parking spaces (including handicap spaces) will be provided at a ratio of at least 4 spaces per thousand square feet of building area for the Subarea. Subarea 2 will also allow for office buildings and office-related uses (which may include hotel/motel, data, training center, auditorium, atrium, mail room, locker room, shipping and receiving, and loading dock uses). Subarea 2 is anticipated to be developed with buildings not to exceed 17,000 square feet per gross acre and have a maximum of 6 stories in height, plus mechanicals. Subarea 2 will also include 2 hoteUmotel sites with a permitted density of 40 rooms to the gross acre. " Parking spaces (including handicap spaces) will be provided at a ratio of at least 4 spaces per thousand square feet of building area for the Subarea. d. The proposed~rovision of water, sanitary sewer and surface drainage facilities. including engineering feasibility studies or other evidence of reasonableness: All utility services shall be underground. Water service will be provided for the project via the 16-inch waterline along Post Road and the extension of public mains along Perimeter Drive. Sanitary sewer service will be provided via the 24-inch main along Post Road and the extension of the sanitary sewer along Perimeter Drive. -~~GOP Y 2 ~a ~,~R - 6 1999 It is anticipated that the storm water detention will be provided in conformance with the City of Dublin storm water management policies. The design proposal regarding the drainage concept will be submitted to the City Engineer upon the completion of the final site plan. e. The proposed traffic circulation patterns including,=public and private streets and pazking azeas indicatins their relationship to topography and existing streets. or showing other evidence of reasonableness: The site will be accessed at points *~°°,M along the extension of Perimeter Drive and Perimeter Loop Road. All internal drives and parking azeas shall be private and designed to meet all applicable City of Dublin standards. Pazking lots shall be accessed internally off the entrance drives and have adequate ingress and egress throughout the site. f. The proposed schedule of site development, construction of structures and associated facilities: Such schedule shall include the proposed use or reuse of existing features such as topography, structures, streets, easements and natural areas. The long-term buildout of this site will allow for a quality corporate pazk compatible with the surrounding area. g. The relationship of the proposed development to existing and future land use in the surrounding area the street sxstem, community facilities, services and other vublic improvements: This development is consistent with approved PCD uses and existing and proposed land uses adjacent to the property in the Avery-Muirfield azea Community Plan. It will provide a high quality office site, hundreds of mid-level jobs, and generate tax revenues for the City of Dub in. It will continue the standard for quality development along the SR 161/33 corridor. h. Space for a.~propriate Council ordinance number ap~roving_preliminary development plan: Space provided on Plan. FI COP Y -~oZ 3 APR - 6 I9; ,...:;r General Development Standards 1. It is the intent for this development to be a unified, high quality office park. 2. Mid-rise, signature type offices will be promoted along the SR 161/33 freeway with lower intensity, lower scale offices located on the northern portion of the site next to Post Road. ~ 3. Detailed architectural standards will be set forth in deed restrictions providing for coordinated use of materials and architectural character throughout the development. 4. Signage shape, size, color, and style will be controlled by signage standards set forth for the entire development. All site planning will be done in a manner consistent with prudent planning principles and practice. 5. If these standards conflict in any way with the City of Dublin Codified Ordinances, then the Planned Unit District shall prevail. Standards in the City of Dublin Zoning Code applicable to matters not covered in this document shall apply to the following standards outlined in this Planned Unit District. SUBAREA 1 (24.21 ACRESI 1.01 Description: Subarea 1 is located immediately north of Perimeter Drive, south of Post Road. 1.02 Permitted Uses: ~m,, The uses permitted in Subarea 1 include: ¦ General office uses including, without limitation, corporate headquarters and offices of major institutional users ¦ HoteUmotel ¦ Surface parking ¦ Underground parking ¦ Site signage 1.03 Permitted Density, Height, and Setback Requirements: 1. Setbacks shall be determined as described below. No internal setbacks shall be required between subareas. FILE C O P l1 w_, o z 4 ~~;,a - ¦ The maximum square footage permitted shall be 12,000 square feet of building per gross acre. ¦ The maximum height shall be 3 stories above grade plus mechanicals and architectural features. ¦ Buildings shall be limited to 65 feet in height at the minimum building setback lines. ¦ Buildings exceeding 65 feet in height shall be set back an additional two feet for each additional one foot in building height. ¦ Maximum lot coverage permitted shall not exceed 70 percent. 2. Pavement setbacks shall be the following: ¦ 75 feet from Post Road right-of--way ¦ 30 feet from Perimeter Drive and Perimeter Loop rights-of--way 3. Building setbacks shall be the following: ¦ 100 feet from Post Road for any structure ¦ 50 feet from Perimeter Loop and Perimeter Drive ¦ For buildings exceeding 65 feet in height (plus mechanicals) at the minimum setback line, the building shall be set back an additional two feet for each additional one foot in building height. 1.04 Parking and Loading: 1. Size, ratio, and loading facilities shall be regulated by City of Dublin Zoning Code Sections 153.211 and 153.212. Parking beyond that required by this PCD may be 8' x 16' with 22-foot aisles. 2. Exceptions from strict application of code standards may be grante at e discretion of the Planning and Zoning Commission. 3. Loading areas shall be screened according to City of Dublin Code Section 153.134. 1.05 Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened from view by a solid wall, wood fence, or land aterial to a height of one foot above the height of the item being scr-~~~~ . ~ ~ ~ ~ o 9 -b~oz - 1.06 Storage and Equipment: 1. No materials, supplies, equipment, or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. 2. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be set back from the property line or building edge so as not. to be visible from the adjacent property, or shall be screened from public view with landscape materials or materials harmonious with the building. 1.07 Landscaping, Open Space, Parks, and Pedestrian Paths: 1. All landscaping shall be according to the City of Dublin Zoning Code Section 153.134. 2. The developer agrees to limit areas of construction activity and implement sedimentation and erosion control measures to minimize erosion during construction. 1.08 Fences/Walls: 1. No chain link or wire fencing shall be permitted. 1.09 Signage and Graphics: Except as otherwise herein stated: 1. All Signage and graphics shall conform to the City of Dublin Zoning Code Section 153.150. 2. All signage shall be subject to applicable signage setbacks of Section 153.150, Signs. 3. No signs shall be applied to windows for the purpose of outdoor or exterior advertising. 4. No roof signs shall be permitted, nor should a sign extend higher than the building. 5. No flashing, traveling, animated, or intermittently illuminated signs may be used. 6. No billboards, or electrical or other advertising signs shall be allowed, other than a sign carrying the name of the business occupying the site. ~ ~ ~ o 6 ~'~~~o z r.; .~,_~n . 7. Office complex identification monument signs shall be permitted. 8. Temporary Development marketing signage shall be permitted. 9. Wall signage for name and logo of building tenant shall be permitted. 1.10 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting Guidelines. 1. External lighting within all subareas shall be cut-off type fixtures. 2. All types of parking, pedestrian, and other exterior lighting shall be on poles or wall mounted cut-off fixtures, and shall be of the same type and style. 3. All light poles and standards shall be dark in color and shall either be a dark brown or bronze metal. 4. Parking lot lighting shall be no higher than 28 feet. 5. Cut-off type landscaping and building uplighting shall be permitted. 6. All lights shall be arranged to reflect light away from any street or adjacent property. 7. All building illumination shall be from concealed sources. 8. No colored lights shall be used to light the exterior of buildings. 9. All lighting of parking/driving areas and buildings will be designed and ,..x A constructed so that it will be directed away from adjacent residential properties. 10. Alighting plan conforming to the City's Lighting Guidelines must be submitted to the City as part of the Final Development Plan. 1.11 Architectural Standards: 1. All buildings and associated structures shall be harmonious in character, and reflect an upscale, high quality, signature, office park development. Final architectural drawings shall be presented for approval according to the process identified by the Final Development Plan. FILE COPY ~~~o~o z r, ti~ ' b ~uu .`i 2. All buildings shall have the same degree of exterior finish on all sides. Stone, metal panels or decorative precast concrete panels and EIFS shall be acceptable alternative materials, as long as they are harmonious with and do not detract from the overall unified theme. 3. Facade colors and materials on individual buildings shall be coordinated to complement each other. Facade colors of excessively high chroma or intensity are not permitted. 4. Glass and curtain wall color should be coordinated to complement each other and , the color palette of the building. 5. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be set back from the property line or building edge so as not to be visible from the adjacent property, or shall be screened from public view with landscape materials or materials harmonious with the building. 1.12 Waiver The applicant is hereby granted a waiver of the requirements of the City of Dublin Zoning Code Section 153.056(I)(5) which outlines the time for the submission of a final development plan within 240 days of the approval of the Site Development plan. The applicant agrees that in return for said waiver they will submit and process a final development plan for each phase of this development in accordance with City of Dublin Code Section 153.056(I)(5). SUBAREA 2 (49.6f ACRES 2.01 Description: This Subarea is located immediately adjacent to SR 161 and US 33, extending north to Perimeter Road, including the extension of Perimeter Loop Road. 2.02 Permitted Uses: The uses permitted in this Subarea include: ¦ General office uses including, without limitation, corporate headquarters and offices of major institutional users F I L E COP Y ¦ Hotel/motel ¦ Surface parking ~/1 ~ D ~ ¦ Underground parking 'l S J`;,' - b feu ¦ Site signage 2.03 Permitted Density, Height, and Setback Requirements: 1. Setbacks shall be determined as described below. No internal setbacks shall be required between Subareas. ¦ The maximum square footage permitted shall be 17,000 square feet of building per gross acre. ¦ The maximum height shall be 6 stories above grade plus mechanicals and architectural features. . ¦ Buildings shall be limited to 100 feet in height at the minimum building setback lines. ¦ Buildings exceeding 100 feet in height shall be set back an additional two feet for each additional one foot in building height. ¦ Maximum lot coverage permitted shall not exceed 70 percent. 2. Pavement setbacks shall be the following: ¦ 50 feet from SR 161/33 ¦ 30 feet from Perimeter Drive ¦ 25 feet from Perimeter Loop 3. Building setbacks shall be the following: ¦ 50 feet from SR 161/33, Perimeter Drive, and Perimeter Loop for any U n~ - structure Xr ¦ For buildings exceeding 100 feet in height (plus mechanicals) at the , minimum setback line, the building shall be set back an additional two feet for each additional one foot in building height. 4. Parking setbacks shall be 50 feet from SR 161/33 2.04 Traffic, Circulation, Parking and Loading: 1. Size, ratio, and loading facilities shall be regulated by City of Dublin Zoning Code Sections 153.211 and 153.212. Parking beyond that required by this PCD may be 8' x 16' with 22-foot aisles. 2. Exceptions from strict application of code standards may be granted at the discretion of the Planning and Zoning Commission. FILE COPY ~q-ado z 9 3. Loading areas shall be screened according to City of Dublin Code Section 153.134. 4. Ingress and egress to the site shall be provided along Perimeter Drive and Perimeter Loop. 5. Curb cuts shall be approved per the discretion of the City. 2.05 Waste and Refuse: ~ 1. All waste and refuse shall be containerized and fully screened from view by a solid wall, wood fence, or landscape material to a height of one foot above the height of the item being screened. 2.06 Storage and Equipment: 1. No materials, supplies, equipment, or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. 2. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be set back from the properly line or building edge so as not to be visible from the adjacent property, or shall be screened from public view with landscape materials or materials harmonious with the building. 2.07 Landscaping, Open Space, Parks, and Pedestrian Paths: 1. All landscaping shall be according to the City of Dublin Zoning Code Section 153.134. 2. The developer agrees to limit areas of construction activity and implement sedimentation and erosion control measures to minimize erosion during ~ construction. 2.08 Fences/Walls: 1. No chain link or wire fencing shall be permitted. 2.09 Signage and Graphics: BILE COPY Except as otherwise herein stated: ~q-D~D z 1. All signage and graphics shall conform to the City of Dublin Zoning Code Section 153.150. 10 A~„-,, 2. All signage shall be subject to applicable signage setbacks of Section 153.150, Signs. 3. No signs shall be applied to windows for the purpose of outdoor or exterior advertising. 4. No roof signs shall be permitted, nor should a sign extend higher than the building. 5. No flashing, traveling, animated, or intermittently illuminated signs may be used. 6. No billboards, or electrical or other advertising signs shall be allowed, other than a sign carrying the name of the business occupying the site. 7. Office complex identification monument signs shall be permitted. 8. Temporary development marketing signage shall be permitted. . 9. Wall signage for name and logo of building tenant shall be permitted. 2.10 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting Guidelines. 1. External lighting within all Subareas shall be cut-off type fixtures. 2. All types of parking, pedestrian, and other exterior lighting shall be on poles or wall mounted cut-off fixtures, and shall be of the same type and style. 3. All light poles and standards shall be dark in color and shall either be a dark brown or bronze metal. 4. Parking lot lighting shall be no higher than 28 feet. 5. Cut-off type landscaping and building uplighting shall be permitted. 6. All lights shall be arranged to reflect light away from any street or adjacent property. 7. All building illumination shall be from concealed sources. ~ 1 L E C 0 P Y ~9-o~~Z' 8. No colored lights shall be used to light the exterior of buildings. 11 b ~ ,w...., 9. All lighting of parking/driving areas and buildings will be designed and constructed so that it will be directed away from adjacent residential properties. 10. Alighting plan conforming to the City's Lighting Guidelines must be submitted to the City as part of the Final Development Plan. 2.11 Architectural Standards: , 1. All buildings and associated structures shall be harmonious in character, and reflect an upscale, high quality, signature, office park development. Final architectural drawings shall be presented for approval according to the process identified by the Final Development Plan. 2. All buildings shall have the same degree of exterior finish on all sides. Stone, metal panels or decorative precast concrete panels and EIFS shall be acceptable alternative materials, as long as they are harmonious with and do not detract from the overall unified theme. 3. Facade colors and materials on individual buildings shall be coordinated to complement each other. Facade colors of excessively high chroma or intensity are not permitted. 4. Glass and curtain wall color should be coordinated to complement each other and the color palette of the building. 5. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be set back from the property line or building edge so as not to be visible from the adjacent property, or shall be screened from public view with landscape materials or materials harmonious with the building. t., 2.12 Waiver The applicant is hereby granted a waiver of the requirements of the City of Dublin Zoning Code Section 153.056(I)(5) which outlines the time for the submission of a final development plan within 240 days of the approval of the Site Development plan. The applicant agrees that in return for said waiver they will submit and process a final development plan for each phase of this development in accordance with City of Dublin Code Section 153.056(I)(5). FILE COPY alter.txt 9~' ~ Z 4/6/99 12 F.,~;;, 61999 a,-~~ - - /r ii - - 1` ~ r. . i ~ i ~ ' i l `-~ON 113991 /i.~ i - i " / ~ - ~ ~ / ~ f s n ~ 1 i / ~ I^ U / ~ 1 J / J ~ I L i I ~~i. ~ ~ 1. ~ ~ , -ring j_ Jr ~ i Iii I ~I'~ 1 ~1 i i C~ t' 15 ~ iH-.{li i~ I ~ jl ~ ~ ~ ~ I' ~ \ i i.._-~• 1 ~ ) v - ~ is .w~ 1~ I) III II + I ~ ~ ~ ~/P!,'~., 1 / J -1/ I,~ ' l~~ L~7, I~ I ~J,%~ A~ '1 ~ I ~ ,.j~w ~-~2 TS"di,~. r1. ~1~i . O fad i a L-!;i 1\ / ~ _ ..'f Via' 'i I' i ~ l__ ~ i ' I n, ~1 y ' 'I 'I_ .i%..,-_'~_- =ASV--~ ~ ~ i~'1 ~ ~ ~~'~i ~z3' ~ i ~ AI i YYY 4~ 1~ B ~ ~ THE ALTER GROUP ~ I, ~ Perimeter Drive ..~o~~~r~~~ ~ r,~a+ Mom, c~or- ~vern,a a ~ i I' velopment ~ ~ 'K"`"'~"" b47.E79: a"""a a.. na.ya.nu ~aMn1W. 1114 ~aaN - . - - t 1 I I • ~ ~ I oa'I 1 i' ~ ~ % ~ ~ ~ ~ I / • t ~i ~I . ~ II I i ilt ~ j ~ ~ ~ I _ ~ / I ~ i I / L-- . ~ ~ / 1 , , 1 . ~ ~ _ ~ - - I 1, 9P / ~ ~ ~ , I i I I • ' I j TRH I • ~ ~ / I o j % ~ 09 'Oa d00~ a313W1a3d I ~ - - - _ - . . - - i , • ~ o ~h I~ ~l lI i • III o I _ ~ _ _ ~ I T- I ~ , z` !l~jll iii I~ I j 11 11 ~ / i _ ~ - I, , B s III 11 rj jl 11 ii l l _ ~1~ ' ~ II II ' ~ j i . , . II o `Iflf I ''i i1! II ~ e f , I I • 0 ~ II II ~ .Ilp~i d I! I ~ II II i u~il i - ~ Ii j i _ ' -r : - X11 II I I I I ~ i , r '`II1 j I n II i ~ • ~ it . I 11 11, li ~ I II I- ! 1 i, , ~ I \ I o I I I I ~ p- ~ % I ' I , t o i I •-•--•---,FR, ~ ~ % , j I~ I I 1 - ~ , ' - , , 1 9 o - I llli ' ~ ' _ , I ~ I I ~I III' I III . ' ° 9,~=-j=---a`==~~_ I ~I 1 i l l l l ~ i I ~ ~ _ - a ; ~ I III " I I III I - v _ I 0 11 dd I1/~- ~~`~3~ a~nW~~.a II ~~~I~~ ~ , ill i -T II~__ I _ ~ a ;i a ~ ~ ~ " ~ r 1 ~ _ - - tel. -1- ~ / sly i ~ ' ~ ~ ~ i I 11 1 ~ I I AID ~i ~ f _ -vl I ~ < /i / I S I Ili ~n1 I I I I I ; f. ~ 1a I 11.J :Y s ~ f s ~ ~ e r im e t e r Drive THE ALTER GROUP J~~ A'SIS ONC'INAERENS - ~ 7303 North Cicero Avenue 1 ~ ~ 9018 Tel. 914.433.901 Development Licolnwood, IL 60646 _ ~ Z ° 847.676.4300 Anlene Avenue /o: 914.4]},95t. § ~ ~ CelumEue, Ohio 43240 ~ ~ r I j ------------------~a'.w~we. ~ Detention 4 ~+turl -__I___---- ~ Pond ~ I 14.x.$. _ i N Cn, ~ ~ r ~C i ~ N m ~ D D + cn ~ n - ~ PERIMETER ~R 1--1J _ - ` _ ~ ~o__ _ _ 1 Po.MNq s.roea~~ I r • 5•ibock , 1 i l ~ ~ ~ l l __i-_- ~T '1 1 I ! II II L T 1T 1 II 11 I I 11 I 1 • I I I' l l 1 i. f. • I. • i... I I I I I I I I 1 • I I I T 1 I' 1 I ~ I l I I I 1 ~ 1 1 1 1 I I 1 1 I I I I ' l l T 1 1 , I I I 1 • ' I 1 I ~ I I I I I 1 l_I_ ~ ~4 i I I 1 ~1 1. I I 1 r 1 ; ~ 1 1 1 1 I ~ ~ I 1 I II ' 1 I O I I l 1 1 ~ I I 1' 1 I I 1 O' I I I i t l T I I 1 ~J I I j j j I I ~ l i' 1 1 ~ ~ 1 1 1 I I r/ ~ y 1 1 • ' 1 I ~ ¦T I 1 1 I I I ¦ A\~ 1 1 j 11 1 M T ~ 11 11 T I T C/ ' 1 11 I ~ I"I" 1 1 • I • I I w • T 1 H- ~ ~ i i ~ ? 'I '1 r*i ~ i I;. I • I I 1\_.. O 1 ' , • 1 I I I 11 1 J/ 1 1\ 1 I • ~ . I 1 I ' : I 1 n N ~ II I' ~ t..F. 1. 1 1 1 1 1 KgSyN CPR nR~.\. ~ ; ~ / / ` . ~ ~ ~ \ e' - 8 - - ` y \ ~ - v - _ - - ~ _ c:~ ~ A ~ e r im e t e r I~ r iv e THE ALTER GROUP AISIS ONC INAERE 5 ~ ~ ~ 9 $ 7303 North Cicero Avenue ~ ' Licolnwood IL 60646 Bois r.l. els.a33.eo g ~ ~ Development 847.676.4300 Fe. 014.433.93 g Gelumbu•, Oslo 43340 - yr' / ~ ' - s / / / ~1 as rrvr~a31~3 i, ~ ,i i i ~ ~o ~ i ; 1 , - f%/ ' + / ' / i ' _ i o~ , ~ - ~ m n f 1 - I/ i~ ~ ~ N ~ io f ` j~ rig it ~l i~ ~ i ~i it - - I. II II II I I ~ ~ ~ ; mI II, , z ~ II II I II II I 1 i ~ I! . I II II ~ , I ICI it ' 1 I II I I. ~ I ~ i 1 . o ! Il II, I! I , ~ o ! 1 1 1 1 ji ~ I ' I I I I II ~ - pFR/ i / ~ ~I I I -I . r~ Ca li it j~-e--~ `~\~P~-'----- - / ,I~ I ~ ' ~ ~ fem. - 0 ~ ~ - -i 1 , i~ 1 ~ I it ' i p ~L_s=_ ' III - , ~ ~ z--• _ _ a ~ . - , , - _ - I I III ~ ~ _ ja1^~/ - I ` - - ~ - III ao x'13 ; - ~ ~ ,111, ~ I I - ~ _ _ ;r/J _ ~ - - m1, i 1 / p '6 1. ~ 1 ® , I 1 ~ ,i ~ 1 C1 i I ` I I r I / t II I ~ 1 ~ ' j ~ i ~ II~I~' , 7 r- ~ 1/ - - - -1- 01' i t ~ ~ 1 ~ Q d e r im e t e r Drive THE ALTER GROUP J ~ 1 AISIS ONC'INAERENS ~ ~ ~ ~ 7303 North Cicero Avenue J ~ ' ~ ~ s Licolnwood IL 60646 9o~s ra. a+s.as3.9o+ g Development A~,.~...~.~~. Fa. 614.433.951: 8 847.676.4300 Columbus, Ohlo 43240 SMITH & HALE HARRISON W. SMITH, JR. HARRISON W. SMITH BEN W. HALE,JR. ATTORNEYS AND COUNSELORS AT LAW 1900-1978 JEFFREY L. BROWN 37 WEST BROAD STREET GLEN A. DUGGER JACKSON B. REYNOLDS, III COLUMBUS, OHIO 43 2 1 5-4 1 99 614/ 221-4255 Apri15, 1999 City of Dublin Planning Commission 5800 Shier-Rings Road Dublin, OH 43017 Re: App 99-040 /Alter Group Application Dear Planning Commission Members: The enclosed elevations being submitted with the above referenced application are of previously constructed Alter Group projects and are included for representational purposes only, as the Perimeter Drive site is unique and requires special consideration. However, it is our desire to show you what the Alter Group has developed in the past, the look of the buildings, the materials used on the buildings, and the settings of the buildings. I hope this helps you to visualize the proposed project, as the taller buildings are reflective of those in the Subarea next to the SR 161/33 corridor and the lower structures would be located in the Subarea next to Post Road. If you have any questions, please give me a call. Very trul~urs, Ben W. Hale, Jr. ~~i~ BWHjr/bbg Enclosures L ~a~R - 61999 ~ F , E COPY a ~ x r 'I ti~ q n~ . e ~..b , _ I ~ _ ~ t. ~ t ~ - b • _ lid, ~I 'f 11 j j,~~ I - _ q ~ ~ I) - . ~ ~ ~ is ,t ~ ~ ~ I ~ _ - G _ - ~ , r, 1 _ 11 - , .t 1 r ~ ~ ~ , ~ • ~ Loudoun eteway/100 Loudoun Gateway Corporate Center ~ Sterling, Virginia ~ Corporate Office Building 102,788 RSF Four Stories The Corporate Headquarters for the 21st Century. ` r(' ~ s ~ a I _ p " a ' - ~ • .cam .C i. tiS - - a Loudoun Gateway/100 Today's corporation requires Loudoun County, VA, this Eastern Loudoun County, one reflects the classical office space that enhances the cost-efficient, four-story, mile north of Washington lines of its Georgian firm's strategic objectives, as 102,788 RSF corporate office Dulles International Airport architectural heritage. ever-changing as they are. As building is ideally suited for and 26 miles west of a result, contemporary office use as a national, regional Washington, D.C. space must be carefully and or divisional headquarters. creatively designed in such a Loudoun Gateway/100's clas- .way that tenants can easily Loudoun Gateway/100 is one sic exterior styling, finished reorganize multiple work- of four buildings being devel- with precast-concrete panels space configurations: In other oped by The Alter Group at in light and dark earth tones, words, space must be adapt- Loudoun Gateway Corporate reflects the classical lines of able enough to anticipate Center, a 38.6-acre office its Georgian architectural virtually every scenario. That's campus within the prestigious heritage. Blue-green reflective- why we designed Loudoun Loudoun Gateway Business glass windows bring ample Gateway/100 for maximum Park, located in Washington natural lighting into the inte- flexibility and efficiency. D.C.'s upscale Virginia sub- rior spaces. The building is Situated in the Loudoun urbs. The park, located one topped by an architectural Gateway Corporate Center, mile west of Herndon, VA, in cornice, also of precast ~ N > ~ - ~L'J Business Coult. \ ' ' ~ ~ 1 t ~ Typical Floor Plan: Flexible _ ~ I layouts accommodate a wide ~ variety of space plans. Loudoun Gateway/100 i - i ~ - e L m ~ , F Loudoun Gateway/100 Insulated Tinted-Glass j} Facts & Features: Windows ; I d 102,788 SF, Four-Story ¦ 9'-Clear-Ceiling Height Corporate Office Building ¦ Core-to-Window Depth: 46' ~ ¦ Multi- or Single-Tenant •Water-Cooled Building Variable-Air Volume - R o u t a 8 0 6 ¦ Floor Sizes: HVAC System First Floor: 25,860 RSF With Digital Controls site plan concrete. Recessed windows Gateway/100, planted with Second Floor: 25,629 RSF ¦ 1001bs. PSF Live Load on Loudoun Gateway/100's ornamental trees, shrubs, Third Floor: 26,829 RSF ¦ Fully Sprinklered, 4.2 parking fourth floor create the appear- ground covers and a seasonal Fourth Floor: 25,010 RSF Conforming to ISO spaces per ante of a balcony. variety of flower annuals to 7.80-Acre Site Standards 1,000 SF. Bay Size: 30' x 40' ¦ All Underground Utilities add year-round color. The Each a roximatel 25 000 RSF ¦ Parking Ratio: .Electrical Service: pp y plaza in front of the building floor offers maximum versa- provides a convenient 4.7 Spaces per 1,000 RSF 6.5 Watts PSF tili m s ace divisibili for Total Spaces: 480 ¦ One Loading Dock ty ~ p ty pick-up/drop-off area. Loudoun users who may occupy a single Gateway/100's lobby features floor or the entire building. natural wood paneling and a Inside, 9'-clear ceilings and porcelain file and tri-color flexible layouts accommodate stone floor. The building's two Loudoun ©Gateway a wide range of space plans. elevators have wood accents. w T E C E N T E a Bay sizes of 30' x 40' are suit- . able for various combinations There is surface parking for ~ ~ " of executive offices, modular 480 cars, which is certain to ~«~n ~ ~ G1TEW~Y j works aces conference rooms ' - P provide ample parking for ' :t.N~ ~ ~ and support areas. employees with a 4.7 per ~ 1,000 RSF parking ratio. ~ _ ~ One of the 7.80-acre site's ~ j most striking focal points is ~ ~ j N,"'~ ; the lushly landscaped court- nupon © ~ ~ ~ - yard in front of Loudoun ~ ; ,j Loudoun Gateway/100 ' is one mile west of a ~ ' Herndon, VA, and ~ one mile north of j °Nnrt91y Washington Dulles / ~ Irrternational Airport / THEALTERGROUP Grubb~Ellis ~ f ~ - ~E r~ National Headquarters & Exclusive Aged Grnbb & Ellis of Metropolitan ~ s~ ! Midwest Regional Office: WarrBn H. Amason, Jr. Washington, DC q9- pt.~ p i " 7303 North Cicero Avenue Senior Vice President 8230 Leesburg Pike ~ I ~j , ~R _ 6 1999 Lincolmvood, Illinois 60646 Andrew D. Klaff Suite 750 L.11! FAX: (847) 676-4302 Assista~ Vice Presidetd Vienna, VA 22182 1800) 637.4842 Mike Beatbr F ~)(7~~9036 1847) 676-4300 Associate ~ orb-_.._y..-_... O December, 1999. 1M.,u.r Orou . !/d w dimnuion~ and arlirl..nde,; ~.J (TY G F l/ ~ 6 P ry,ron approsimcb ond+u4prJ wtbanye rvilAour nofla. Poore relyon cv and pfawJrom7heAllsr Orwp/oraaurals iq/ormnneR...._..__...,__,.--._..._..._.-_._.. ~.:r- , i Y i . ~y1MA N 1Y / R t t ~r~ `~3: l~; y~ i'` f,,'_'~e ~ ~ ~ / 3~J p.r 7 , f O C 'S7 - <D r~~ Ro O A'+ 'b A fD A ~ - - ~ ~ ~ e-~ b r ~ ~ ~s4. - CC r . I 1~ ' I P~~ ~ o- I ~ ~ ~ . S"~. yN. d~.,* I ~ I I' 1 l v'J ~ / 1 ~ ~ • t T~ y I~ ~ '~1' K • J s . A~, . , l {rr ~ `~kc~ at' .f ;.s ~ i `n . ~ i y, fi: b'::r 'Ya.'~ yJ W ~ ~ 3 C ; yi' , i( ~ I ' sE x . l` 4' -A• Y ~ t c - - a I _ Ili i FBI n r~ ~ CC ~L a~ ~ oo ~ ' - ~ ~ v W G a R F., ~ Q a ~ ~ L ~ a ~Y W ~ ~ L F. ~ G=, - Y.. - r.~'-a 3 t~ i ~ t ~ - - 5. i • y C" a. ~ ' ,t.,~ {$e ~f ~~~~r c,~~~ rj i1E.i e Frye - b~, ' ~1 «,~t n 4~ ; k R : , r? A!Z'[ _ `„~5~ !r' t' r1~~ C w f, • i , t:: E: ~ - v, - b. F' - 6_' F, t aY - J ~4 . ~~w i~~~.;~ T .i L M~:_. b s i ~ I .~f;K. _ _ 11 ~F. ~I 1 ~ ~ ~ v 0 0 e~ F ~ ~1 J77~~~ U a °a°~ c~~~~ a ~ wr F~g~ ,G ~ Q ~~A ~ ~ ~ ~ ~ ~ F.,UU °o ~ a~ ~ ~ U O ~I. ~ J ti U 4% 1 ~ f . SURVEY FOR .THE 6JL LIMITED PARTNERSHIP State of Ohio, Jerome Township. Union County and Washington Township, Franklin County, V.M.S. 3452, being port of The BJL Limited Partnership's original 83.149 acre tract described in Franklin County Oeed Volume 10507, page 0-06 and in Union County Official Record 87, page 249. . t9.ay \ .lrww,~TM I I'RANnw tO/NTY uaN oarrTM r'+•~rT r'~ c~, S°`~~ I POST ROAD (S.R, ~161~(60') ' w~a• t:•, (aen 6e.4 N s. 11••, as • +>u+earrr l7ow,n (e0.a1~ soav7roo-c _ •Kwv ~ 7zssr tzx rAO•~ us.. ~ to w ceo ~ 1 0.K 3197{. ~sEty ~ ~ ,t µ,W ce. Olt. z ~ w 2t02a' 1e ~ /aK V 7ypc L Grd S lw. Tiwl,• W IM l:«d S l.W R•w1osYa Lv,l, S 20(10 •aa•, N,4wn•nl 11•. t0atw17a670 7 P I :Q9 ~8s I tl$ 4p a ~ Vim. ~PU gib' • ~ „Q I 81.093 ACRES pi ran •r 71.a sa. u•,It.e 1'arl•«.ntP'. il{ r.«YN~ce~~lnaoe~vww4.:`ltmoi~op. o-as Y ss w ti twJ.n C•.•t7 aacw a.c«I e7, row xao ~ P • PK Nod lound q i (ane k h.w. Nooe agnt-et-.•r) 3 k. of In..•ew wwe.e aloe .u.a N O 3/{' Iron pipe found with ax•e «s.. r. _IUIn Vnbn ta.nty .w asoo .u.. «..itnln wawa, cw.lr cop marked Potr)dga 7068' o~ unless otherwise noted r I ~ 5/8• kon pin found with - cop marked 'CollA1 /6858' un esa otherwise noted I Q 12" SQuore concrete post er \ r - NOTES: ~'~y, ~o _ rng.~a Reference Oeeda shown hereon. 0v I \ u0~a ~ - 4~.` fiearinga ore based on the centerline of ~ L~io• Poet Rood (SR p61) being S 86'4700' E ~ R\ A,~ y oa described in Oeed Vdume 10507, page 0-06. ~(/T emu' ~ Islalo. I Boaed on the Informollon shown on lha f >~.33 ~ Flood Hozord 1AOpa furnished by the Oeporlmenl of Housing and Urban Oevelopmenl, through the fedard Inswonce Admhlalrotlon, it is my opMton that the property shown harcon la outside the Oood I hoxord area. Flood Hozord Atop/ 390608-0150-8 Oolad September T7, 1991 1 hereby cutify (hot thla plot woe prepared from on actual € field survey mode under my superviiron and that monuments were cad oa hdcoted hereon. SCALE IN FEET ' • I ]oo Ia0 0 tSO .700 Pout R IOpzoddla, RS. ~ 40 ttttttQU++1l+~ . .~```pKE Ofi ~~~~~~•~•FAUL ~~'.0~~'+ Paul R. Clapsaddle _ a ~ s and Associates ~ - _ * ~ * - e14o ~o i IteasTtxln fxtc9alzns A710 s7mrcrorts •~=:9FOrs~.;::•' •r 19011 a4ST OAR9Y ROAD, YAR7'$111t1.[ OHO {7010 •1' - (s13) 7{7-zs99 n.•.sc wvsas. ,'%•,i S+ • Q,~~ (two) ~{s-nlro scr.c r _ soo• •,arUrRVai~t~~` • ~ 0•lc a/77/aa Pau(R gapsaddle, P.L., P.7. ~?''s I Lri ~ / W^/ ~~o~ ~I ~oo~$ 33 ~OR C ~ I PARK DR ~O~OT OOD I ~ oislN RO~ y CT I GRANGE DR, TU ~~0 I DR ~ a ` I ORDEN FARMS PWKWY POST RD a PERIM w LAKES ~ R-~ cy PERIMETER DR PERK LOOP ~W Fd w ~ d d SITE a W ~ ~ 0 SHIER ~NG5 RD SCE r SKIER LN 99-0402 ~ ~Y ~ Post Road Rezoning I ay . ~ ~ Z I Z n ~ ~ o ~ ~ ~ ~ z i i / ~ ~ w ~ .....t 'CI -C ~a~ ~ ~PS ~ v / ~ ~ ~ ~c acc+a yR,a . waw.? w ~ Aa O ~ Z ~ - CD = ~ D N a ~ f*1 ~ i~7 p ~ - C / ~ ao~ m°~ nA C/l r... 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Loo P D r ~ w PLR a ~P PCD P D i P e 0 a ~ x ~ ~ I w GI d W ,o ;HIER RINGS ~ ~ R•1~ R ~ ~t 99-0402 Post Road Rezoning : < ~ r~~ 05/10/1999 14:27 16145230525 REALTY OPTIQNS PAGE 04 C~escription of 2.0000 acre tract Situated in the state of Ohio, Franklin County, Washington Township, v.M.S. 3452 and being part of a 83.1.49 acre tract conveyed to BJI~ Limited Partnership by Deed Book 10507 Page D-06 and being more particularly described as follows: Beginning at a iron pin and cap set in tha South right-of-way line of Post Road (60 foot right--of-way) said iron pin and cap bears South 4 deg. 23 min. 58 sec. East a distance of 30,27 feet. from an iron pin and cap and North 66 deg. 47 min. ~ , 00 sec. west a distance of 1O0G .17 feet from a PK nail found .xn said center-line at the Northeast corner of said 63.149 ajcre tract and the Northwest corner of 111.649 acre tract cor~~veyed to Hc+s?~ita1 Propdrties znc _ by Oeed Book 13642 Page G-19~ Thence, with the following three new lines across said 83.149 acre tract= 1) South 4 deg. 23 min. 58 sac. East distance of 313.63 feet to an iron pin and cap set 2) South E36 deg . 47 min . 00 sec . East parallel to the centerline of Post Road a distance of 280.25 feet to an iron pin and cap set 3) North 4 deg. 23 min. 58 sec. West a distance of 313.63 feet to an iron pin and cap set in the South line of Post Road l" hE: nce , w i t ii the South 1 i ne of Post f:oad Nort h 86 deg . 47 min, 00 sec. West a distance of 280.25 feet returning to the . point of begi mii ny conta i r~i n9 2 .0000 ec:res more or less . F3earings are based on tfre centerline of Post- Road (south 86 deg . 47 min . Ea:t ) as deGc:r ibed i n UbEd Boo k 10507 P~xge D- 06 . All as shown on the plat .attached and made a part hereof. This deed is subject to and with the benefit of all legal highways, restrictions, easements, limitations, and reservations, of record, if any and to zoning restrictions which have been imF~osed thereon, if any, All iron pins set are r,/t3. inch diameter rebar with yellow plastic caps stamped "Catt:r i 11 #685H . " This description is basECi on a field survey performed dec. 7 1991 by James R. Cottrill Registration #6853. i _ ( i i;y ~ ames R . Cottr i l l , P _ S . j ~ ~ egi5tration #68513 ~ ? T Smith & Hale 37 W. Broad Street, Suite 725 Columbus, OH 43215 PROPERTY OWNERS BJL L. P. Carol Lehr, Trustee P. O. Box 671 2267 Middlesex Road London, OH 43140 Columbus, OH 43220 SURROUNDING PROPERTY OWNERS Hospital Properties, Inc. Casto Affinity Ltd. GLK Properties Ltd. LLC 3555 Olentangy River Road c/o Don Casto 7155 Post Road Columbus, OH 43214 209 E. State Street Dublin, OH 43016 Columbus, OH 43215 Post Hylands Co. City of Dublin Dublin Senior Community L.P. c/o Morrison Law Offices 5200 Emerald Parkway c/o Burke & Nickle 3220 Riverside Drive #C-1 Dublin, OH 43017 3336 E. 32nd Street, Suite 217 Columbus, OH 43221 Tulsa, OK 74135 Northwest Assembly of God William & Rita Syar Albert Schoby 7090 Post Road 7150 Post Road 7180 Post Road Dublin, OH 43016 Dublin, OH 43016 Dublin, OH 43016 '+w• ~1 ~ ~ , ~ ~ ! ~ ~tJt~ I f999 ' L1 Yj r I ~___CITY Or DUBLIN bjl.lbl EXHiBtT AMENDED DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION October 7, 1999 ciT~~ of nt~ai.l Dirision of Planing 5800Shier-R'mgs Rand ~9ubGn, Ohio 43016-1236 rone/1DD: 614761-6550 Fax 614161-6566 Web Site: www.dubl'm.oh.us The Planning and Zoning Commission took the following action at this meeting: 3. Rezoning Application 99-0402 -Composite Plan -Perimeter West Office Park Location: 83 acres located on the south side of Post Road, north of US 33, approximately 900 feet west of Avery-Muirfield Drive. Existing Zoning: R, Rural District. Request: PCD, Planned Commerce District. Proposed Use: An office campus totaling 747,000 square feet and additional permitted uses (including hotels and ancillary commercial/restaurant uses in an office or hotel). Perimeter Drive and Perimeter Loop Road will also be extended. Applicant: BJL, LP, c/o Jeff McInturf, 283 South State Street, Suite 201, Westerville, Ohio 43081; Carol Lehr, 2267 Middlesex Road, Columbus, Ohio 43220; and Ruscilli Development Company, c/o William Tippmann, 2041 Arlingate Lane, Columbus, Ohio 43228; represented by Ben W. Hale, Jr., Smith and Hale, 37 West Broad Street, Columbus, Ohio 43215. MOTION #1: To approve this rezoning application with 12 conditions: 1) That the text be revised to clarify the means to administer the density and lot coverage requirements; 2) That the text be revised to state that the existing structure in Subarea 3 is permitted access onto Post Road unless the structure is expanded or the site redeveloped, at which time internal access via Perimeter Drive must be provided; 3) That the text prohibit commercial use of the existing structure in Subarea 3 if the structure is ever expanded; 4) That the text be revised to state compliance with the Thoroughfare Plan and the Stormwater Regulations; 5) That mansard roofs be strictly prohibited from Subareas 1 and 3; Page 1 of 2 AMENDED DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION October 7, 1999 3. Rezoning Application -Composite Plan 99-0402 -Perimeter West Office Park (Continued) 6) That the landscape treatment, including street trees, along all roads be consistent with the property to the east, subject to staff approval; 7) That the text be revised to limit signs to ground signs with a maximum height of six feet; 8) That the average density for the entire project not exceed 9,000 square feet per acre; 9) That the absolute maximum height, including mechanicals, in Subarea 2 be limited to 80 feet, and that the absolute maximum height, including mechanicals, in Subarea 1 be limited to 35 feet; 10) That the text be revised to increase the minimum roof pitch to 6:12 in all Subareas; 11) That buildings over 60 feet in height along the south side of Perimeter Drive have a minimum setback of 150 feet; and 12) That all conditions are met prior to this case being scheduled for City Council. * Ben W. Hale, Jr. agreed to the above conditions. VOTE: 7-0. RESULT: This rezoning application will be forwarded to City Council with a positive recommendation. MOTION #2: To recommend to City Council that a study of the Post Road interchange with US 33/SR 161 be undertaken as a high priority at the beginning of 2000. VOTE: 7-0. RESULT: A recommendation will be forwarded to City Council to undertake a study of the Post Road interchange with US33/SR 161 with a high priority early in 2000. STAFF CERTIFICATION Chad Gibson Planner Dublin Planning and Zoning Commission Staff Report -October 7, 1999 Page 21 CASE 3: Rezoning Application -Composite Plan 99-0402 -Perimeter West Office Park APPLICANT: BJL, LP, c/o Jeff McInturf, PO Box 671, London, Ohio 43140; Carol Lehr, 2267 Middlesex Road, Columbus, Ohio 43220; and Olde Poste LLC, c/o William Tippmann, 2041 Arlingate Lane, Columbus, Ohio 43228; represented by Ben W. Hale Jr., 37 West Broad Street, Columbus, Ohio 43215. REQUEST: Review and approval of a composite plan (rezoning) for 83 acres on the south side of Post Road, approximately 900 feet west of Avery-Muirfield Drive. This is a rezoning from R, Rural District to PCD, Planned Commerce District, under the provisions of Section 153.058, for an office campus totaling 888,000 square feet. Proposed uses also include hotels and ancillary commercial/restaurant uses within an office or hotel. STAFF CONTACT: Chad Gibson, Planner. UPDATE: This case was tabled by the Commission on September 2, 1999. After a lengthy discussion the case was tabled. The main issues included traffic, density, lot coverage, and limits on hotels. When this case was first before the Commission in May, the proposal was for a development of 1,000,000 square feet. At the September hearing, the proposal had decreased to 944,000 square feet. The proposal now before the Commission is for an overall gross density of 10,700 square feet per acre, thus reducing the overall project to 888,000 square feet. BACKGROUND: There have been a couple of development proposals for this 80-acre site, including the Jacobs Mall. A concept plan for multi-family and office uses was disapproved by the Commission in 1997, and then withdrawn. This rezoning case was originally filed by the Alter Group, and that plan was tabled by the Commission after much discussion on May 6, 1999. The main issues were density, traffic, setbacks, heights of buildings, etc. In late summer, Ruscilli took over this application, and it was also heard informally by the Commission on August 19. The request is for review of a Planned Commerce District composite plan under Section 153.058. Following a recommendation by the Planning Commission, a public hearing and vote will be scheduled at City Council. Atwo-thirds vote is required to overturn a negative recommendation from the Commission (a majority vote is required otherwise). If approved, the rezoning becomes effective 30 days after passage. A development plan must also be approved by this Commission prior to construction. (The development plan for the first office building of 160,000 square feet has been filed and will be scheduled on an upcoming agenda, case 99-092DP.) This area will also be subject to preliminary and final platting. The preliminary plat, showing the westward extension of Perimeter Drive and Perimeter Loop Road, also on this same agenda (case 99-093DP). Dublin Planning and Zoning Commission Staff Report -October 7, 1999 Page 22 CONSIDERATIONS: Site Characteristics: • The 83-acre site is zoned R, Rural District, is located between Post Road and US 33/SR 161, approximately 900 feet west of Avery Road. The site is relatively flat and is currently farmed. There is a house along Post Road (two acres) which is being included in this application. Trees are located mainly along the property lines. To the east lies the Riverside Hospital PCD, which includes Avery Square, and area along Post Road for residential-scale offices, and acreage along US 33/SR 161 for a hospital campus. To the west is a large parcel zoned R, Rural District and a small parcel zoned SO, Suburban r Office and Institutional District. Community Plan Issues: • The Community Plan shows this area as mixed use-employment emphasis, and it is included in the "US 33/SR 161 Edge" Area Plan. One goal of the Area Plan is to obtain a high quality office development along the US 33/SR 161 corridor. Large landscaped setbacks should also be provided along primary corridors, particularly Post Road. Consistent streetscapes should be developed to define the internal roadway system. Quality architecture and building materials should be included. • The Community Plan states that in order to maintain Dublin as a premier employment and residential location, approval of new development should be contingent upon maintaining a base traffic level of service "D" . The Community Plan process stressed the need to balance the level of service (e.g. number of lanes) with maintaining an attractive environment. The cost of providing a level of service "C", and sacrificing community character was judged too high to pay. Information from the Community Plan regarding levels of service is attached to this report. • The Community Plan includes information on possible locations for bus stops associated with the Central Ohio Transit Authority (COTA). The plan shows a transit station in the vicinity of this site (west of Avery-Muirfield Drive and south of Post Road). COTA has been contacted regarding this rezoning and agrees that service to this area in the future " will be important. Land Use: • The proposed PCD permits, SO District uses (permitted uses only), and hotels. Ancillary commercial services or restaurant uses within an office building or hotel are also permitted. The proposal creates three subareas: Subareas 1 and 3 are between Perimeter Drive (extended) and Post Road (25 acres); Subarea 2, located between Perimeter Drive (extended) and US 33/SR 161, contains 58 acres. The lot coverage for the overall 83-acre development will not exceed 60 percent. However, individual sites can have up to a 65 percent lot coverage so long as the entire development does not exceed 60 percent. The maximum building area is 10,700 square feet per gross acre (applies to all subareas). At buildout, the entire site could contain up to 888,000 of (mostly) offices, based again on gross acreage. The text needs to clarify how the density will be administered for each site over time. It must be clear as to whether, when a development plan comes in, the density Dublin Planning and Zoning Commission ' Staff Report -October 7, 1999 Page 23 is computed based on the acreage that includes the right-of--way or excludes the right-of- way. The text also permits two hotels in Subarea 2. Development Standards: • Subarea 1 (23.3 acres) will have office buildings limited to two stories (plus mechanicals and architectural features) and a height of 35 feet. All buildings must reflect a residential style. Roofs shall be a 5/12 pitch and mansard roofs are prohibited (except when used as screens for rooftop mechanical units). Staff suggests that mansard roofs be prohibited in all cases. • Subarea 2 (57.2 acres) will have both offices, limited to five stories, and hotels, limited to x,. seven stories. Both are limited to a height of 80 feet (plus mechanicals and architectural details). A minimum building height of two stories is required for sites along US 33/SR 161. The first building is to be approximately 160,000 square feet in this subarea. • Subarea 3 (two acres) includes the house on Post Road. The text does allow for this structure to be reused for commercial uses. The text must clarify that the existing structure cannot be expanded or a new structure constructed unless access is removed from Post Road and provided via Perimeter Drive. Additionally, the text states that all buildings must reflect a residential style. Roofs must have a 5/12 pitch and mansard roofs are prohibited. • The text establishes the following setbacks: 50-foot building (100 feet for buildings over 50 feet tall) and 30-foot pavement from Perimeter Drive and Perimeter Loop Road; 100- foot building and 75-foot pavement from Post; and 50-foot pavement and 100-foot building from US 33/SR 161. These are similar to the Riverside and the Perimeter Center texts. Side and rear yard setbacks for buildings are 30 feet and 10 feet for parking, unless a common parking lot is established with cross access easements. Subarea 3 is permitted access to Post Road so long as the existing structure is in place and not expanded. • Parking within the proposed PCD will comply with Code. Additional parking may be striped as "compact" spaces (8 feet by 16 feet). Access/Traffic Management: • Development of this site requires the westward extension of both Perimeter Loop Road (80-foot right-of--way) and Perimeter Drive (100-foot right-of--way). Perimeter Drive will intersect with Post Road near its US 33 interchange. A preliminary plat has been submitted, and it shows the proposed road network, building lines, easements, location and size of utilities, etc (case 99-093PP). • Perimeter Drive has an eight-foot bikepath (both sides of the street), and Perimeter Loop Road has five-foot sidewalks. The paths and sidewalks will be continued through this development and must be shown on the preliminary plat. • A Tax Increment Financing (TIF) program was established for road improvements, initially for the Jacobs Mall proposal. The TIF agreement included widening Post Road along the site westward to the interchange, widening Avery Road, improvements to the Avery Road/US 33/SR 161 interchange, construction of turn lanes and traffic signals, etc. This agreement can be applied to this development. The improvements to the US 33/SR 161/Avery-Muirfield interchange are underway with completion in late 2000. Dublin Planning and Zoning Commission Staff Report -October 7, 1999 Page 24 • Both Perimeter Loop Road and Perimeter Drive currently terminate within the Riverside Hospital PCD. Perimeter Drive is 500 feet from this site and Perimeter -Loop Road is 1,250 feet from this site. The Riverside PCD text requires the extension of Perimeter Drive to its west property line when Perimeter Drive is extended to Post Road. This extension is also expected to be financed through this TIF. The easternmost curbcut on Perimeter Drive into Avery Square currently has full access; this curbcut will be modified to be right-in/right-out only, if requested by the City Engineer. • The text states that number of curbcuts and the locations must be approved by the City Engineer. The text must be amended to state that this site will fully comply with the Thoroughfare Plan. • Road improvements will occur in two phases to conform to the recommendations of the traffic study. Phase 1 Road Improvements • Phase 1 improvements include areas outside the perimeter of this site. Note that the westward extension of Perimeter Drive beyond this site will require negotiations with two separate property owners for right-of--way. No more than 210,000 square feet of building area will be occupied until Phase 1 improvements have been completed. • The extension of Perimeter Drive west from its current terminus to the US 33/SR 161 interchange; • Post Road reconstruction to connect with Perimeter Drive; • Construction of the western end of Perimeter Loop Road will be constructed from Perimeter Drive (extended) southward to service the first office site; and • Intersection improvements will be made at Perimeter Drive, Perimeter Loop Drive, and Post Road at Avery-Muirfield Drive. Phase 2 Road Improvements • Phase 2 improvements must begin prior to more than 210,000 square feet of building area being occupied on the 83-acre site. • The extension of Perimeter Loop Drive southward to service additional sites and connect to the Riverside PCD. Traffic Study • At the direction of the City Engineer, a traffic study was conducted for this site. The study started with the land uses tested in the "Preferred Scenario" of the Community Plan. The Community Plan divided the City into Traffic Analysis Zones (TAZ). This 83-acre site is included in a 275-acre TAZ bounded by Post Road, Avery-Muirfield Drive and US 33/SR 161. The land uses tested for this TAZ are office (918,000 square feet), retail (254,000 square feet), industrial (727,000 square feet) and 400 hotel rooms. With those uses as a base, another 944,000 square feet of office was added for this 83 acres to the traffic study. Since the traffic study was completed, the applicant has reduced the square footage to 888,000. The traffic study has not been updated to reflect this lower square footage. Dublin Planning and Zoning Commission Staff Report -October 7, 1999 Page 25 ~ • The study concludes that the road network will function if additional improvements are made. Along with the extension of Perimeter Loop Road and Perimeter Drive, key improvements include: intersection upgrades at Post Road and Avery-Muirfield Drive; Perimeter Drive and Avery-Muirfield Drive; Perimeter Loop Road and Avery-Muirfield Drive; Perimeter Drive at Perimeter Loop (on this site); Perimeter Drive (extended) and Hyland-Croy Road; and SR 161 at Eiterman Road (just west of the existing Post Road and US 33 interchange). • The study states that the current Post Road and US 33/SR 161 interchange will fail by year 2003. It will fail with or without this proposed development. The City has budgeted money in 2000 to study this interchange. The traffic study (based on 944,000 square feet) ~'"t ' indicates that all intersections will operate at a "C" level of service or better, except for the Perimeter Drive at US 33 ramp/Hyland-Croy Road intersections. This will operate at a "D+" level of service. The report also indicates that in order to achieve a level of service "C" at the Perimeter Drive and Avery-Muirfield Drive intersection, a separate westbound right turn lane must be added on Perimeter Drive (Perimeter Center). This was not anticipated in the Community Plan Preferred Scenario. • The first building will be an office of about 160,000 square feet. The traffic study analyzed short term needs to address it. An additional southbound right-turn lane on Avery-Muirfield Drive at Perimeter Drive; an additional southbound left turn lane on Perimeter Drive as it approaches Avery-Muirfield Drive; and adding left turn lanes on Post Road approaching Avery-Muirfield Drive are needed. These also were not projected in the Community Plan Preferred Scenario. • As noted above, the traffic study indicates that additional lanes are needed at key intersections. Additional right-of--way or easements will be needed for these improvements on adjacent properties. A cursory field assessment of turn lanes at the Fifth-Third Bank site indicates trees on Perimeter Drive may be impacted. Relocation of street lights, fire hydrants, etc. will also be needed. Additional impacts may include creating non- conforming setbacks (pavement, building, sign, etc.) and loss of greenspace along Avery- Muirfield Drive and feeder streets. • The reports also suggest improvements, such as additional turn lanes, may be needed at the Perimeter Loop Road and Avery-Muirfield Drive intersection. These improvements are not in the design that is under construction. The improvements are feasible, but the current design would need to be modified to include these. • Access onto Post Road will only be permitted for Subarea 3. So long as the existing structure remains in place, and is not expanded, a curbeut onto Post Road is permitted. When the site is redeveloped internal access must be provided in lieu of Post Road access. Architecture: • Under the proposed text, all buildings and associated structures must be harmonious in character and reflect an upscale, high quality, office park. All buildings must have the same degree of finish on all sides. Stone, brick, or decorative precast panels will be the dominant materials. Dryvit and other similar accent materials will be limited to 15 percent of the exterior area. Facade colors and materials on individual buildings must compliment Dublin Planning and Zoning Commission Staff Report -October 7, 1999 Page 26 each other. The text states that exterior wall HVAC units, balconies or walkways are prohibited for hotels. Architectural standards will also be included in deed restrictions. Landscaping/Tree Preservation: • The text states that landscaping for each individual building site must be consistent with other "Class A" office campus developments in Dublin (such as Metro Center and Upper Metro Place). Landscaping must comply with the Landscape Code. The existing trees along US 33/SR 161 should be incorporated into the design, and the species of the new plantings should be coordinated with the Riverside PCD. The street trees and the Post Road buffer should also continue with the Riverside landscaping. This site abuts residential property to the west, requiring an opaque six-foot buffer plus one tree for every 40 feet. • Water features compliment any site, especially a large office park. The text states that one or more wet stormwater ponds are Alarmed for the site and that emphasis will be placed on visual quality. Additionally, where practical, pedestrian access and. seating areas will be incorporated in proximity to ponds and water features. The exact locations and sizes are undetermined. • There are several trees on the site, mainly around the perimeter, and the Tree Preservation Ordinance will be applied here. A tree survey, indicating species and caliper size, has been submitted with the preliminary plat. A tree preservation plan showing proposed utilities and grading must also be submitted. Signage/Lighting/Waste Management: • The proposed text states that all signs must comply with the Sign Code, and that Subarea 1 signs are not permitted to face Post Road. Staff recommends that the text restrict the height of ground signs to six feet. The text. states that wall signs are prohibited unless specifically approved by the Commission (Subareas 2 and 3 only). The Commission and City Council have repeatedly disapproved wall signs oriented toward US 33, and this reference should be deleted. • Two identification signs are proposed for the overall Perimeter West campus. One at the southeastern corner of Perimeter Loop Road and Perimeter Drive, and the other is along US 33/SR 161. A maximum area of 80 square feet and a height of six feet are proposed. • All light fixtures must be cut-off type, and all poles and wall-mounted fixtures must be of the same type. All parking lot poles must be dark brown or bronze metal, up to 28 feet. All lighting must comply with the Dublin Lighting Guidelines. Utilities: • Water service will be provided for the site via the 16-inch waterline along Post Road and the extension of public mains along Perimeter Drive. Sanitary sewer service will be provided via the 24-inch main along Post Road and the extension of the sanitary sewer along Perimeter Drive. • Stormwater management must comply with the Stormwater Regulations. The text must be revised to state this. Dublin Planning and Zoning Commission Staff Report -October 7, 1999 Page 27 STAFF RECOMMENDATION: The proposed development is characterized by high quality and would create a new corporate gateway into Dublin as outlined in the Community Plan. Staff recommends approval with seven conditions: Conditions: 1) That the text be revised to clarify the administration of the density and lot coverage requirements; 2) That the text be revised to state that the existing structure in Subarea 3 is permitted access onto Post Road unless the structure is expanded or the site redevelopment, at which time internal access via Perimeter Drive must be provided; 3) That the text prohibit commercial use of the existing structure in Subarea 3 if the structure is ever expanded; 4) That the text be revised to state compliance with the Thoroughfare Plan the Stormwater Regulations; 5) That mansard roofs be strictly prohibited from Subarea 1; 6) That the landscape treatment, including street trees, along all roads be consistent with the property to the east; 7) That the text be revised to limit signs to ground signs with a maximum height of six feet; and 8) That all conditions be met prior to this case being scheduled for City Council. Bases: 1) This use and design are consistent with the Future Land Use and the "US 33/SR 161 Edge" Area Plan of the Community Plan 2) This proposal would create a quality gateway into Dublin. " ' 3) This proposal meets the PCD requirements of Section 153.058 of the Zoning Code. 4) The plan, as modified above, is consistent with the PCD requirements in the adjacent development. Dublin Planning and Zoning Commission Minutes -October 7, 1999 Page 10 Mr. Fishman agreed that a should be an strong fence o ance which reflects the character of Dublin. S 1 lots should have split rail fenci only within the building line, - and there should be privacy fences permitted. Messrs. an, Fishman, and Lecklider agree at decorative, ornamental type nces only shoul a permitted in the front yard. Mr. Lecklider agreed with the iss s expressed by Mr. McCash. H as not in favor of rear yard privacy fences higher an four feet, unless for safety nd swimming pools. He would make allowances r privacy fences as part of a d He opposed split rail fen ' g around the perime ,except for large lots and any d of fencing in front of front building line. namental fencing along the front ,may be okay. Mr. 'Teton asked if stone wall fenci should be a variance situat' ,such as in Old Tin. Mr. Lecklider said yes. M . larke suggested lots along river. She suggested stone or masonry fences be limit to scenic roads. Mr. Eastep made the ion to table this Code revisi Mr. McCash seconded, and the vote was as follows• r. Peplow, yes; Mr. Spragu es; Mr. Lecklider, yes; Mr. Fishman, yes; Mr. Haria ,yes; Mr. McCash, yes; and M . step, yes. (Tabled 7-0.) Mr. ider called a short recess. 3. Rezoning Application -Composite Plan 99-0402 -Perimeter West Office Park Chad Gibson said this composite plan is for 83 acres between Post Road and US 33/SR 161. The revised application includes 888,000 square feet of office, hotel, and related commercial uses. This is the second downward revision from the initial proposal of 1M square feet. The current application is for 10,700 square feet per acre. Mr. Gibson showed several slides. The site is zoned R, Rural District, and the request is for PCD, Planned Commerce District. Subarea 3 contains a house, and the rest of the site is undeveloped. He said the development text for Subarea 1, along Post Road, permits two- story office buildings, a maximum height of 35 feet, and requires residential character. Subarea 2 is along US 33 and will permit five-story offices and seven-story hotels with an 80-foot height maximum. Subarea 3 has access to Post Road until any modification or expansion of that site, at which time access will be limited to Perimeter Drive. He said the traffic study indicated several road improvements are necessary, and in some off- site areas, landscaping will need to be removed and right-of--way acquired. He said architecture is to be harmonious within the development and will feature brick, stone, and decorative pre-cast materials. Water features with pedestrian access will be included. Mr. Gibson said staff recommends approval with eight conditions: Dublin Planning and Zoning Commission Minutes -October 7, 1999 Page 11 1) That the text be revised to clarify the administration of the density and lot coverage requirements; 2) That the text be revised to state that the existing structure in Subarea 3 is permitted access onto Post Road unless the structure is expanded or the site redeveloped at which time internal access via Perimeter Drive must be provided; 3) That the text prohibit commercial use of the existing structure in Subarea 3 if the structure is ever expanded; 4) That the text be revised to state compliance with the Thoroughfare Plan and Stormwater Regulations; 5) That mansard roofs be strictly prohibited from Subarea 1; 6) That the landscape treatment, including street trees, along all roads be consistent with the property to the east; 7) That the text be revised to limit signs to ground signs with a maximum height of six feet; and 8) That all conditions are met prior to this case being scheduled for City Council. Mr. McCash asked about the service level at US 33/Hyland-Croy. Mr. Gibson said it was "D+" for 944,000 square feet, but it was not re-tested for 888,000 square feet. Mr. Peplow said the overall gross density is 10,700 square feet per acre. Mr. Gibson said the density for each subarea was not provided. He expected the highest densities along US 33. Mr. Lecklider was also concerned about density, and lowering the density was previously discussed. He said mechanicals should not be roof-mounted in Subarea 1; this conflicts with a residential look. Also the height limit should be 35 feet without exceptions. Mr. Gibson said the lot coverage was lowered from 70 to 65 percent on any one site, and to 60 percent for the entire 83-acre development. Mr. Lecklider said the staff report pointed out the potential or likelihood of having to relocate street lights, fire hydrants, etc. along Avery-Muirfield Drive to allow for widening, etc. He asked who would pay for the relocation. Mr. McCash said it could be included in the TIF. Mr. Lecklider asked about the impacted or reduced greenspace along Muirfield-Avery Drive. Mr. Gibson said in order to achieve the desired level of service, additional right turn lanes are needed, and this will require the removal of portions of greenspace in front of the Fifth- Third Bank, for example. Mr. Lecklider was disappointed that any encroachments would be permitted on the limited greenspace provided. Ben W. Hale, Jr., attorney for the applicant, said Subarea 2 was proposed at a maximum height of 70 feet, plus mechanicals. They will remove the reference to mechanicals from the text for Subarea 1. That subarea will have pitched residential type roofs. It will be difficult to meet setback and other requirements and build above 9,000 square feet per acre. Mr. Hale said the site plan for Rail Van indicates a 65 percent lot coverage. He said relocation of the streetlights, hydrants, etc., are in the TIF approved for this site. When the Dublin Planning and Zoning Commission Minutes -October 7, 1999 Page 12 Community Plan was done, the level of service desired was "D". Going to "C", will require right turn lanes. Mr. Hale agreed to the eight conditions listed above. Mr. Eastep thought the site should have a density of 9,000 square feet per acre overall. Mr. Hale said this application was first filed by the Alter Group at 15,526 square feet per acre. In August, the application was revised down to 13,526 square feet per acre which operated at a level of service "D". The Commission requested a "C" level of service, and it was revised down to 11,458 square feet per acre. It is now down to 10,700 square feet per acre. He said the Preserve on Frantz Road has a density of 11,000 square feet; Parkwood has 17,300; Blazer was 13,900; and Upper Metro was at 12,845 square feet. Mr. Hale said this is under those examples, has 60 percent lot coverage, and the traffic works at a level of service "C." Mr. Eastep said if the Commission continued to approve densities higher than the Community Plan, they were over-building. He said the Preserve is a fantastic development on a wooded lot which gave something back to the Community. He said the level of service is to be considered, and the Commission asked for 9,000 square feet. The proposal is too high. Mr. Eastep is very concerned about the interchange which is not yet even being studied. He feels this development needs an improved Post Road interchange to take the heat off the Avery Road interchange. He does not want Avery-Muirfield widened further. Mr. Hale said the TIFs will not only come from these buildings. There will be a considerable amount of income tax above and beyond what is needed for this TIF. Mr. Eastep said the majority of the developments with higher density are directly off I-270 or US 33 with free-flowing access. There is no infrastructure planned here. Mr. McCash said Council has been very aggressive in moving up roadway projects, and about 65 percent of the CIP is devoted to roads. He thought the Hyland-Croy/Post Road interchange would be considered soon, but there are more pressing traffic needs elsewhere. With development, it will be moved forward. The "D+" level of service results from the entire 888,000 square feet of development. He suggested a limiting development to 210,000 square feet until the road goes through, or 550,000 square feet until there are major improvements to the US 33/SR 161/Hyland-Croy interchange. Mr. Eastep said Dublin should be proactive in its road improvements. Mr. Sprague suggested 9,000 square feet as an aggregate limit. If those improvements are done to Hyland-Croy, etc., the applicant could apply for more density based on traffic. Mr. McCash suggested a limit of a density of 9,000 square feet until the road improvements were made. Mr. Eastep thought the development and road improvements should be installed hand in hand. He said private money moves faster than public money which would require approvals of MORPC and ODOT, etc. Mr. Lecklider said another 50 acres to the west will also develop. Mr. Hale said this was also tested in the traffic study. Dublin Planning and Zoning Commission Minutes -October 7, 1999 Page 13 Mr. Fishman said he waits for four or more cycles at some traffic signals to get through. Doyle Clear, Parsons Transportation, said if a driver waited more than one traffic signal cycle, generally that is "F" level of service. Mr. Fishman said given that, Dublin gets an "F" all over. Mr. Clear disagreed, and he recounted his own experiences. He said Council is spending a lot on road improvements to improve the level of service. He noted several areas are under construction at once, and many will be finished in one or two years. Mr. Clear said a "D" level means stopping about 45 to 60 seconds on a average. He said the adopted Community Plan level was "D," and it is used many places. He noted that 9,000 square feet per acre is a Community Plan standard. Mr. Eastep was concerned about another 2M square feet of offices. He wondered if traffic will be improved enough to satisfy most residents. Mr. Clear said the development is being staged with a set of road improvements. He said if the concern was the interchange, perhaps another trigger point could tie it to square feet of development or number of employees. Staging of roadway improvements is totally fair according to Mr. Clear. He stands by the projected levels of service in 2020. Mr. Hale .said Hyland-Croy Road is the farthest west Dublin can annex, and Union County has extended sewers. He assumes jobs will come to that area, and no Dublin taxes will be paid. The township has limited ability to make improvements. He said Metro Parks bought 800 acres of developable land in Jerome Township, north of McKitrick Road. Mr. Clear said hundreds of cars turning to and from Hyland-Croy Road, outside Dublin, onto Post Road have been considered. He said there are no good left turn lanes existing today. He said it cannot be totally fixed because the columns underneath limit the area needed to create right/left turn lanes. It will take state cooperation. Mr. Eastep did not disagree, but he is concerned about the traffic trade-off for increased density. He said this project needs the proposed road. Mr. McCash though the extension of Perimeter Drive was needed now. Mr. Clear said all of the development in the Riverside PCD, this site, and the site to the west was tested in his study in the 2020 numbers. Mr. Lecklider was also concerned about the volume of homes recently approved. Their access will be down Avery-Muirfield Drive. He expected Hyland-Croy Road would also be loaded with new resident traffic. Mr. Clear said these were included also in the 2020 projections. The existing conditions are known, and a growth rate is added to that roadway plus the development. He said the City Engineer requires analysis based on existing conditions and the 2020 projections. Mr. Fishman and Mr. Clear traded their driving experiences on Avery-Muirfield Drive. Mr. Fishman said Dublin needs to be even more proactive about traffic because much development has been approved in outlying areas. He was uncomfortable approving this Dublin Planning and Zoning Commission Minutes -October 7, 1999 Page 14 project with a density of even 9,000 square feet per acre, because the needed infrastructure is lagging behind. He said no one in Dublin is happy with the traffic. Mr. Clear said things are getting better. Ten years ago, none of the roads were in place, but Pat Bowman and others were doing the planning. Now the roads are coming on line and being funded by new sources of revenue. Mr. Fishman disagreed that things are developing according to the long-standing plan. Compromises were made. The reality of driving in Dublin on a daily basis is not pleasant. Mr. Hale said the development will stay at 9,000 square feet per acre until the US 33/Post Road interchange is fixed to a "C" level of service. Mr. Clear said a completely rebuilt interchange is needed. Mr. Sprague said he has been looking at traffic numbers for five years. He now questions the whole methodology. He said half of the development area was not accounted for on the exhibits. The residents' number one issue is traffic. The Avery interchange needed improvement four years ago, and Hyland-Croy Road is not even programmed for improvement. He was not happy about removing landscaping for additional lanes. The density should be capped at 9,000 square feet per acre. If things do get better, the applicant could ask for additional square footage through a rezoning. Until proved otherwise, 9,000 square feet is the absolute limit. The traffic experience is abysmal, simply unacceptable. Mr. Lecklider said current PM peak backs traffic up through the intersections. Mr. Clear said more turn lanes are needed at the intersections, and he does not believe the signals are interconnected as yet. He again said traffic will greatly improve in a few years. Mr. Eastep suggested using more police to direct peak hour traffic onto the freeway and to route some traffic to Hyland-Croy Road temporarily. He said the civic associations are adamant about not increasing densities because people are sick of the traffic. Mr. Hale said they believe strongly that the traffic will work. He believes that the Riverside PCD will develop at a lower density. He agreed to come back later with a rezoning for more than 9,000 square feet per acre. He is confident the traffic numbers will bear him out. Mr. Fishman feels traffic is always in a "catch up" situation, and it will take years and years to solve the problem. He still could not support anything over 9,000 square feet per acre. Mr. Hale agreed to an average density of 9,000 square feet per acre and an average lot coverage of 60 percent, with no site exceeding 65 percent. There was agreement among the Commissioners with this. Mr. Lecklider said a signature office park should have more than one water feature. Mr. Hale said the stormwater design is not yet planned. He said the water flows to the north. Regarding signs, Mr. Lecklider wanted it to be clear that the Commission would not accept signs in excess of the Code. There should be no wall signs. Mr. Hale agreed. Dublin Planning and Zoning Commission Minutes -October 7, 1999 Page 15 Regarding building height in Subarea 1, along Post Road, Mr. Lecklider wanted no deviations from the 35 feet height limit. He was concerned that 80 feet in height just south of Perimeter Drive is too high. It is too close to the residential use to the north. Mr. Hale said the Rail Van building will be about 40 feet tall and will be set back about 160 feet from Perimeter Drive. Mr. Bill Tippmann, Ruscilli, said that height would be typical. Mr. Lecklider thought this would be great. ' Mr. McCash noted the text does require a 100-foot setback along Perimeter Drive for buildings over 50 feet in height. There was some discussion of sight lines and blockage of this site by the seniors' housing structure to the north. Mr. Fishman said he likes the proposal with the limitations just added. He said the rezoning is at the stage where the expectations for development are to be included. He wanted water features and for the developer to exceed the Landscape Code. He said the new benchmark for landscape excellence is the comer of SR 161 and Frantz (Upper Metro Place). He said this is a gateway, and he asked for a similar commitment. Mr. Tippmann said a commitment to do "Class A" landscaping is in the text. Mr. Hale concurred. Regarding the setback on the south side of Perimeter Drive, buildings up to 50 feet are required to have a 50-foot setback. After some discussion, Mr. Hale agreed to a setback of 150 feet for buildings over 50 feet. Mr. Hale agreed to an absolute maximum building height of 80 feet;. mechanicals, etc. will not exceed this. Mr. Hale agreed to increase the minimum roof pitch from 5:12 to 6:12. He reiterated that density will be capped at 9,000 square feet in this application. If the interchange is improved or the surrounding area is developed at a lower density, Mr. Hale said he may be back with another rezoning request. Mr. Harian appreciated the applicant's flexibility. He can support this application. Mr. Fishman agreed and said he respected the developer and the concessions made. Mr. Eastep appreciated the efforts of Mr. Hale and the applicants for the Dublin community. Mr. Sprague apologized for raising his voice earlier. He said the duty of each Commissioner is to express the will of the community within reasonable, legal limits. He expressed deep respect for Mr. Hale. He appreciated Mr. Clear's work and the flexibility of the applicant. He hopes Rail Van will be satisfied in this new, attractive building. Mr. Lecklider commended the staff effort and the applicant's team. He is much more comfortable with the revised application than was with the original case. He will vote yes with his fingers crossed, as he does on very large projects. Ms. Clarke asked for clarification on the use of the residence in Subarea 3. She said both the Commission and City Council have opposed the commercial reuse of houses. Expansion of a house often makes the house very difficult to eliminate. Dublin Planning and Zoning Commission Minutes -October 7, 1999 Page 16 Mr. Hale said Subarea 2 was not in the original application, and it was included because the City requested it. The owner has agreed to participate in this application. He agreed not to expand the house. If he builds an office building, he will eliminate his access onto Post Road and will use Perimeter Drive for the sole access. Ruscilli has agreed to grant him access to Perimeter Road. The house can be used as a residence or an office with access to Post Road. The building will be eliminated with new construction, and it will not be expanded. There is also a barn on the two-acre site. He appreciated that this owner participated in this rezoning. Mr. Eastep suggested that Commission should recommend to City Council that the Post Road interchange should be sped up as much as humanly possible. Mr. McCash made a motion to approve this rezoning with 12 conditions: 1) That the text be revised to clarify the means to administer the density and lot coverage requirements; 2) That the text be revised to state that the existing structure in Subarea 3 is permitted access onto Post Road unless the structure is expanded or the site redeveloped, at which time internal access via Perimeter Drive must be provided; 3) That the text prohibit commercial use of the existing structure in Subarea 3 if the structure is ever expanded; 4) That the text be revised to state compliance with the Thoroughfare Plan and the Stormwater Regulations; 5) That mansard roofs be strictly prohibited from Subareas 1 and 3; 6) That the landscape treatment, including street trees, along all roads be consistent with the property to the east, subject to staff approval; 7) That the text be revised to limit signs to ground signs with a maximum height of six feet; 8) That the average density for the entire project not exceed 9,000 square feet per acre; 9) That the absolute maximum height, including mechanicals, in Subarea 2 be limited to 80 feet, and that the absolute maximum height, including mechanicals, in Subarea 1 be ~ limited to 35 feet; 10) That the text be revised to increase the minimum roof pitch to 6:12 in all Subareas; 11) That buildings over 60 feet in height along the south side of Perimeter Drive have a ..rr minimum setback of 150 feet; and 12) That all conditions are met prior to this case being scheduled for City Council. Mr. Fishman seconded the motion. Mr. Hale agreed to the above conditions. The vote was as follows: Mr. Eastep, yes; Mr. Peplow, yes; Mr. Sprague, yes; Mr. Lecklider, yes; Mr. Harian, yes; Mr. Fishman, yes; and Mr. McCash, yes. (Approved 7-0.) Mr. Eastep made a motion to City Council that a study of the Post Road interchange with US 33/SR 161 be undertaken as a high priority at the be ig nning of 2000. Mr. Fishman seconded the motion, and the vote was as follows: Mr. Harian, yes; Mr. McCash, yes; Mr. Lecklider, yes; Mr. Sprague, yes; Mr. Peplow, yes; Mr. Fishman, yes; and Mr. Eastep, yes. (Approved 7-0.) 3 V tT ~ OQ`' ~ TOKER W. ~ R ~ i~G ~ d 1 ~ tca ~ ~ ~ ~G10 . / ~ HOL d 0R ~ a .S R. ~ ~ ~ O pQ`'• Dot,. Ci'. 4 - E 3 DF HoP - ;ROYAL PL(73(E ~ ~~G~ 4 1`0 ~ SELL' DR M 4 ~ a o~ o SAGH~i ~ ? ~o$ ° x 1(UNCIE ? 33 ~ ~ P8 C~ 1fICHffA i ~ PARK D r~ cAVALi~ ~ Isnz god pO Q ~ x. 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' % ~ ~ M ~ 1Gd& / 1 ~ ~ J ~ ~ j' - ' ~ ~ 11 ~ O ~ 1 ' / o 1 - - - _ - 1 „ ~ I Dim.--~~7 _ ~ - I~ ii ;i I ' ; r / I I it '1j 1 ' i I 11 11~ ti, 1 i v 1 1 ® a sxx I 1 i ~ ~ ypx y~ nmt o C ~ ~ ~ :1 ~ t l l~ i /r - - i ~ ~ i ~ ink 1NOk f~~aar ldmt >dt~ snot ftlYat tarot rose ~aeE : t~ ~ ~ ~ 1 1 ~ I O d O (t1 ass ~ 1~I i \ 1\~~, ~o .t~ 11. i ~ ~ ~ Itst s~ tpmt aaK ~ ~ _ ~ ~ 17C ~ ~ ~ ' I~tpuc ymAC ridr i1A~ i I I ~ ' j~ _ _ g o ~ •4 1t o o ~ , m ~Lj N 11 ~ • ~ ~ - - ~ n~ iii) L ' I ' ~ N = Z •Q 1btiR ssex fsoz 1 j p%~ I S ~ ~ V~ ' ` !tip ~~~~+n°a` X11 • /q 1 j Y~ ' 1 ~ ~ ~ , Rezoning Application ~ 1 - ~ ~ --fie ~ ~ - Perimeter West Office Park I~ ~ ~ 1 ° j ~ ~ Post Road rJ 4° Excerpt from Community Plan , Levels ojservicc The concept of establishing a level of service (tAS) system is to adapt operational defini- tions for driving conditions that motorists routinely experience and recognise. The lAS is a rating system for roadways that measures operational conditions in traffic and the per- ceptions of the motorists involved. The individual lAS is characterized by factors such as speed and travel time, freedom to maneuver, traffic interruptions and comfort and convenience. Six IAS categories are commonly defined. Each is given a letter designation from A to F, with LAS "A" representing the best operating conditions and lAS "F" depicting the worst, as defined below: "A" is the best operating condition with a free flow in which there is little or no restriction on speed or maneuverability. At intersections, there is little or no delay. "B" represents a condition of stable traffic Qow, but operating speed is beginning to be restricted. Short traffic delays occur at intersections. _ «C" Ls strU a condition of stable flow, but most drivers aze boooming restricted in their freedom to select speed. diange lanes or pass other vehides. lnt~xsectioas experience average ttaffc delays. "D" approaches unstable fow. Operating speeds aze tolerable to the driver, but are subject to considerable and sudden variation. Freedom to maneuver is limited and driving comfort is sow, as the probability of accidents has ina+eaised. Long traffic delays aze experienced at intersections. "E" represents a maximum roadway capadty for vehides. Operation in this zone is unsta- ble, spends and fow rates fuctuate, and there is Gttie independence of speed selection or maneuver. Driving comfort is low and accident potential high. '[tie distance between vehi- cles is short and operating speeds are subject to rapid fluctuation. Very long traffic delays are experienced at intersections. "F" is the worst operating condition. Speed and rate of traffic Qow may, for short time periods, drop to zero. Extreme delays aze experienced at intersections. '[his may cause severe congestion atl'eding other adjacent roadways. Volume-to-capadty (V/C) ratios are usod to define LAS on the thoroughfare network links. (these ratios are calculated by dividing the modeled traffic vdume on the link by the def ned capacity of the link) The V/C ratios relate to lAS as follows: • IAS "A" through "C": V/C < 8096; Roadway has capadty to cant' additional traffic. • lAS "D": V/C = 80% to 90%; Roadway is nearing capacity. • LAS "E": V/C = 909G to 100%; Roadway has readied capadty. tt is being utilized to its maximum design. • lAS "F"; V/C > t o0%; Traffic now exceeds the capacity of the roadway to carry it. As shown on Maps 24 and 25, the low levels of service are primarily concentrated along the freeways (US 33/SR 161 and t-270). Other roadway elements projected to experience low levels of service upon full development of the region are as follows: • Hayden Run Road bridge over the Scioto River: "E/F" ~-040Z • 'fUttle Road bridge over the Scioto River: "t=" Rezoning Application Perimeter West Office Park Post Road 124 traosportatloo element Excerpt from Community Plan • SR 161 bridge over the Scioto River: "1./I"' • 1-270 bridge over the Scioto River: "F" • Emerald Parkway bridge over the Scioto River: "D" • Riverside Drive south of new 7Uttle Road bridge: "f" • Sawmill Road south of 1-270: "D/E" • Perimeter Drive west of Emerald Parkway: "G/i=" • Coffman/Emerald at Post Road: "D/F" • Bridge Street in Old Dublin: "O/F" ~ It should be recognized that "D" and "E" levels of services are not necessarily unac- ceptable conditions. Maps 24 and 25 retied the traffic characteristics offal/ development based on the Future Land Use Plan. Level of service "E" represents the roadway at full capadty, and many jurisdictions recognize this as a proper design level for long-term conditions. The majority of the "F" service levels ocau on bridges, freeways or roadways outside Dublin. Few "F" levels of service aze projected on local roadways within Dublin. Tables 5 and 6 summarize the projected vehicle-miles of travel and vehicle-hours of travel by levels of service on the 'i'horoughfaze Plan network. (For more on the con- cepts of vehicle-miles of travel and vehicle-hours of travel, refer to the box below ) Vehide-miles and vehidefiours of travel are measures used in tratrspoctation planning. A vehicle-mile represents one vehicle traveling for one mite. Inaeased vehicle travel results from more eats on the road due to itra+easod housing and employment, increased car own- ership and a rise in the number of trips made. 'i~ble 5 shows the vehicle-trines antidpated at various levels of service. A vehtcte-hour represents one vehicle traveling for one hour, regazdless of the number of miles traveled. Vehicle-hours convert travel distance into time by dividing rnileage by a travel spool. Travel spoeds are derivod from levels of congestion in the model and there- fore relate to roadway capadty. Vehicle-hours, in this sense, represent a reliable treasure oC the impact oCoongestion on drivers. Table S: Vehicle-miles of Travel by Levels of Service During PM Peak Hour Including Freeway Travel Excluding Freeway Travel Level of Service A-C 344,000 (62X) 276,800 (79'16) p 69,000 (13X) 23,900 (756) E 35,900 (7X) 15,700 (456) f(1.0-1.2) 62,600 (11X) 18,000 (SX) FF(t.2_t.s) 2s,8oo (sX) 6,soo (2X) 99-040Z FFF(>1.5) 10,600 (2X) to,6oo (3X) Rezoning Application 1ooX 1ooX Perimeter West Office Park Post Road City of Oublin, Ohio -Community Plate 125 11/[u/ao wnL vo..?o rns otv ooa ~~vv ~aaa vc uVaa,air ~:lVUo ~ • $xlu'bit B: Description of Public Infrastructure Improvements Summary of Existing TIF ggreement For This Site ra~~BS MALL Public fimprovements The public irnprovemeats consist of all or a part of the following as determined in the agreement referred to in Section 3 of the attached Ordinance: 1. Reconstructing Post Road to three lanes from the US 33 interchange eastward to a west property fine of the proposed. mall srtc approY 1,700 feet. 2. Fastending perimeter Drive west approxmaattly 1,900 feet from Avery RAad to the east . property line of the proposed mall site. 3. Widening Avery Road betweea Perimeter Drive to the xIS 33 interchanga 4. Widening the Avery Road Midge over US~3A~y )tt;oad. S. Widening the US 33 westbound off-ramp 6, Widenuig the US 33 eastbound on-ramp at Avery Road. 7. Constructing turn lanes and traffic signals at'the following irrtersections: Avery Road and Post Road Avery Road and south US 33 ramp intersection Avery Road and Muirfield Drive Muurfield Dmre and Tara)`iikl Drive . Muirfield Drive and Sells 1+11 Drive - CoffimanRoad and Shier-Rings Road ' 8. Upgrading existing traffic signals and constructing turn lanes at the following: Avery Road and Shier-Rings Road Avery Road and north US 33-ramp intersection Avery Road and Perimeter Drive . 9, Construcdng a new eastbound loop'US 33 or~ramp in the southwest quadrant of the Avery and US 33 interchange. - 10. Constructing Coffiman Road bridge over US 33. 11. Extend"uig CoffinanRoad south approximately 1,000 feet fromUS.33 to Shier-Rings Road. The public roadaray improvements include three lane pavement for Perimeter Drive, pavement widening on the identified roadarays, curbs and gutters, street lighting, storm sewers, sidewallc and/or bIIaeways, a bIlceway underpass at the intencctions o£Perimetcr Arive and Averq Road, and at Avery Road and Post Road, and landscap'uig within the right-of-way. Tn addition, the public improvements include design and other related costs, right-of-way acquisition, 5na1 plat preparation as required, arosion and sediment control measures, grading and other related world survey word soIl engineering for the public street, construction staking and all other matters and activities necessary anal appurtenant to those public improvements. 99-040Z Rezoning Application Perimeter West Office Park Post Road PROPOSED TEXT GENERAL DEVELOPMENT STANDARDS PERIMETER WEST September 22,1999 General Development Standards 1. It is the intent for this development to be a unified, high quality office park 2. Mid-rise si tore offices will be romoted alon the SR 161/33 freeway with lower i~ tyPe P g intensity, lower scale offices located on the northern portion of the site next to Post Road. 3. Detailed architectural standards will be set forth in deed restrictions providing for coordinated use of materials and architectural character throughout the development. 4. Signage shape, size, color, and style will be controlled by signage standards set forth for the entire development. All site planning will be done in a manner consistent with prudent planning principles and practice. 5. If these standards conflict in any way with the City of Dublin Codified Ordinances, then the Planned Commercial District shall prevail. Standards in the City of Dublin Zoning Code applicable to matters not covered in this document shall apply to the following standards outlined in this Planned Commercial District. 6. Emphasis shall be placed on high quality water features. Where practical, pedestrian access and seating areas shall be incorporated in proximity to ponds and water features. 7. Landscaping for each individual building site shall be consistent with other "Class A" office campus developments in Dublin. 8. Road Improvements to be developed with the initial Phase of the Perimeter West shall include required improvements at Avery Road as identified in the Parson's Transportation Group report dated August 10,1999 and as illustrated on attached Exhibit B, as well as the extension of Perimeter Drive through the site to its terminus at Post Road and the extension of Perimeter Loop Road to the southern boundary of the first building site. No more_than 210,000. square feet of building area will be permitted to be occupied until such time as these improvements have been completed. 9. Hotels shall be generally of high quality, with architecture character and exterior building materials similar in character and materials contained on office buildings within the Perimeter West development. No through wall HVAC units, or exterior balcony or exterior walkway room entrances, shall be permitted. A maximum of two (2) hotels shall be permitted within Subarea 2 No hotels shall be permitted within Subarea 1 or Subarea 3. 99-0402 Rezoning Application 1 Perimeter West Office Park Post Road PR~PQSED TEXT re~irneter West Office Park Wi*h nn inctividna site having a lot 65%• The maximum building, area to be constructed shall be not greater than 10 700 square feet per gross acre. 99-0402 Rezoning Application Perimeter West Office Park 2 Post Road PROPOSED TEXT SUBAREA 1 22 ~2+/ ACRES) ~d_Qf. road ght-0f ways. sub;°~'I /n ~'nhiiln ' l[DQJ~ [KQI dPtprniination of alignment of Perimeter rive as shown on the attached Exhibit A. 1.01 Description: Subazea 1 is located immediately north of Perimeter Drive, south of Post Road. 1.02 Permitted Uses: The uses permitted in Subarea 1 include: ¦ Those uses listed in the Dublin Zoning Regulations in Section 153.026(A). ¦ General office uses including, without limitation, corporate headquarters and offices of major institutional users. TT..a~l /.Y s.l ¦ Ancillary commercial services or restaurant uses within a structure primarily devoted to office or bete} institutional uses. 1.03 Permitted Density, Height and Setback Requirements: 1. Setbacks shall be determined as described below: ¦ Side and reaz yards for buildings within the Subarea shall be a minimum of 30 feet. ¦ Side and rear yards for pazking areas shall be 10 feet each for a total of 20 feet between areas unless a common parking lot is established within the Subarea. ¦ ¦ The maximum height shall be 2 stories above grade plus mechanicals and achitectural features. Architectural features shall be limited to mechanical screens and skylights. ¦ All buildings shall be limited to 35 feet in height plus mechanicals. ¦ 2. Pavement setbacks shall be the following: ¦ 75 feet from Post Road right-of-way ¦ 30 feet from Perimeter Drive and Perimeter Loop rights-of--way. 3. Building setbacks shall be the following: ¦ 100 feet from the Post Road right-of--way for any building. ¦ 50 feet from Perimeter Loop and Perimeter Drive. 99-0402 Rezoning Application 3 Perimeter West Office Park Post Road PROPOSED TEXT 1.04 Traffic, Circulation, Parking and Loading: 1. Size, ratio, and loading facilities shall be regulated by City of Dublin Zoning Code Sections 153.211 and 153.212. Pazking in excess of that required by the Code may be 8' x 16' with 22-foot aisles. 2. Exceptions from strict application of code standards may be granted at the discretion of the Planning and Zoning Commission. 3. Loading areas shall be screened according to City of Dublin Code Section 153.134 4. Ingress and egress to and from the site shall be provided along Perimeter Drive. 5. Curb cuts for the Perimeter Drive right-of-way shall be approved in accordance with the City Engineer's direction. 6. Shazed drives will be encouraged throughout the Subarea to reduce the number of curb cuts needed. 1.05 Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened, according to the Dublin zoning code, with walls constructed of materials that coordinate with the materials utilized in the associated structure (i.e. brick, etc). 1.06 Storage and Equipment: 1. No materials, supplies, equipment, or products shall be stored or permitted to remain on any portion of the parcel outside the permitted structure. 2. Mechanical equipment or other utility hardware on roof; ground, or buildings shall beset back from the property line or building edge so as not to be visible from the adjacent property, or shall be screened from public view with landscape materials or materials harmonious with the building. 1.07 Landscaping, Open Space, Parks, and Pedestrian Paths: 1. All landscaping shall, at a minimum, be according to the City of Dublin Zoning Code Section 153.134. Landscaping for each individual building site shall be consistent with other "Class A" office campus developments in Dublin. 2. The developer agrees to limit azeas of construction activity and implement sedimentation and erosion control measures to minimize erosion during construction. 99-0402 Rezoning Application 4 Perimeter West Office Park Post Road PROPOSED TEXT 1.08 Fences/Walls 1. No chain link or wire fencing shall be permitted. 1.09 Signage and Graphics: Except as otherwise herein stated: 1. All signage and graphics shall conform to the City of Dublin Zoning Code Section 153.150. No signage shall be permitted to face Post Road unless required for emergency services. 2. All signage shall be subject to applicable signage setbacks of Section 153.150 Sigmas. 3. No signs shall be applied to windows for the purpose of outdoor or exterior advertising. 4. No roof signs shall be permitted, nor should a sign extend higher than the building. 5. No flashing, traveling, animated, or intermittently illuminated signs may be used. 6. No billboards, or electrical or other advertising signs shall be allowed, other than a sign carrying the name of the business occupying the site. 7. Temporary Devvelepme~ development mazketing signage shall be permitted. 1.10 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting Guidelines. 1. External lighting within all subareas shall becut-off type fixtures. 2. All types of parking, pedestrian, and other exterior lighting shall be on poles or wall mounted cut-off fixtures, and shall be of the same type and style. 3. All light poles and standazds shall be dazk in color and shall either be a dark brown or bronze metal. 4. Pazking lot lighting shall be no higher than 28 feet. 5. Cut-off type lighting and building uplighting shall be permitted. 6. All lights shall be arranged to reflect light away from any street or adjacent property. 7. All building illumination shall be from concealed sources. 99-0402 5 Rezoning Application Perimeter West Office Park Post Road PROPOSED TEXT 8. No colored lights shall be used to light the exterior of the buildings. 9. All lighting of parldng/driving areas and buildings will be designed and constructed so that it will be directed away from adjacent residential properties. 10. Alighting plan conforming to the City's Lighting Guidelines must be submitted to the City as part of the Final Development Plan. ~,h 1.11 Architectural Standards: The following standards shall be placed as deed restrictions to the property and shall be supplemented with procedures for the Developers Architectural Review Commission: 1. All buildings aad associated st~ucttu~es shall be harmonious in character, and reflect an upscale, high quality, signature, office park development. Final architectural drawings shall be presented for approval according to the process identified by the Final Development Plan. 2. All buildings shall have the same degree of exterior finish on all sides. Stone, brick, or decorative precast concrete panels shall be dominant exterior materials. Dryvit and other accent materials shall be limited to a maximum of 15% of the exterior areas. 3. Facade colors and materials on individual buildings shall be coordinated to complement each other. Facade colors of excessively high chroma or intensity are not permitted. 4. Glass and curtain wall color should be coordinated to complement each other and the color palette of the building. Highly reflective "mirror-like" glass shall not be ° permitted on building facades. 5. Mechanical equipment or other utility hardware on root ground, or buildings shall be set back from the property line or building edge so as not to be visible from the adjacent property, or shall be screened from public view with landscape materials or materials harmonious with the building. 6. No metal panels shall be permitted on building facades except architectural metal panels used to screen rooftop mechanical units. Z All building structures constructed shall be of residential style Roofs shall be of ~.~2 pitch and mansard roofs except when used as screens for rooftop mechanical units, shall be prohibited. 99-0402 Rezoning Application 6 Perimeter West Office Park Post Road PROPOSED TEXT SiIRARFA 2 f5$~ SR_63+/- A FS1, net ofroad right-0f-wg,V~ subject to calcul~rion rcpon Fina[ tfetermination Qfa[i ment ofPerimeter Drive as shown on the attached F.xhibitA 2.01 Description: This Subarea is located immediately adjacent to SR 161 and US 33, extending north to Perimeter Road, including the extension of Perimeter Loop Road. 2.02 Permitted Uses: The uses penmitted in this Subarea include: ¦ Those uses listed in the Dublin Zoning Regulations in Section 153.026(A). ¦ General office uses including, without limitation, corporate headquarters and offices of major institutional users. ¦ HoteUmotel ¦ Ancillary commercial services or restaurant uses within a structure primarily devoted to office or hotel uses. 2.03 Permitted Density, Height and Setback Requirements: 1. Setbacks shall be determined as described below: ¦ Side and rear yards for buildings within the Subazea shall be a minimum of 30 feet. ¦ Side and reaz yazds for parking areas shall be 10 feet each for a total of 20 feet between areas unless a common parking lot is established within the Subarea. ¦ Hotels/Motels shall not exceed density of 30 units to the acre in Subazea 2. ¦ , ¦ The maximum height of office buildings shall • be 5 stories above grade plus mechanicals and architectural features. Architectural features shall be limited to mechanical screens and skylights. Maximum height of hotels/motels shall be 7 stories plus mechanicals and architectural features. ¦ Buildings shall be limited to 70 feet in height plus mechanicals. _ ¦ 2. Pavement setbacks shall be the following: ¦ 50 feet from SR 161/33 ' ¦ 30 feet from Perimeter Drive ¦ 30 feet from Perimeter Loop 3. Building setbacks shall be the following: 99-0402 Rezoning Application 7 Perimeter West Office Park Post Road PROPOSED TEXT ¦ 100 feet from SR 161/33. ¦ For buildings exceeding 50 feet in height (plus mechanicals) the minimum setback line shall be 100 feet from Perimeter Drive and Perimeter Loop Road. ¦ For buildings under 50 feet in height (including mechanicals) the minimum setback line shall be 50 feet from Perimeter Drive and Perimeter Loop Road. ¦ Buildings fronting on SR 161/33 shall be a minimum of two (2) stories. 2.04 Traffic, Circulation, Parking and Loading: 1. Size, ratio, and loading facilities shall be regulated by City of Dublin Zoning Code s Sections 153.211 and 153.212. Parking in excess of that required by the Code may be 8' x 16' with 22-foot aisles. 2. Exceptions from strict application of code standards may be granted at the discretion of the Planning and Zoning Commission. 3. Loading areas shall be screened according to City of Dublin Code Section 153.134 4. Ingress and egress to and from the site shall be provided along Perimeter Drive and Perimeter Loop. 5. Curb cuts for the Perimeter Drive right-of-way shall be approved in accordance with the City Engineer's direction. 6. Shazed drives will be encouraged throughout the Subarea to reduce the number of curb cuts needed. 2.05 Waste and Refuse: 1. All waste and refuse shall be containerized and fully screened, according to the Dublin zoning code, with walls constructed of materials that coordinate with the • materials utilized in the associated structure (i.e. brick, etc). 2.06 Storage aad Equipment: 1. No materials, supplies, equipment, or products shall be stored or permitted to remain on any portion of the pazcel outside the permitted structure. 2. Mechanical equipment or other utility hazdwaze on roof, ground, or buildings shall be set back from the property line or building edge so as not to be visible from the adjacent property, or shall be screened from public view with landscape materials or materials harmonious with the building. 99-0402 Rezoning Application 8 Perimeter West Office Park Post Road PR4P~SED TEXT 2.07 Landscaping, Open Space, Parks, and Pedestrian Paths: 1. All landscaping shall, at a minimum, be according to the City of Dublin Zoning Code Section 153.134. Landscaping for each individual building site shall be consistent with other "Class A" office campus developments in Dublin. 2. The developer agrees to limit areas of construction activity and implement sedimentation and erosion control measures to minimi~E erosion during construction. 2.08 Fences/Walls 1. No chain link or wire fencing shall be permitted. 2.09 Signage and Graphics: Except as otherwise herein stated: 1. All signage and graphics shall conform to the City of Dublin Zoning Code Section 153.15 , 2. All signage shall be subject to applicable signage setbacks of Section 153.150;-&igr~s. 3. No signs shall be applied to windows for the purpose of outdoor or exterior advertising. 4. No roof signs shall be permitted, nor should a sign extend higher than the building. f 5. No flashing, traveling, animated, or intermittently illuminated signs may be used. ..r~ 6. No billboazds, or electrical or other advertising signs shall be allowed, other than a sign canying the name of the business occupying the site. 7. ~ree{3j Two (21 office complex identification monument signs shall be permitted at the following locations: one at the southeastern corner of Perimeter Loop Road and Perimeter Drive and one along State Route 161/33 each with a maximum copy of 80 square feet and a maximum height of six (6) feet above the adjacent grade. The approximate locations of the office complex identification monument signs aze indicated on the attached Exhibit A. These monument signs shall be constructed of high quality materials and shall be uniform in appearance. 8. Temporary Dev elapmerrt development marketing signage shall be permitted. 99-0402 9 Rezoning Application Perimeter West Office Park Post Road ~ PROPOSED TEXT 9. No wall signage shall be permitted unless specifically approved by the Planning Commission. 2.10 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting Guidelines. 1. External lighting within all subareas shall becut-off type fixtures. °s° - 2. All types of parking, pedestrian, and other exterior lighting shall be on poles or wall mounted cut-off fixtures, and shall be of the same type and style. 3. All light poles and standards shall be dark in color and shall either be a dark brown or bronze metal. 4. Parking lot lighting shall be no higher than 28 feet. 5. Cut-off type lighting and building alighting shall be permitted. 6. All lights shall be arranged to reflect light away from any street or adjacent property. 7. All building illumination shall be from concealed sources. 8. No colored lights shall be used to light the exterior of the buildings. 9. All lighting of parking/driving areas and buildings will be designed and constructed so that it will be directed away from adjacent residential properties. 10. Alighting plan conforming to the City's Lighting Guidelines must be submitted to the City as part of the Final Development Plan. 2.11 Architectural Standards: The following standazds shall be placed as deed restrictions to the property and shall be supplemented with procedures for the Developers Architectural Review Commission: 1. All buildings and associated structures shall be harmonious in character, and reflect an upscale, high quality, signature, office pazk development. Final architectural drawings shall be presented for approval according to the process identified by the Final Development Plan. 2. All buildings shall have the same degree of exterior finish on all sides. Stone, brick, or decorative precast concrete panels shall be dominant exterior materials. Dryvit and other accent materials shall be limited to a maximum of 15% of the exterior areas. 99-0402 Rezoning Application 10 Perimeter West Office Park Post Road PROPOSED TEXT 3. Facade colors and materials on individual buildings shall be coordinated to complement each other. Facade colors of excessively high chroma or intensity are not permitted. 4. Glass and curtain wall color should be coordinated to complement each other and the color palette of the building. Highly reflective "mirror-like" glass shall not be permitted on building facades. 5. Mechanical equipment or other utility hardware on roof, ground, or buildings shall beset back from the property line or building edge so as not to be visible from the adjacent properly, or shall be scxeened from public view with landscape materials or materials harmonious with the building. 6. No metal panels shall be permitted on building facades except architectural metal panels used to screen rooftop mechanical units. 99-0402 Rezoning Application Perimeter West Office Park 11 Post Road PROPOSED TEXT $iIRARRA 3 (z 0+/ ACRESI as shownQn [he attached Ezlribit A 3.01 Description: Subazea 3 is located immediately south of Post Road west of Avery Road. This Subarea may be developed independently of the remainder of the 81 acre balance of the are to be rezoned, or it may be integrated into the overall development. 3.02 Permitted Uses: ,s ~ The uses permitted in this Subazea include: ¦ Those uses listed in the Dublin Zoning Regulations in Section 153.026(A). ¦ General office uses including, without limitation, corporate headquarters and offices of major institutional users. 3.03 Permitted Density, Height and Setback Requirements: 1. Setbacks shall be determined as described below: ¦ Side and rear yards for buildings within the Subarea shall be a minimum of 30 feet. ¦ Side and rear yazds for parking areas shall be 10 feet each for a total of 20 feet between azeas unless a common parking lot is established within the Subarea. ¦ ¦ The ~ maximum height shall be 2 stories above grade plus mechanicals and architectural features. ,,H ¦ Buildings shall be limited to 35 feet in height plus mechanicals. ¦ 2. Pavement setbacks shall be the following: ¦ 75 feet from Post Road right-of--way. 3. Building setbacks shall be the following: ¦ 100 feet from the Post Road right-of--way for any building. 3.04 Traffic, Circulation, Parking and Loading: ' 1. Size, ratio, and loading facilities shall be regulated by City of Dublin Zoning Code Sections 153.211 and 153.212. Pazking in excess of that required by the Code may be 8' x 16' with 22-foot aisles. 99-0402 Rezoning Application Perimeter West Office Park 12 Post Road ,w PROPOSED TEXT 2. Exceptions from strict application of code standards may be granted at the discretion of the Planning and Zoning Commission. 3. Loading areas shall be screened according to City of Dublin Code Section 153.134 4. Ingress and egress to and from the site shall be provided along Post Road or through an internal road system. 5. ~ ~1t ' (tiirh cuts for Post Road shall be permitted only described in the Preliminazy Plat. 6. Shared drives will be encouraged throughout the Subarea to reduce the number of curb cuts needed. 3.05 Waste and Refuse: 1. All waste and refuse shall be containerized and fully.screened, according to the Dublin zoning code, with walls constructed of materials that coordinate with the materials utilized in the associated structure (i.e. brick, etc). 3.06 Storage and Equipment: 1. No materials, supplies, equipment, or products shall be stored or penautted to remain on any portion of the parcel outside the permitted structure. . 2. Mechanical equipment or other utility hazdwaze on root; ground, or buildings shall be set back from the property line or building edge so as not to be visible from the adjacent property, or shall be screened from public view with landscape materials or materials harmonious with the building. 3.07 Landscaping, Open Space, Parks, and Pedestrian Paths: 1. All landscaping shall, at a minimum, be according to the City of Dublin Zoning Code Section 153.134. Landscaping for each individual building site shall be consistent with other "Class A" office campus developments in Dublin. 2. The developer agrees to limit azeas of construction activity and implement sedimentation and erosion control measures to minimize erosion during construction. 3.08 Fences/Walls 1. No chain link or wire fencing shall be permitted. 99-0402 Rezoning Application Perimeter West Office Park 13 Post Road PRQPQSED TEXT 3.09 Signage and Graphics: Except as otherwise herein stated: 1. All signage and graphics shall conform to the City of Dublin Zoning Code Section 153.150. 2. All signage shall be subject to applicable signage setbacks of Section 153.150, Signs. ~4.; 3. No signs shall be applied to windows for the purpose of outdoor or exterior advertising. 4. No roof signs shall be permitted, nor should a sign extend higher than the building. 5. No flashing, traveling, animated, or intermittently illuminated signs may be used. 6. No billboards, or electrical or other advertising signs shall be allowed, other than a sign carrying the name of the business occupying the site. 7. Temporary Development mazketing signage shall be permitted. 8. No wall signage shall be permitted unless specifically approved by the Planning Commission, 3.10 Lighting: Except as otherwise herein stated, all lighting must conform to the City of Dublin Lighting Guidelines. 1. External lighting within all subareas shall becut-off type fixtures. 2. All types of parking, pedestrian, and other exterior lighting shall be on poles or wall mounted cut-0ff fixtures, and shall be of the same type and style. 3. All light poles and standards shall be dark in color and shall either be a dark brown or bronze metal. - 4. Pazking lot lighting shall be no higher than 28 feet. 5. Cut-off type lighting and building uplighting shall be permitted. 6. All lights shall be arranged to reflect light away from any street or adjacent property. 7. All building illumination shall be from concealed sources. 8. No colored lights shall be used to light the exterior of the buildings. 99-0402 14 Rezoning Application Perimeter West Office Park Post Road PROPOSED TEXT 9. All lighting ofparking/driving areas and buildings will be designed and constructed so that it will be directed away from adjacent residential properties. 10. Alighting plan conforming to the City's Lighting Guidelines must be submitted to the City as part of the Final Development Plan. 3.11 Architectural Standards: The following standards shall be placed as deed restrictions to the property and shall be supplemented with procedures for the Developers Architectural ~ Review Commission: 1. All buildings and associated structures shall be harmonious in character, and reflect an upscale, high quality, signattue, office park development. Final architectural drawings shall be presented for approval according to -the process identified by the Final Development Plan. 2. All buildings shall have the same degree of exterior finish on a'h sides. Stone, brick, or decorative precast concrete panels shall be dominant exterior materials. Dryvit and other accent materials shall be limited to a maximum of 15% of the exterior areas. 3. Facade colors and materials on individual buildings shall be coordinated to complement each other. Facade colors of excessively high chroma or intensity aze not permitted. 4. Glass and curtain wall color should be coordinated to complement each other and the color palette of the building. Highly reflective "mirror-like" glass shall not be permitted on building facades. 5. Mechanical equipment or other utility hardware on rood ground, or buildings shall be set back from the property line or building edge so as not to be visible from the adjacent property, or shall be scc+eened from public view with landscape materials or materials harmonious with the building. 6. No metal panels shall be permitted on building facades except architectural metal panels used to screen rooftop mechanical units. _ ~ All building structures constructed shall be of residential style Roofs shall be 5.12 pitch and mansard roofs shall be prohibited. 8. The existing residential structure shall continue to be used for residential purooses general office purposes,~~rovided for herein,..provided however the physical appearance of the structure shall remain substantially unchanged excepting only ~eauired maintenance Any significant improvements to the structure shall be subject to the review and approval of the appropriate governing body. 99-0402 15 Rezoning Application Perimeter West Office Park Post Road DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION September 2, 1999 Cf'I'1~ OF DC[iL[\ Division of f'I~ning 5800Shier-Rings Road hGn, Ohio X3016-1236 Phone/f 0 D: 614761 ~SSO Fax 614161-6566 Web 5'ire: www.dublm.ah.us The Planning and Zoning Commission took the following action at this meeting: 4. Rezoning Application 99-0402 -Perimeter West Office Park Location: 83 acres located on the south side of Post Road, north of US 33, approximately 900 feet west of Avery-Muirfield Drive. Existing Zoning: R, Rural District. Request: PCD, Planned Commerce District. Proposed Use: An office campus totaling 944,000 square feet and additional permitted uses (including hotels and ancillary commercial/restaurant uses in an office or hotel). Perimeter Drive annd Perimeter Loop Road will also be extended. Applicant: BJL, LP, c/o Jeff McInturf, 283 South State Street, Suite 201, Westerville, Ohio 43081; Carol Lehr, 2267 Middlesex Road, Columbus, Ohio 43220; and Ruscilli Development. Company, c/o William Tippmann, 2041 Arlingate Lane, Columbus, Ohio 43228; represented by Ben W. Hale, Jr., Smith and Hale, 37 West Broad Street, Columbus, Ohio 43215. MOTION: To table this application as requested by Mr. Hale. VOTE: 7-0. RESULT: This application was tabled after a lengthy discussion. The Commission expressed strong concerns about how this project relates to the future image of Dublin. The strongest comments related to density, a desire for superior landscaping, traffic management and adhering to the goals in Dublin's Community Plan. STAFF CERTIFICATION Suzannh E. Wingenfield ' Planner Dublin Planning and Zoning Commission Minutes -September 2, 1999 Page 10 5) That handicap accessible parking spac a designated on the plan and meet icable location and design requirements, ect to staff approval; 6) That a revised site lighting pl eeting the Dublin Lighting Guidelin a submitted and be acceptable to staff; 7) That dumpster sc ing details meeting Code require s be submitted and be acceptable to ; 8) That all requirements be met on the desig private drives, public and private utili ' ,and storm water management; 9) t a revised staking plan be submitted in 10 days and be acceptable to sta ! 1 That the applicant schedule apre-su ttal meeting prior to applying for b ' g permits and after all conditions of appr ftom Planning Commission have b resolved to the satisfaction of staff; and 11) That the north gable arage "F", and east wall of the car building be brick. Mr. Woodings a d to all the conditions. Mr. F' an said the dry basins have a commendabl sign. Mr. Peplow seconded and ote was as follows. Mr. Harian, yes; Mr. Fis n, yes; McCash, yes; Mr. Lecklide es; Mr. Sprague, yes; Mr. Peplow, yes; and Mr step, yes. (Approved 7-0) 4. Rezoning Composite -Plan 99-0402 -Post Road -Perimeter West Office Park Suzanne Wingenfield said this 83-acre site is located between Post Road and US 33, just west of Avery Square. The is a request to rezone from R, Rural District to PCD, Planned Commerce District. She said Ruscilli will be the developer. In August, the application was heard informally, and the discussion centered on traffic, building height, setbacks, etc. She showed several slides of the area. Ms. Wingenfield said the site includes atwo-acre parcel fronting on Post Road. Perimeter Drive and Perimeter Loop Road will be extended west through the site. Three subareas are proposed. Subarea 1, along Post Road, shows an office density of 9,000 square feet of building per acre and 30 rooms per acre for hotels. Building heights will be limited to two stories and 35 feet. The text should commit to a residential style architecture, similar to the Riverside Hospital PCD. The roof pitch should be a 5:12 minimum, with mansard roofs prohibited. Staff recommends limiting the permitted uses to office. Subarea 2, is between US 33 and Perimeter Drive, and the office density is 12,500 square feet per acre and hotels, 30 rooms per acre. The height of offices is limited to five stories, and hotels to seven stories. There is a maximum height of 80 feet for all buildings and a minimum of two stories along US 33. The first building is 160,000 square feet, located in Subarea 2. Subarea 3 is two acres with a house on Post Road. The proposed density is 9,000 square feet per acre, with no hotels. Building heights are limited to two stories and 35 feet. She said the text should include a commitment for residential style architecture. This subarea permits access onto Post Road which cannot be supported by the staff. Internal access is needed. Dublin Planning and Zoning Commission Minutes -September 2, 1999 Page 11 Setbacks include a 50-foot building and a 30-foot pavement setback along Perimeter Drive and Perimeter Loop. There will be a 100-foot building, and 75-foot pavement setback along Post Road, with a 50-foot pavement and 100-foot setback along US 33. Ms. Wingenfield said the first phase of road improvements includes extending Perimeter Drive to Post Road, connecting it into Post Road, and intersection improvements along Avery- Muirfield Drive. Phase 2 improvements are triggered when 210,000 square feet are built and include connecting Perimeter Loop from this site to Riverside Hospital's PCD. The traffic study was revised to reflect 944,000 square feet, a density reduction from 10,000 to 9,000 and from in Subareas 1 and 3, and reducing Subarea 2 from 15,000 to 12,500 square feet. The level of service is C, if the road improvements are made as recommended (increasing lane widths, Avery-Muirfield intersection being complete, and US 33/Post Road interchange improvements). The Post Road/Hyland-Croy intersection alone will be a D+ level of service. Ms. Wingenfield said staff recommends approval with eight conditions: 1) That the applicant work with staff to"'find alternatives to manage traffic with a level of service "C", and maintain the character of the area, especially with respect to landscaping, setbacks, pedestrian/bike paths, etc; 2) That the text be revised to prohibit Post Road access for Subarea 3 and that the traffic study test the impacts of internal access for the two-acre site; 3) That the text prohibit the reuse of the existing home in Subarea 3 for any non- residential use; 4) That hotels not be permitted in Subarea 1; 5) That the text be revised for Subareas 1 and 3 to require residential-style architecture, roof pitch of 5:12 ,and prohibition of mansard roofs; 6) That the landscape treatment, including street trees, along all roads be consistent with the property to the east; 7) That the text be revised to limit signs to ground signs with a maximum height of six feet; and ' 8) That all conditions be met prior to this case being scheduled for City Council. Mr. Eastep said that the level of service at US 33 and Post Road is now at F, and no interchange improvements were mentioned. Ms. Wingenfield said that traffic study projects levels of service at 2020, and by then, the intersection is assumed to be improved. She said the interchange will be studied during 2000. Mr. Eastep said the densities are still very high, and he was extremely concerned about this. Ms. Wingenfield said the traffic study took into consideration buildout. Mr. Sprague said this area could be built out in three years, causing big problems. Ms. Wingenfield said the 55 acres immediately to the west are zoned R, Rural District, and the same type of land use and density may be requested there. Mr. Lecklider was concerned that there will be another 600,000 square feet of buildings. Mr. Sprague said the area to the east Dublin Planning and Zoning Commission Minutes -September 2, 1999 Page 12 was already approved for more than 1M square feet. Ms. Wingenfield said both areas were included in the traffic analysis. Mr. Sprague asked how establishing a corporate gateway balances against degrading the traffic, adding lanes and cutting out landscaping. Ms. Wingenfield said additional right turn lanes will affect the existing Perimeter outparcels. The Fifth-Third Bank will lose landscaping to achieve a level of service C. Mr. Sprague appreciated that staff had the foresight to present the implications. ~ Ms. Wingenfield said it is part of the US 33 Area Plan, showing a mix of research, development, and office uses. Mr. I.ecklider said a lower lot coverage was previously requested. Ms. Wingenfield said the applicant chose not to change the 70 percent lot coverage, but many other areas were addressed. Mr. Lecklider thought the Commission had been clear that this area should not be an ordinary office development; it should be more like Metro Center. He said the exit ramp at Avery-Muirfield Drive looks like a sea of asphalt. It is already difficult to turn left into Kroger. He asked how many more lanes are planned to handle this development, the 53 acres to the west, and Perimeter Center buildout. Ms. Cox said with the current interchange improvements include a landscaped median which will change the feel coming off the highway. She said there will be four full lanes across the bridge with the interchange project, and Mr. Clear should address the specifics. Ben W. Hale, Jr., representing the applicant, said they did not agree with Condition 2 because they included the two acre site only because requested. They do not own it. He said they could delete it from the zoning. Regarding hotel use, he suggested rewording Condition 4: That any hotel in Subarea 1 abut Perimeter Drive so that it will be internal to the development. Mr. Hale agreed to all other conditions listed above. Mr. Hale said their ro osal mimics the Community Plan. He said this the right use for this P P site, and a Rail Van office of 160,000 square feet will be the first building. They lowered the development being requested on this site. Both phases of the road improvements must be complete prior to building more than 210,000 square feet. Bill Tippman, Ruscilli Development Company, introduced Ed Fener, architect for Rail Van building. Mr. Harian said it was too early to look at the particular buildings. Mr. Hale said they wish to demonstrate the quality expected. Mr. Lecklider and Mr. Eastep also thought the rezoning should be considered without renderings. Mr. Fener said the building will be all masonry and three stories. It has wet ponds. The first phase will be 106,000 square feet, and the second phase will be 55,000 square feet. Mr. Hale said the traffic study's basic conclusion was that these intersections work at level of service C, and that the Community Plan says D is an acceptable level. Dublin Planning and Zoning Commission Minutes -September 2, 1999 Page 13 Doyle Clear said the addendum traffic study reflects the lower square footage. The northbound right turn lane from Avery-Muirfield Drive onto Post Road became unnecessary. He said the other needed roadway improvements remain the same. An additional northbound left turn lane is needed at Perimeter Loop Drive, but no additional through lanes on Avery- Muirfield Drive are needed. An additional left turn lane at Perimeter Loop Road is indicated. An additional southbound right turn lane, separate turn lanes at Perimeter and Perimeter Loop Drive, and double left turn lanes at Perimeter Drive will be needed. Mr. Clear said most of these improvements are necessary with or without this development. In the next few months, traffic will be significantly better with the new bridge and the roadway widened. Mr. Clear suggested that there needs to be additional right turn and left turn lanes at the Avery-Muirfield Drive intersections. He said if this rezoning is approved, the extension of Perimeter Drive to the west, the construction of a portion of Perimeter Loop Road, and these improvements on Avery-Muirfield Drive will be built as part of the first phase. The second phase provides the extension of Perimeter Drive to the west. Only a limited amount of development can be handled until the interchange has to be rebuilt at Post Road and US 33. Mr. Clear said land uses for all of the land to the west of this site and the Riverside Hospital site was computed in his study, and full ,development was assumed for the 2020 plan. Ii assumed the worst case, that Riverside Hospital would build out to its maximum square footage as office, rather than as a hospital. Mr. Clear said the only intersection below a "C" level of service is at Hyland-Croy Road. Dublin's base standard is "D." He said they are only a few seconds beyond a "C" rating. Mr. Lecklider questioned Table 3 on Page 10 of the traffic study that shows a number of movements with a level of service "D+". Mr. Clear said the overall objective was to reach a "C" level of service with no individual particular movement operating worse than "D" . Mr. Lecklider thought a "D" level of service would be unacceptable to most drivers. ~ Mr. Clear said it was a common standard used throughout the United States. He did not think an applicant should be asked to do better than what was called for in the Community Plan Mr. Fishman said "D" level was not understood then, but it is now. Drivers know Avery Road is congested, and they can't turn left or right. He said "D" might be fine if everything is perfect, but if someone has an accident or a car stalls, it quickly moves to an "F" . Mr. Hale said an "A" level of service is would be an expensive over-design and should not be a goal. Levels of service should be established that do not inconvenience the public. Mr. Clear agreed. Mr. Clear said at Avery-Muirfield Drive and Perimeter Loop and Perimeter Drive at the PM peak, drivers wait more than one or two red cycles of the traffic signal. This means it is over the capacity limits. Today's road improvements will improve the level of service. Dublin Planning and Zoning Commission Minutes -September 2, 1999 Page 14 Mr. Clear said the Commission should determine the correct land use. The applicant should be told how to stage that use in conformance with the infrastructure needed. Mr. Hale said many of Dublin's roadways are being exclusively funded through the office development. The new revenues are used to build the infrastructure. Mr. Lecklider said the Commission seems agreeable to the 210,000 square feet requested for Rail Van. The overall density and what it will do to the roadway system is the concern. He ~ did not feel the Commission would be hindering the development of this building. Mr. Hale said the Community Plan shows freeway office at a density of 17,000 square feet. Mr. Lecklider said this site was tested at 9,000 square feet per acre in the Community Plan. Mr. Clear said a certain level of development was assumed, but 9,000 square feet per acre was a recent calculation. Ms. Clarke disagreed and said land uses were assigned parcel by parcel for the entire study area. Densities were assigned based on the average of current facilities. Then the numbers were aggregated per traffic analysis zone and tested as part of the Community Plan. This site was assumed to be research and development, which had an assigned density of slightly less than 9,000 square feet per acre. Mr. Clear said this site was under valued on the traffic study. Ms. Clarke said the numbers were lowered for the unzoned acreage deliberately by Council, the Commission, the Steering Committee, staff, and the consulting team because the traffic results were too congested with the higher densities. The decision was also made not to roll back existing zoning due to expected legal challenges. Everyone also decided that no one wants 201anes on Avery Road, etc. Mr. Clear said the 918,000 square feet was at buildout, but less square footage was included in '~1 the 2020 model. Ms. Clarke agreed. She said all the experts said that Dublin has 40 years of commercial ground to develop, and some parcels were assumed to be built before others. Mr. Lecklider read from the Community Plan that a "D" level of service "Approaches an unstable flow, operating speeds are tolerable to the driver, but are subject to considerable and sudden variations, freedom to maneuver is limited, and driving comfort is low as a probably of accidents has increased. Long traffic delays are experienced at intersections. " Mr. Clear said he has seen no community in 30 years do better than a "C" level of service. Mr. McCash said it was a mistake in writing the Community Plan not to specifically recommend 17,500 square feet just along I-270, as was tested. Mr. Fishman thought this is a great office site, and the building shown is beautiful. He suggested a compromise: 9,000 square feet per acre as a permitted use with a conditional to Dublin Planning and Zoning Commission Minutes -September 2, 1999 Page 15 12,000 square feet and an overall 60 percent lot coverage. This should ensure a spectacular looking development. There were several references to the water, layout and buildings at Metro Center. Mr. Hale said Metro has buildings with over 70 percent lot coverage. Mr. Lecklider agreed office is a good land use, but he was not sure there was agreement to a hotel use in Subarea 1. Ms. Wingenfield said the density for the office use north of Perimeter Drive in the Riverside PCD is 10,000 square feet per acre for suburban office uses. Ms. Clarke reiterated that the Community Plan does recommend maintaining at least level o service "D" . A traffic study was specifically done with assumptions as approved by Mr. Kindra. The results seem to meet the goals of the Community Plan. She said the hotel issue is separate, but it would have a very positive peak hour influence on the traffic. The lot coverage is not addressed in the Community Plan, and that is a Commission decision. Mr. Sprague asked if Mr. Hale would agree to a 9,000 square feet per acre density and 60 percent lot coverage for the whole rezoning site, and the inclusion of hotels. Tim Kelton, Ruscilli Development Company, if the funded improvements for Avery Road were complete, this discussion would not be taking place. He said an office density of 9,000 square feet per acre did not work economically, and the interchange at US 33/Post Road will break down irrespective of their project in 2003. Their first building would pay approximately $240,000 annually in taxes that will go directly to making road improvements. Mr. Kelton said they agreed that between Perimeter Drive and Post Road, the density would be 9,000 square feet per acre. He said they reduced their density and cut about 140,000 square feet from the overall development. Mr. Hale said they would agreed to a density of 9,000 square feet per acre for the areas to the north of Perimeter Drive and 12,500 square feet for the area to the south. He said they could agree to a land coverage of 65 percent. Mr. Fishman said the Commission has a duty to the residents to make this area spectacular. It is the gateway to Dublin, and 60 percent lot coverage is appropriate. Mr. McCash suggested higher densities along US 33, and low density in Subareas 1 and 2. Mr. Kelton predicted the actual density in those subareas will be less than 8,000 square feet due to the setbacks and 35-foot height restriction. He said the owners would need to compromise on the density factor for the balance of the property. Mr. Hale said they could agree to a density of 8,500 square feet to the north, keeping the southern area at 12,500 square feet, or an overall density of 10,500 square feet per acre. Dublin Planning and Zoning Commission Minutes -September 2, 1999 Page 16 Mr. Eastep said his biggest issue was traffic. He said this proposal continually dumps the traffic to Avery Road without any upgrades to the interchange at US 33/Rt 161. With freeway enhancements, a higher density might be possible. Mr. Kelton said the main traffic movements should be right turns. Left turn movements into this development will not be wanted. He noted Perimeter Road is designed for 45 mph with extremely limited curb cuts. His clients have stressed the importance of traffic improvements.. Mr. Fishman said anything more than a density of 9,000 square feet per acre is too risky for the community. Mr. Kelton said for 900,000 square feet with four parking spaces per thousand square feet, there will be about 3,600 employees. Mr. Eastep said the Commissioners understand the balance of commercial, residential, and revenues. That is why they donate their time to the community. The reason many residents moved to Dublin was for quality of life. He wants the interchange done before Phase 2 of this project is built. Mr. Kelton said the interchange is 1'h miles from their site and affected hundreds of acres they don't control. It is in Union County and affects ODOT and the federal government. Barb Haupt, Lowell Trace, said they had concerns with Avery Road. Extra turn lanes are necessary whether or not this parcel is developed. She asked where the gateway is, f the road is widened over and over. She was afraid of an eroding quality of life. Ms. Haupt said the Avery-Muirfield Drive/Post Road intersection has seen regular accidents. She wanted the density kept at 9,000 square feet per acre, and approval ought to be tied to interchange improvements. She said the curbcut on Post Road from the two-acre site will be used as a A cut through which add to traffic on Post Road. Mr. Fishman suggested the density be an average of 9,000 square feet per acre with 60 percent ~i lot coverage. Mr. Eastep, Mr. Peplow, Mr. Fishman, Mr. McCash, and Mr. Lecklider were opposed to a hotel in Subarea 1. Mr. Sprague thought they would be okay if the density was kept low. Mr. Kelton said they redrafted the text according to the Commission's requests. He said others were involved with the decision on an overall density of 9,000 square feet per acre. He asked if there were other text issues. He understood the concern about reflective glass. Mr. Peplow wanted an example of a "Class A" building when referencing landscaping. Mr. McCash said it would be the Dominion Homes building at Frantz and Tuttle Roads. Mr. Lecklider said many Commission concerns had been addressed in the revised text, including the increasing the building setback off SR 161/US 33. He appreciated the changes Dublin Planning and Zoning Commission Minutes -September 2, 1999 Page 17 being made to the text as requested. He said the signs should meet Code, and ground signs should be limited to six feet in height. He wanted no wall signs along US 33/SR 161. Mr. Fishman agreed. Mr. McCash said the text language in Item 2.09, Paragraph 1: Signage and Graphics, needed to be clarified to state what exactly is wanted. Mr. Hale requested a tabling of this application. Mr. Peplow said he was in general agreement with 9,000 square feet and a 60 percent lot N~ coverage. He will review the Community Plan regarding density numbers. Mr. Lecklider said the density answer will be clear at buildout, but that is too late. Mr. Harian made a motion to table this rezoning application, and Mr. Fishman seconded. The the vote was as follows: Mr. McCash, yes; Mr. Lecklider, yes; Mr. Sprague, yes; Mr. Peplow, yes; Mr. Eastep, yes; Mr. Fishman, yes; and Mr. Harian, yes. (Tabled 7-0.) 5. Final Plat 99-07 -Hawk's Nest, Section 2 ase 3, Lots 153-157 and 17 7 (Approved 7- Due to the lat our, this application was po oned to the next agenda. T e was no discussion o ote taken. Rezoning Application 99-00 -Preliminary Development P -Trees Property uzanne Wingenfield presente is rezoning for 8.3 acres on west side of Avery Ro She said the plan repeats and uses proposed at the conce an. She showed a few s ' es. Ms. Winge~eld s ' the proposal is 22 residential on eleven lots and a s office or .R_ day care along ry Road. There is a half-acre open space at the center o e site, and a wet pond fo ormwater on the north edge. is plan shows 100 feet of t-of--way along Avery R which conforms to the curre lignment study. The buil ' setback is 30 feet from new right-of--way line. Bec this section of Avery Ro is a transition between i trial and residential areas, a oot setback is appropriate, vided that there will be a pecific and unique landscape implemented along the fron e. Ms. Wingenfield said xt requires residential desig d natural materials. The residential units will be design oreflect asingle-family loo nd this should be repeated on the office use. The maxim uilding height is 30 feet. T day care or office use will be 7,500 square feet, and the idential units will be a minim 1,550 square feet. Ms. genfield said staff recommen pproval with nine conditions: 1 That the text be revised to " ude a commitment for a unique landscape design along the Avery Road frontage ject to approval at final development plan; w, DUBLIN PLANING AND ZONING CO1N11~IISSION RECORD OF ACTION July 21, 1994 The Planning and Zoning Commission took the following action in the application below at its ~r regularly scheduled meeting: ..~r .1. Rezoning Application Z94-007 -Dublin Place aka Jacobs Mall Location: 123.25 acres located on the south side of Post.Road between Avery Road and Liggett Road. Existing Zoning: R, -Rural District. Request: PCD, Planned Commerce District. Proposed Use: A 1.5 million square foot regional retail mall and associated retail uses. Applicant: Property owners BJL Limited Partnership, c/o Jeff McInturf, Realty Options, 283 S. State Street, Suite 201, Westerville, OH 43081; Seahawk Associates Limited Partnership; c/o P.M. Productions, Inc., 5205 Aryshire Drive; Dublin, OH 43017 and Warren C. Lehr, 2267 Middlesex Road, Columbus, OH 43220 by Jacobs Development Company, c/o Donald N. Jones, Vice President, 25425 Center Ridge Road, Cleveland, Ohio 44124-4122. _ MOTION 1: To hold a special meeting on August 11, 1994, to further consider this rezoning application. VOTE: 6-0. RESULT: This rezoning application will be further considered on August 11, 1994. 1~IOTION 2: To table this rezoning application until August 11, 1994. VOTE: 6-0. RESULT: This rezoning application was tabled until August 11, 1994. STAFF CERTIFICATION Barbara M. Clarke Director of Plannin¢ 99-040Z Rezoning Application Perimeter West Office Park Post Road -DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION August 11, 1994 CiTT OF DCB[.[\ The Planning and Zoning Commission took the following action in the application below at its regularly scheduled meeting: 5. Rezoning- Application Z94-007 -Dublin Place aka Jacobs Mall r, Location: 123.25 acaes located between SR161lUS33 and Liggett Road. Elristing Zoning: R, Rural Districx. Request: PCD, Planned Commerce Distxic~. _ ~ -proposed Use: ~ A 1:5-million square footregional-retail mall-and.~ssociated:mtail.uses. - "Applicant: ~ ~~P~y _owners 13JL .Limited- Partnership, ~c1o.Jeff:.McInturf,_~ealty =Options, 283 S: ~:~State ~ Street; ~ Suite 201, .Westerville, =0H .43081;=SeahawkAssociates Limited Partnership; clo P.M. Productions, Inc., 5205 Aryshire Drive, Dublin, OH 43017 and Warren C. Lehr, 2267 Mrddlesex Road, Columbus, OH 43220 by Jacobs Development Company, cJo Donald N. Jones, Vice President, 25425 Center Ridge Road, Cleveland, OH 44145-4122. MOTION: To table this rezoning application until September 29, 1994, and that a subcommittee be formed including Planning Commission members, ~ Staff, citizen representatives, and the developer to meet with the developer and to provide suggestions, feedback, etc. on the mall proposal. VOTE: 7-0. RESULT: This rezoning application was tabled until September 29,~ 1994. Mr. Fishman, Mr. Rauh, and Mr. Zawaly will serve on the subcommittee. It was agreed that if any of them is unavailable for a subcommittee meeting, any one of the other Commission members should serve e as an alternate. STAFF- CERTIFICATION Barbara M. Clarke Director of Planning 99-040Z Rezoning Application Perimeter West Office Park Post Road ~ DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION August 25, 1997 fY (1F IIIIItt.IN X00 S~iet~-daps I~aad ~ A tr{, Data 13016-123b ~ fl{-1f1~6550 fa f14-Ifl~Sbb S~ wwMrdu65a.eh.us The Planning and Zoning.Commissioa took the following action at thismeeting: 1. Concept Plan 97-096CP -Post Road West Location: 83.149 acres looted between Post Road and US 33/SR 161, approximately 900 feet west of Avery Road. Existing Zoning: R, Rural District. Request: Review and approval of a concept plan under the PUD provisions of Section _ 153.056. Proposed IIse: A mixed use development including a multi family development of 320 units, and office, laboratory and research uses. Applicant: Altman Development Corporation, cJo Chris Cline, 37 West Bridge Street, Dublin, Ohio 43017; for owners, B7L Limited Partnership, PO Box .671, London, Ohio 43140; and Warren C. Lehr, 6655 Post Road, Dublin, Ohio 43017. MOTION: To disapprove this concept plan. voTE: 6-0. RPSULT: This concept plan was disapproved. It will be forwarded to City Council with a negative recommendation. STAFF CERTIFICATION ~ , Kim G. Littleton Planner 99-040Z Rezoning Application Perimeter West Office Park Post Road DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION May 6, 1999 err of Hunan o.t n 1r6tro X3016-1236 Me/Mbb:~f1N61i550 koc ~1N61i566 www.du6tnol~us The Planning and Zoning Commission took the following action at:this meeting: 6. Rezoning Application 99-0402 -Composite Plan -Post Road Location: 81.0928 acres located on the south side of Post Road, north of US 33, approximately 900 feet west of Avery-Muirfield Drive. Existing Zoning: R, Rural District. Request: PCD, Planned Commerce District. Prnposed Use: HoteUmotel and office uses totaling 1,000,000 square feet with the extension of Perimeter Loop Road and Perimeter Drive. Applicant: BJL, -LP, c/o Jeff Mc]nturf, PO Box 671,. London, Ohio 43140;. and The Alter Group, Steve Park, 7303 Cicero Avenue, Lincolnwood, Illinois 60646; represented by Ben W. Hale, Jr., 37 West Broad Street, Columbus, Ohio 43215. MOTION: To table this application. ~ VOTE: 6-0. RESULT: After discussion, this application was tabled as requested by Ben W. Hale, Jr. Issues discussed included: density, traffic, setbacks, signage, and lot coverage. (Please refer to meeting minutes for the detailed discussion.) STAFF CERTIFICATION uza ~ Wingenfield ' Planner 99-040Z Rezoning Application Perimeter West Office Park Post Road Dublin Planning and Zoning Commission Minutes -May 6, 1999 Page 13 Mr. Har' n agreed to wait for a demonstrat need, said but at some point, parking will added. Mr. Cash said that when the City purcha ed the additional property, he told residents ' was for o n space as an expansion of the park . Mr. klider said at some point then for the parking may be real. He apprec' tes the co ideration given to underground par ' and a covered walkway, but those are no feasible op ons. Regardless of the outcome of case, the issues that still need to be addres include li ling of -the parking lot and interior fighting of the recreation center. He slat that staff s ould address the complaints made by s. Twynham (buffering, weeds, and hou of parking 1 t cleaning). . Fishman made a motion to disc rove this final development plan. Mr. Mc h seconded the motion. The vote was as follow : Mr. Eastep, yes; Mr. Harian, yes; Mr. Pe low, yes; Mr. Lecklider, yes; Mr. McCash, yes; . Fishman,~yes. (Disapproved 6-0.) Lisa Fierce noted that staff address the concerns raised neighbors fighting, weeds, buffering, etc.) and will report pr gress to the Commission. Mr. Lecklider noted the latenes of the hour and the 11:00 p.m. rule. The C mmission members .decided .against waiving the ru e. Cases 7 and 8 can not be heard this eve ' 6. Rezoning Application 99-040Z -Composite Plan -Post Road Suzanne Wingenfield SO-plus acre site, currently zoned R, Rural District, is located between US 33 -and Post Road. The request is for PCD zoning for a major office development. She showed several slides. The proposal has less intensive office along Post Road. Perimeter Drive and Perimeter Loop " Road need to be extended through the site. A traffic study will be conducted which will include ~ the design of the roads, demand -for new signals, ~ operation of existing signals, .adequacy of left turn lanes on Avery-Muirfield Drive at Perimeter Drive and Perimeter .Loop .Road, and the amount of traffic that the proposal would generate. The TIF still in existence is available for this site. Subarea 1 (24 acres) is along Post Road. It permits office, hotel, and associated parking with a maximum density of 12,000 square feet per acre for office use and 40 rooms per acre for hotel uses. The text sets a maximum height of three stories for all buildings within this subarea, or 60 feet at the building line, more specifically, 60 feet at the building line, with an incremental increase in height permitted as distance increases from the building line. Staff suggests for development along Post Road with a maximum height of 35 feet for Subarea 1, to match the Riverside PCD. The proposed lot coverage is 70 percent. Required setbacks are, a 100-foot building and a 75-foot pavement setback from the Post Road right-of--way. The Community Plan encourages setbacks of 200 feet along scenic roads, including Post Road. The text demonstrates no internal setbacks between subareas. Staff suggests that side and rear yards of at least 25 feet for all subareas. 99-0402 Rezoning Application Perimeter West Office Park Post Road Dublin Planning and Zoning Commission Minutes -May 6, 1999 Page 14 Subarea 2 (50 acres) is adjacent to US 33, and it has a maximum density of 17,000 square feet per acre for office and 40 hotel rooms per acre. Maximum height is six stories, or 100 feet at the building line. Maximum lot coverage is 70 percent. Ms. Wingenfield said all buildings and associated structures shall be harmonious in character, and reflect an upscale, high quality, signature office image. Buildings will have the same degree of exterior finish on all sides. Facade colors must compliment each other, and there will be deed restrictions on architecture which must be a part of the text. More information on building materials and color palettes should be included. She said the future land use map in the Community Plan shows this site as "mixed-use with an . employment emphasis." The site was included in the US 33/SR 161-Edge Area Plan. The goal is to have-high~uality office development along the US 33 corridor. The site is considered a future "gateway" into the City of Dublin. The site, as part of the preferred land use scenario, tested in the Community Plan at 9,000 square feet per- acre. The traffic study must demonstrate the roadway network can handle the added traffic. Staff recommends approval of this application with 12 conditions: 1) That the density in Subarea 1 be limited to 10,000 square feet per acre and that the density in Subarea 2 be limited, if necessary, based on the results of the forthcoming traffic study; 2) That a traffic study be submitted including information on the alignment and the timeframe for the extensions of Perimeter Loop Road and Perimeter Drive prior to this case being scheduled for City Council; 3) That the height of buildings within Subarea 1 be limited to 35 feet; 4) That the setback along Post Road be increased to be consistent with the Community Plan; _ 5) That the setback from the two-acre parcel along .Post Road be increased for both pavement and buildings; 6) -That the architectural standards in the .deed restrictions be included in the development text and that additional information regarding the "unified theme" for the buildings be submitted and referenced in the text; 7) That COTA be contacted in regards to locating a transit center on this site; 8) That side and rear yards be established along all internal lot lines and be included in the text; 9) That the landscape treatment, including street trees, along all roads be consistent with the property to the east; 10) That the text be revised to limit signage to ground, monument style signs with a maximum height of six feet and a maximum area of 50 square feet; 11) That tk~e location of the complex identification signs be shown on the plans; and 12) That all conditions be met prior to this case being scheduled for City Council. Ms. Wingenfield said three stores can fit in 35 feet. He asked if staff was comfortable with the 40 rooms per acre for the hotel density. Ms. Wingenfield said this seems to be fairly typical. Staff wants a more residential scale along Post Road. 99-0402 Retuning Application Perimeter West Office Park Post Road Dublin Planning and Zoning Commission Minutes -May 6, 1999 Page 15 Mr. Peplow asked about the proposal for an office density of 17,000 square feet per acre in Subarea 2. Ms. Wingenfield stated that this site was tested at 9,000 square feet per acre. Mr. Eastep asked if there were height restrictions for office development in the Code. Ms. Fierce stated generally height restrictions apply to Dublin's residential districts. Mr. Eastep asked when the traffic study will be submitted. Ms. Wingenfield said it must be submitted prior to the case going to City Council. Mr. Eastep said any decision made tonight will be without the benefit of the traffic study, and he feels this meeting is premature. Mr. Eastep asked what the setbacks were for Children's Hospital and Gorden Flesch. Ms. Wingenfield stated that they were required to meet the 50-foot pavement and building setback from US 33. Both sites chose a deeper setback. - Mr: Banchefsky said the TIF runswith the .land. Mr. ~ Eastep thought Dublin should require the developer to install the road network needed. Mr. Lecklider asked about the compact parking spaces proposed in the text. Ms. Wingenfield said after Code required parking is met, additional spaces can be striped as smaller spaces. Mr. Lecklider asked if the City has any plans to upgrade the Post Road/US 33 interchange. Ms. Fierce said not at the present time. Ben Hale, Jr., representing the Alter Group, said that this is an unusual opportunity to build high~uality offices along US 33, rather than car dealerships. He said they have been working with the City to get the TIF in order. He said this project must stay on a very fast track. The timeline necessitates filing a final development plan before -this zoning is approved by Council. He indicated this plan's improvements to the area include extending Perimeter Drive to Post Road so that it becomes the major east/west route rather than Post Road, and extending Perimeter ~ Loop to Perimeter Drive, and building the fast office building.along the US 33 frontage. Jeannie McKenna, Burkart and Associates, reviewed the :landscape plans. Perimeter Drive will have a feel similaz to that of Emerald Parkway.. The Perimeter Drive and Perimeter Loop intersection will be planted. Perimeter Loop will have 3'h-foot high earth mounds with street trees. They are considering several options for Post Road, including ponds in the setback area and mounds. Ms. McKenna stated that six-foot high landscape mounds would be provided along US 33 with evergreen, ornamental, and deciduous planting. Steve Park, Vice President of the Alter Group, said they only deal with office and industrial uses, primarily in suburban settings. Mr. Park stated this project is not merely a speculative development, but one built for a major tenant, supplemented by build-to-suits for smaller tenants. This is to be a business park for both large corporate and smaller users. They have worked with staff to meet the desires of the Community Plan. The site would have high-scale development along the US 33 corridor reducing the size to lower-scale development along Post Road. This project will assist in the extension of Perimeter Drive and Perimeter Loop and the upgrade of the Post Road/US 33 interchange. 99-040Z Rezoning Application Perimeter West Office Park Post Road Dublin Planning and Zoning Commission Minutes -May 6, 1999 Page 16 Mr. Park said two levels of traffic studies are needed. The first should show the impact of their development. The second is more community-wide and should answer how this project integrates with the interchange, etc. Mr. Park said the building exterior is typically masonry, either brick, pre-cast, or a combination. He said that the Alter Group is very excited about this project. Mr. Hale agreed to 10,000 square feet per acre for Subarea 1. .For Subarea 2, he is requesting 17,000 square feet per acre. The combined density will be near 14,000 square feet per acre. He is in partial agreement with the Condition 1, agrees to Condition 2, except for hotel use, agrees with the height limitation in Condition 3. Steve Park said a hotel may need to be higher. Offices with a 35-foot height limit will only have two stories. He suggested a 40-foot limitation for hotels and that iheynot -belocated directly on Post Road, but farther south- along Perimeter Drive.: Mr. Hale:agreed to :reduce the hotel density to 30 rooms per acre. Steve Park said 200-foot setback along Post Road would absorb six acres of developable land. He agreed a buffer is needed for along-term residential use. For Condition 6, he will work with staff on language. -He-said one material and one color variation would be monotonous. He will work to make the development transit-friendly. Regarding Condition 8, he will work with staff on defining setbacks. Mr. Park said corporations often want the company name and logo on the building. Mr. Hale agreed to Conditions 11 and 12. Mr. Eastep stated the traffic will be one of the biggest issues. He questioned how to move the number of cars expected without a full cloverleaf..Mr. Park said the short-term improvements to ~ the Avery-Muirfield Drive intersections are favorable. .The overflow uses the westward extension of Perimeter Drive to Post Road. Mr. Hale said the neighboring property owners to the west, of which Casto is the majority owner ,are also: interested in office zoning. ,s; Mr:~Park said traffic for this site is counter-cyclical. Mr. Eastep said with the.exception of late evenings, the interchange at US 33/Avery is gridlocked. Evenwith the ~ proposed interchange improvements, he is unsure the traffic can be properly handled. Mr. Hale stated that the Casto company will cooperate in extending Perimeter Drive. Mr. Park said six stories would be the highest building (15-17 feet per floor, plus mechanicals equals about 110 feet) in Subarea 1. Mr. Eastep said that is too tall. He wants a limit of 35 feet near Post Road, adjacent to the existing houses and retirement center. Stepping down the height and mass is imperative. Ms. Wingenfield stated that eventually the subareas will be subdivided into smaller parcels. Setbacks, side yards, rear yards and internal access points will be worked out. Buffers should be required. Mr. Park agreed to provide internal landscape strips. 99-0402 Rezoning Application Perimeter West Office Park Post Road Dublin Planning and Zoning Commission Minutes -May 6, 1999 Page 17 Mr. Eastep requested 100 percent on-site detention. Mr. Park agreed. Mr. F.astep was concerned about out-letting into the Indian Run. Ms. Cox stated that the requirement is to meet the master plan which is based on release rates. The stormwater regulations must be met. Mr. F-astep needed the traffic study to vote. Mr. Hale stated that the project is tenant-driven and discussed the TIF agreement. Ms. Fierce clarified the parking requirement for office is 1:200 for medical use or 1:250 square feet for general offices. Ms. Wingenfield clarified .the ground sign regulations for office use is typically 50 square feet. A six-foot height is recommended. She stated that wall signs are not appropriate on US 33., but wall signs are permitted on corporate office buildings along I 270. Mr. Park stated that-six to seven buildings would be built in Subarea 2. He said the height would vary, but the taller the building, the greater the ::setback. Mr.:Park -stated that no access is proposed for Post Road except for emergency vehicles. Mr. Peplow asked about the need for buffers. Mr. Park stated they will buffer contingent upon the land use in place at the time of development. Mr. Fishman discussed wall signs on US 33 _ Mr. Hale stated the desire to have this site treated like I 270. Mr. McCash said the. Council subcommittee did not recommend this. Mr. Hale suggested making a wall sign a conditional use. Mr. Fishman was concerned about voting for this development prior to a traffic study. He said the Commission could pass it at 9,000 square feet per acre. Mr. Hale suggested Council could approve a higher density based on a traffic study. Mr. I.ecklider was uncomfortable making a recommendation without a traffic study. Mr. ~ Hale said the traffic study would be available in six weeks. Mr. Lecklider suggested taking a vote on what is proposed. Mr. Hale agreed, where feasible, all stormwater areas. would be wet. No final engineering has been done. He said~the goal was to have wet ponds. Mr. Banchefsky said. the. Commission has the discretion ~to- approve the -rezoning with ..9,000 square feet per acre, or to require a traffic study at.a -later date to.justify ~ higher density. Mr. Hale was concerned about timing. Mr. I.ecklider said it takes a simple majority of Council to approve this, and a super. majority is required to override the Commission. Mr. Banchefsky said if the plan agrees with the Community Plan and other related documents, it will be difficult to turn it down. Mr. Fishman stated that this is an important project that should be meshed with the Community Plan and the traffic study results. He thought it should be forwarded to City Council with a limit of 9,000 square feet per acre. Mr. Park noted the traffic study and the density of the Community Plan are not necessarily consistent with one another. He said this new traffic study will use different density assumptions, and it will show the traffic improvements needed to handle his proposal. This is a partnership 99-04UZ Rezoning Application Perimeter West OtI•ice Park Post Road ~ Dubiin Planning and Zoning Commission Minutes -May 6, 1999 Page 18 with the City, and he will resolve the traffic issue. He said he cannot build with a density of 9,000 square feet per acre, and he does not think any office park could be built with that density. Ms. Fierce said the Community Plan traffic testing took into account the full roadway network of the Community Plan and the assigned land uses for all parcels. Mr. McCash said he is losing confidence in the Community Plan because all "straight" zoning districts have no caps on density. -Ms.- Wingenfield said this site was part of a .larger analysis zone in the Community Plan, and the „ -assigned land use- was mostly office. Industrial, office, 400 hotel rooms, and retail uses were .included in the.overall -traffic analysis zone (including the Riverside Hospital PCD and the site to the west). Staff recommended a density of 10,000 square feet per acre along Post Road, like the - Riverside Hospital PCD. _ Along US 33, the staff is awaiting the results of the traffic study. density can only be supported if the traffic analysis is positive. - Mr: -Eastep thought this .application was incomplete, and the Commission:should not be expected to hurry through it. Mr. Hale said this is a user-drivenproposal with extreme time restrictions. He does not believe Dublia will ever see a better proposal for this site. It will set the tone for the other properties. If it is delayed for six weeks, the project will not happen. Mr. -Park said the .traffic study requested -is much more involved aad more global in its scope. There will be two firms working on it. Doyle Clear did the Community Plan analysis, and there are implications for the freeway interchanges, etc. Mr. McCash could not predict the results of the traffic study. He understood using a higher density along the freeway than along Post Road. The blended rate, including hotels, should yield similar traffic results to those in the Community Plan. The development standards in the text should be tighter. The- predominant material in the area is brick, and this should be in. the test. "unified theme" is inadequate to descn'be the office park. He .said-major tenants want larger and taller signs, but signs.along US 33 should be small. He suggested that wall signs not be permitted at the top of six-story buildings. Mr. McCash was concerned about the alignment shown for .Perimeter Loop Road:.It appears to cut up the site into less developable parcels. Mr. Park-said this is the .alignment supplied by the - staff, -and the site will -break up into sites for several buildings .and•-a stormwater pond. .There will be visibility of the sites. It allows for growth for one or two major corporate users.. This alignment is not his first choice, but it is usable and will match up with Riverside Hospital. Mr. McCash could not picture six to eight signature buildings here. Mr. Park said the smallest -building would probably be 75,000 square feet of two or three stories, and six or more buildings would fit. The largest building may be 250-300,000 square feet. The major tenant interested wants a 200,000 square foot building. He noted each Air Touch building is on ten acres. There was some discussion of structured parking and angling buildings along the streets. Mr. Hale said the Casto Organization will be filing a rezoning application with comparable standards in the very near future. They had hoped to file together, but the timing did not work. 99-040Z Rezoning Application Perimeter West Office Park Post Road Dublin Planning and Zoning Commission ' Minutes -May 6, 1999 Page 19 Ms. Cox said the Thoroughfare Plan only shows a schematic of the proposed street extensions and intersections. She said the traffic study will look at this and at the need for signalization at the freeway ramps, etc. Mr. McCash said the Thoroughfare Plan shows it as very angular. Ms. Cox said Perimeter Drive is to replace Post Road for the major flow of the traffic. The road alignment will need to involve the Casto property. Mr. Hale noted there is a building the road needs to be designed around. Mr. Lecklider was concerned about the landscaping proposed.. Ms. McKenna said there will be a 31fi-foot mound on both sides of the road. Individual lots will be landscaped separately by the individual builders. Plans will be submitted for approval.. Mr. Lecklider was concerned that .delivery trucks will damage branches on the trees abutting the roads. Mr. -Lecklider-was concerned that the text provided for four hotel .sites. ~Mr. -Hale said they would limit it to.a total of two hotels on the site. :_Mr.:Hale.said a suite hotel is .a likely user. Mr. Lecklider did not think extended stay hotels were first quality. ~:He :was concerned about 1M square feet of office uses and the traffic. Mr. Lecklider remembered Mr. Hale asserting that Dublin had a 25-year supply of office space. It seemed inconsistent to now request 1M square feet of office space. Mr. Hale said Dublin is ..running out . of freeway sites. Mr. Lecklider understood the revenue benefits of office . development, but that it also .brings additional .traffic. It seemed to him that it is a mixed blessing. Mr. Hale said high quality corporate offices are ideal for this location. Mr. Lecklider was concerned about density and he urged a compromise. He liked the idea of 9,000 square feet in Subarea 1 and he thought Subarea 2 could be more. Traffic, height, hotels, and signage are areas of concern. Mr. Lecklider said wall signs are unacceptable here. He thought the claimed need for signage got overblown. -There are incredibly successful Internet businesses without signs. Mr_ I.ecklider said lot coverage was another issue. He is not convinced that this will be "another Metro Center" . Metro Center has far lower lot coverage. than proposed here, .but he thinks this site deserves that kind of treatment.- He~:was :uncomfortable without the. traffic study. The text, in his opinion, needed considerable revision. Mr. Fishman asked if the traffic study said 15,000 square feet per acre is acceptable more study will still be needed about how it will look. Mr. Hale -said there was no way to come in with a site plan that showed every building and layout on an 80-acre parcel.. They wanted to come to a written standard that met the community standard and a promise that they would come in with good buildings. Mr. Fishman asked if when completed, would this be a sea of blacktop or will it be beautiful with green and water. Mr. Hale said Dublin's community standard at 70 percent lot occupancy is the strictest standard he knew of in Franklin County. It is 80 percent in most places. Mr. Fishman did not want to turn down any good corporate tenant, but asked for assurances that this will look 99-040Z Rezoning Application Perimeter West Office Park Post Road Dublin Planning and Zoning Commission Minutes -May 6, 1999 Page 20 good, and asked if it be done at 10,000 or 12,000 square feet per acre. Mr. Hale said north of the road, they could do 10,000, and south, 17,000 square feet per acre. Mr. McCash said the question was the right density. Mr. Park said this client has tried to move as expeditiously as possible. They will not come into this parcel without knowing what is going to happen on the balance of the property. Mr. Park said it was clear to him that the Commission .does not feel .comfortable with the level of information provided. `y Mr. Hale said they have already made a commitment in excess of the Perimeter Center PCD aad the Riverside Hospital PCD site. Mr. Fishman was concerned that Casto will duplicated whatever is :done ~ here. He said this :::definitely~w.as an office site, but he wanted it to be .beautiful.:~ie<was concerned however, about the remaining two-acre site-being used for a future carryou>~ He.suggested that:the owner might come tin with the rezoning. Mr. Irecklider had the same concern. Mr. Eastep said if a fantastic development causes traffic gridlock, it may be a poor choice for Dublin: ~ He said. most residents moved to Dublin to get away from the big city traffic. He said . SR 161/LTS: 33 . is .quickly developing interstate sized traffic .proportions. They need the traffic study to make an educated decision on this site Mr. Eastep suggested the 10,000 square foot per acre density being the maximum in Subarea 1, with a maximum height of 35 feet, and in Subarea 2, the building setback along US 33/SR 161, should be 100 feet. He wanted afour-story limit with an 80-foot maximum height. He also agreed with Mr. Lecklider regarding signage on this corridor being consistent with ground signs. Mr. Peplow agreed with Mr. Eastep on everything except the height limitation in Subarea 2 as it approaches US 33. It is important to get the traffic study. Mr. Harlan agreed with Mr. Peplow on building height in Subarea 2. Mr. Fishman was disturbed that the project could not be.done at a:.density 9,000 square feet. He needs to be shown what the site would look like at an average of 14,000 square feet per acre, or whatever is finally requested. It needs to be a "Dublin" development with traffic that works. The lot coverage may have to be lowered to 60 percent. It must be compatible with the residential housing and look great. Mr. McCash thought 9,000 square feet per acre was too low. The traffic study should address the density issue. The height of 35 feet could increase towards US 33, but 100 feet may be may be too tall.. It depended on site layout. If this is to be signature office type buildings, a 50-foot ground sign will not work, especially if there is a 100-foot tall building. Under the current sign code, a 15-foot tall, 80-foot wall sign would be permitted. Mr. Lecklider thought the applicant understood what was desired. They wanted high quality office. The Commission understood it was a business reality, but to live with its decision. Many Dublin Planning and Zoning Commission Minutes -May 6, 1999 Page 21 issues still remain to be addressed. He said 17,500 square feet in Subarea2 us unacceptable to him. With the 100-foot setback from Post Road, he would like a 35-foot height limit. He also would like to see the 100-foot setback from SR 161/LTS 33. In Subarea 2, he is not comfortable with a 100-foot building height; 80 feet was also uncomfortable. He would like less lot coverage and a guarantee of super high quality materials. He also would like to see high quality water features guaranteed. He is very concerned with the additional traffic after the Avery Road/US33/SR 161 interchange is complete. Mr. Hale requested a tabling.. Mr. Eastep made a motion to table this application: Mr. Harian seconded the motion, and -the vote was as follows: Mr. Lecklider, yes; Mr. Peplow, yes; Mr. Harian, yes; Mr. Fishman, yes; Mr. McCash, yes; and Mr. F.astep, yes. (Tabled 6-0.) 7. Final Plat 99 39FP -Riverside PCD S areas ~ B2 and CZ - b805,-6945 and 6955 Perimeter p Road Due to the late h ,this case was postponed wi outvote or discussion. 8. Conte Plan 99-023CP - Abbington Due to the lat hour, this case was postponed ithout vote or discussion. The meeting as adjourned at 1:37 a.m. Respectfully submitted Libby F ey Administrative Secretary 99-0402 Rezoning Application Perimeter West Office Park Post Road DUBLIN PLANNING AND ZONING COMMISSION RECORD OF ACTION August 19, 1999 C[TT OF DUBLIN -digs toad a ot~~~ol~-lr.~ o:bl~a6l~sso Fmc 614-161~b566 Mk6 ~ www~duldinahus The Planning and Zoning Commission took no action on the following case at this meeting: 1. Informal Review -Composite Plan 99-040Z -Post Road -Perimeter West Office Park - Ruscilli Location: 83 acres located on the south side of Post Road, north of US 33, approximately 900 feet west of Avery-Muirfield Drive. Eldsting Zoning: R, Rural District. Request: PCD, Planned Commerce District. Proposed Use: HateUmotel and office uses totaling 1,000,000 square feet with the extension of Perimeter Loop Road and Perimeter Drive. Applicant: _BJL, LP, c% Jeff McInturf, 283 South State Street, Suite 201, Westerville, Ohio 43081; Carol Lehr, 2267 Middlesex Road, Columbus, Ohio 43220; and Ruscilli Development Company, c% William Tippmann, 2041 Arlingate Lane, Columbus, Ohio 43228; represented by Ben W. Hale, Jr., Smith and Hale, 37 West Broad Street, Columbus, Ohio 43215. RESULT: The Commission expressed strong concerns about how this project relates to the future image of Dublin. The strongest comments related to traffic management and adhering to the goals in Dublin's Community Plan. No vote was taken on this informal review. STAFF CERTIFICATION E. Wingenf~ Planner 99-0402 Rezoning Application Perimeter West Office Park Post Road _ c.~ _ ~ ,_~....._..a Dublin Planning and Zoning Commission Minutes -August 19, 1999 Page 2 vote was as follows: Mr. Harian, yes; Mr. Fishman, abstain; Mr. McCash, yes • , yes; Mr. Sprague, yes; Mr. Eastep, yes; and Mr. P proved 6-0-1.) i er advised the audience of the eleven o'clock rule. 1. Informal Review -Composite Plan 99-0402 -Post Road -Perimeter West Office Park - Ruscilli Suzanne Wingenfield presented this informal review of a rezoning request for 83 acres located between Post Road and US 33 which is limited to 30 minutes of discussion. After the case was tabled on May 6, the Alter Group withdrew ,and Ruscilli became the developer. The request is essentially unchanged. She showed several slides. Ms. Wingenfield said Subareas 1 and 3 are located between Perimeter Drive (future) and Post Road. They will permit a density of 10,000 square feet per acre and atwo-story height of 35 feet. Subarea 1 also permits hotels at a density of 30 rooms per acre. Subarea 2 is located between US 33 and future Perimeter Drive with an office density of 15,000 square per acre and no density limit for hotels. Offices can be five stories, and hotels can be seven stories tall. Both are limited to 80 feet, plus mechanicals and architectural details. She said staff suggests a minimum building height for the area along US 33, the same as required in Perimeter Center. She said the first office of 160,000 square feet is expected on the eastern portion of Subarea 2. Ms. Wingenfield said Perimeter Drive and Perimeter Loop Road are to be extended westward into this site. Information on the staging of the road improvements was in the packets. Phase 1 of the improvements includes the western extension of Perimeter Drive from its present terminus on the Riverside Hospital site to the west edge of this 83 acres, extending Perimeter Loop south to the limit of the first building, and intersection improvements at Perimeter Drive/Avery and Perimeter Loop/Avery. Phase 2 includes the further extension of Perimeter Drive westward to US 33 and Post Road and a small southward extension of Perimeter Loop to service a second development. Phase 3 will include connecting the sections of Perimeter Loop Road. Ms. Wingenfield said the traffic study for this site added 1,000,000 square feet of office to the uses tested in the Community Plan. It concluded that this proposal can work, but road improvements are needed. Regarding the interchange at Post Road and US 33, it is forecasted to fail by 2003, with or without this proposal. Dublin has funded a study of that interchange for next year. The study also indicates that several intersections will operate at a D+ level of service. The Community Plaa uses a minimum level of "D" to maintain the quality of life. Ms. Wingenfield said a 35-foot height limit for offices and 45 feet for hotels in Subarea 1. She said staff believes the height should be 35 feet for all uses. Jack Reynolds, Smith and Hale, represented this applicant. He said many changes were made responding to the Commission's comments. The density in Subarea 1 was reduced from 12,000 to 10,000 square feet per acre for office and from 40 to 30 rooms per acre for hotels. The Subarea 1 height was reduced to 35 and 45 feet, depending on the use, and side and rear yards were added. He said the Subarea 2 density was reduced from 17,000 to 15,000 square feet per acre. He requested a reduced hotel density of 30 rooms per acre, instead of the previous 40. They reduced Dublin Planning and Zoning Commission Minutes -August 19, 1999 Page 3 the height in Subarea 2 from 100 to 80 feet. Doyle Clear, Parsons Transportation Group, presented the traffic study, showing several overhead diagrams. He demonstrated the network of improvements needed by 2020. The interchange at US 33 and Post Road would have to be modified in 2003 and lanes added at the Avery intersections at Post Road, Perimeter Drive and Perimeter Loop Drive. He said Post Road would be connected over to the Perimeter Drive extension with a new intersection. Mr. Clear said a traffic signal is needed on Perimeter Drive serving the northern parcel. . Mr. Clear said one difference from the Community Plan is this section of Perimeter Loop Drive will need five lanes to handle the proposed offices. The number of lanes on Perimeter Drive, Post Road, Avery-Muirfield Drive, and US 33/SR 161 match the Community Plan, but intersection modifications are needed. Additional lanes are needed at the intersection along Avery-Muirfield Drive for the first 160,000 square feet of office space. After 210,000 square feet of office is developed, the western connection Perimeter Drive needs to be completed. Mr. Eastep noted the Post Road interchange fails by 2003. He said the Union County Sheriff currently directs rush hour traffic, and he asked what can be done in the next few years. Mr. Clear said the state will signalize the intersections for cars exiting from the ramps. Secondly, just east and west of the interchange, there is one lane each way. He proposed the use of the second through lane as a left-turn lane. Also, Dublin has funded the first phase study of the Post Road interchange. Mr. Eastep asked if a cloverleaf is feasible. Mr. Clear said the cloverleaf design is not favored because it causes weaving sections. Loop ramps in opposite corners are preferred. Mr. Eastep feels improvement of the Avery Road interchange was not completed. Mr. Clear said the study includes the build~ut assessment based on the land use plan in the Community Plan. The assessment of 2020 conditions and the build-out conditions were included. He said the Community Plan standard is C level service with no movement worse than D. Mr. Clear said the Community Plan tested 918,000 square feet of office and 250,000 square feet of retail (840,000 square feet of the office and 240,000 of the retail in the Riverside site) in this TAZ (traffic analysis zone). The balance of the site was assumed as research and development use, totaling square footage of 730,000 square feet plus 400 hotel rooms. Mr. Clear said he did not analyze that interchange because they started with the projected traffic for the Avery/Muirfield interchange as approved by ODOT. When improved, the interchange will operate at level C. His analysis adds the impacts of 1,000,000 more square feet of office. Mr. Sprague asked if the research and projections are actually field verified by people sitting in traffic and determining the length of delay, etc. Mr. Clear said the analysis is based upon traffic counts at each of the intersections. Mr. McCash asked what is the maximum square footage to be built with Phase 1. Mr. Reynolds said the first building will be 160,000 square feet, but the first phase of traffic improvements can handle up to 210,000 square feet of office. Dublin Planning and Zoning Commission Minutes -August 19, 1999 Page 4 Mr. McCash asked how much additional building on this site can be supported without decreasing the intersection levels of service. He wanted assurance that the road improvements would be available to service the development as it comes on line. Mr. Clear said the Riverside parcel will generate much less peak hour traffic if it is developed as a hospital. Office was the land use tested because it is a permitted use with very high peak hour traffic. The road improvements will need to tied to the level of office development, including the interchange upgrade. Mr. McCash said Dublin cannot control the traffic growth from outside its borders, and he thought the connection of Perimeter Drive to Post Road along with the western interchange would be needed very soon. He said it was not clear if the TIF (tax increment financing) for this project will accomplish that, and it might be needed in Phase 1. Mr. Clear said this would remove some traffic from the Avery interchange, but there is not a lot of capacity until the Post Road interchange is improved. He said Emerald Parkway will help the traffic situation. Rick Helwig said City Council and staff are working on the Perimeter Drive extension to Post Road. This will de-emphasize Post Road for the residents. He said the administration is negotiating to get Perimeter Drive extended to Post as part of Phase 1. He said the improvements projected are based on 100,000 square feet. A large building would produce more revenue. The goal is to get Perimeter Drive completed. He also noted a second building (or more than 210,000 square feet) could not be constructed until the Phase 2 improvements are completed. Mr. McCash said the tax increment revenues should be focused on the completion of Perimeter Drive. Mr. Helwig agreed. He said the Avery interchange upgrade ($8.8 million) was advanced a year by Council. Completion is projected for November of 2000. It is the first project using the State infrastructure bank financing, and includes ponds and landscaping. Emerald Parkway over US 33 was moved up to 2000. The Post Road interchange will be studied in 2000. Mr. Eastep said Dublin has no control over most of the land around this interchange. Mr. McCash said it seemed most of the potential development for this TAZ was absorbed by the Riverside Hospital PCD. He wondered if the Community Plan land use assumptions were too low. Mr. Clear said the Community Plan did multiple land use/traffic tests, and the preferred scenario was "lower than low." The land uses assumed for freeway land may have been too low. He said there was residual capacity in the projected roadway network from the Community Plan. Mr. Clear said most of the traffic modeling will need to be updated with the 2000 Census data showing where people live and where they work. They currently use updated 1990 data. Mr. Clear said Avery Road is functioning at a "failure" level of service currently and traffic backs up significantly. He said Avery Road and Post Road are slightly into Level D. This concerned Mr. Fishman. He wants traffic solutions in place prior to development. He cannot support rezoning, in spite of great economic benefit, because traffic is the residents' biggest concern. The interchange and the roads should be fixed before the first building is built. Mr. Fishman said the level of service should be B or C, not D. Several Commissioners expressed concern that the extent Post interchange improvements is still totally unknown. Mr. Clear said a right turn lane, from northbound Avery-Muirfield Road to Post Road, is needed Dublin Planning and Zoning Commission Minutes -August 19, 1999 Page 5 to raise the level of service above E. Mr. McCash said this is inconsistent with de-emphasizing Post Road. Mr. Clear said Post Road is a minor arterial in the Community Plan, and it plays a role in east/west movement. No through lanes are being added on Post Road. Mr. Lecklider asked for several clarifications on Figure 2 and Figure 4 of the traffic study. Mr. Clear said traffic fords the avenue of least resistance. This balances out the traffic, as drivers will avoid the poorly functioning sections of roadway. Left turns across the predominant traffic movement can be very slow. He noted most exiting traffic from this site will only have a left turn " to get back on Perimeter Drive. The other movements are through or right turns. ::o- Figure 7 shows 2020 PM traffic volumes. Mr. Clear said it assumed total development of the Riverside Hospital parcel as office and retail uses. Tim Kelton, Ruscilli, said only two hotels are proposed. Mr. Peplow thought a 35-foot height limit in Subarea 1 was valid. Mr. Kelton said this will be examined again before the voting session. He said the 6:12 roof, combined with a 35-foot height will yield a skinny barracks appearance. Ms. Wingenfield said the proposed text permits SO, Suburban Office and Institutional District uses which include: Ooffices, hospitals, schools, museums, and organizational uses. She said the SO "conditional uses" are proposed to be permitted uses under the text. These include drive-in facilities, photo studios, barbershops, funeral services, vocational schools, restaurants, boarding houses, and veterinary hospitals. Mr. Kelton said these will be reviewed and revised. Mr. Kelton said Mr. Clear was hired because he has the best traffic data. This site will generate annual revenues of $2 million. The plan addresses traffic and the needed improvements. The revenues to do the work will be there. He thanked the Commission for its time. Mr. Fishman said a D level would be unacceptable. Mr. Lecklider asked if the left turns out of the project at PM peak hour and towards the US 33/Post Road interchange assumed the improvement at that interchange. Mr. Clear said yes, it was the volumes for the Year 2020 on what they called the "Year 2020 Highway System" . Mr. Lecklider said now, in order to go back eastbound, a left turn lane would be needed. Mr. Clear said after 2003, that interchange needs to be modified. Ms. Clarke stated the Dublin staff did Community Plan land use assignments. They were aggregated and tested by LDR. She said no "employment emphasis" test was done. The first test done was "Plans/Trends" or "business as usual" . That, in fact, was the "high" test. The next test was called "Low Impact" . The land uses were turned down somewhat, and the traffic resulting was still considered to be unacceptable by the Steering Committee, the Planning Commission, and City Council. Then, the "Preferred Scenario", or "Lower than Low" test was done. Mr. Fishman said when all the sites are built out, in 2020, at the densities that are in the Community Plan, we will have at least D Level service. Ms. Clarke said Dublin's commercial Dublin Planning and Zoning Commission Minutes -August 19, 1999 ' Page 6 Community Plan, we will have at least D Level service. Ms. Clarke said Dublin's commercial build-out is 2040, but otherwise she agreed with Mr. Fishman's statement. What was specifically tested here was added office square footage to see if the local traffic system and the greater network could handle it. There are specific needed changes to the network to make this additional square footage work. Mr. Eastep and Mr. Sprague also said anything less than a C level of service was unacceptable. Mr. Peplow said the staging of road improvements was very crucial. Mr. McCash agreed. He is concerned with how this proposed project affects traffic for the next few years, because there are clearly problems on Avery-Muirfield Drive. Mr. McCash said issues on use, architecture, signage, etc. had not been discussed. Subarea 1 should be stepped down toward Post Road. The size, number, and location of hotels should be limited, with some north of Perimeter Drive. The text is confusing about site signage as a permitted use. The Sign Code permits accessory signage. This seems to permit a sign or surface parking alone on a site, not just as accessories. Ms. Wingenfield said the signage and parking are listed as associated with a permitted use and the text needed to be clarified. Mr. McCash was confused in Section 2.04 (of text) which also occurred in Subarea 2 where it said: The maximum height will be two stories above grade, plus mechanicals and architectural features. He asked for a defmition of "architectural features" . Mr. McCash did not support "compact" parking spaces; 18-foot parking spaces are extremely small. Mr. Clear said office is based upon the standard trip generation rate for general or spec office buildings at four to five employees per thousand square feet. He used the Institute of Traffic Engineers (ITE) manual. Mr. McCash was interested in knowing of the traffic impact of doing five employees per thousand square feet. Mr. Clear said it could be done. Mr. McCash asked that exceptions from strict application of Code for traffic and parking proposed be listed. He said it was in the Traffic, Parking, Circulation, and Loading section. Mr. McCash can support the size of the 80 square foot ground sign if it is a large complex. He had concerns about the setback of 50 feet in Subarea 2 and with the height of the building. The John Alden building sits 50 feet back from I-270, and it seems too close. He said Subarea 1 needs to be more of a residential, low-scale area. Mr. McCash said wall signage needed to be addressed carefully since none have been permitted along SR 161/US 33. Mr. Fishman said since this will be a gateway to Dublin, landscaping similar to that at Frantz Road and SR 161 should be used. Mr. Harian agreed with comments made by the other Commissioners. He said no highly reflective glass facades or windows should be used on these buildings. Mr. Lecklider said the minutes of May 6, 1999 reflected comments on issues other than traffic. He had concerns about 70 percent lot coverage and said this site should match Metro Center's quality. The building heights and the 50-foot setback along I-270 concerned him. He preferred Dublin Planning and Zoning Commission f Minutes -August 19, 1999 Page 7 a 100-foot setback. He also had concerns about hotels, particularly in Subarea 1. He would like to see any hotels limited to full service. He would not support any deviation from the Sign Code. He expected to see high quality signature architecture and building materials. Metal panels should be limited to screening mechanicals or as accents. Mr. Lecklider had particular traffic concerns about the Post Road interchange. He also had concerns about several assumptions regarding traffic, including the assumption used for left turn movements. There is a Commission consensus that D+ service is not acceptable. There could be a phasing of development, depending upon roadway improvements. There are 55 acres to the ,il west of this site yet to be developed. Mr. Harian said water features should be landscaped focal points where employees could sit and enjoy them. Mr. Lecklider said he also would like to see outstanding, prominent water features. [There was no vote taken on this informal case.] 2. Rezoning Application 99-0632 -Perimeter Center, Subarea I -Crown Auto Dealerships - 6350 Perimeter Loop Road Suzanne Wingenfield presented this rezoning which will enlarge and revise Subarea I. This subarea was created for auto dealerships in 1989. She showed slides of the area. Ms. Wingenfield said the MAG dealership was required to construct a sidewalk, and afive-foot sidewalk was required along this site also. A three-foot easement parallel to Perimeter Loop Drive along the entire frontage of Subarea I is needed. The new site should have a sidewalk. If the existing site is regraded, the sidewalk should be added. There is a mound now. She said revisions to the Subarea I test are proposed to make several corrections. The architectural component of the text will be modified for multiple buildings. All buildings are to reflect the architectural quality of the current development with Subarea I and Perimeter Center. A text change to the landscape section is proposed for parking lot landscaping, perimeter screening, and screening of mechanicals. Up to 25 percent of the street frontage for auto dealerships can be used for display. The proposed text states: That all landscaping conform to the Code unless a deviation is specifically approved as part of the development plan. The same language that was approved for the MAG text. The current text calls for asix-foot high mound along US 33/SR161 in Subarea I. This is an error, and the mound is actually in Subarea D. Ms. Wingenfield said staff recommends approval because it is a logical extension of Subarea I, and the amendments help clean up the text. Four conditions are recommended: 1) That the Perimeter Center subazea map be revised to reflect the additional land as part of Subarea I; 2) That the new site be connected by internal drives to the site to the west; 3) That athree-foot sidewalk easement be established parallel to Perimeter Loop Road; and 4) That afive-foot sidewalk be installed along the new 4.872-acre site with any new construction, and along the existing dealership sites if and when any portion of that frontage is regraded. f, 1 1 f Q o ~ z ~ m 112 Powell Road 112 1 112 80 80 ~ McKitrick Road ~ Road ~ GUck m $ ~ ~ N o O $ ° ~ 9m ~ i ~rnoo 80 ~ i ~ 100 goo Mitchell-pe $ 6p 60 Wryr ~'lemor~8/ ~~c~ ~~'p~ ~ ~ Owe a5 _ ~ 6p p 'S7 gj' °o ° p a Summitview Road 60 °Ly~' i30 80 ~ ~ e~ BO d`Nc~ p 90 ~i. o ~ o• ~~~dy o = Brand O~ ~ ---`~n067 sBlvd.- 33 70 ~ $ Road ~ ~ .Wood. 60 ~ ,q ~~_ppp~wa `~i N O ~ ~ p~~0\in~h~e Dr. m ~ ' S~ EO ~ 0 0 ~ $ Hard R~eu x100 O ~ o~ f m ~ Sells~~\\ r. Earlington o ~ 3 a 1 0 a 60 60 ~ Pkwy. p Bright Rd = 60 o a _ 1 100 10p ~ ~ 60 Ta~~/Y ~ Mme<a~ Parkway 100 1 1~ ti Drive 6p ~ - 100 ~o ~ Post Road 80 ~ 60 ~ a ~ Tuner Road ~ ~ ~ 100 S $ _ ~ $ ` ~ ~g ~ ~ 1 ~ Perimeter Or 100 ~ T F~~a Dr 60_ ~ 60 ~ L 100 : Dale ~ ~ 1p 1 ~ ~ - ~ Z , ° a ~ ° - 80 ~ 60 161 33 ~ 112 112 1 ~ ~'L ~ 112 112 ~ A 70 o Metro 60 R ~ ~ ° 100 ~ in N g' ,,7pp $ 100 ~ Shier-Rings Rd. ~ m o ~ ~ ~ ~ 60 o ; d ~ 60 Innovation Dr. 60; Place 60 a ' 60 ° ~ ° n i ° N ~ ~ ~ Mem.,p o ~~d . o~ i s d K w 60 0 ? .c 70 W~rher Tempte 1 Road 70 - A g ~ c°o $ m ~ o - ---.;Op %A $ 100 a ~ ° 1•~ 100 °•s ~ Road ~ ; o a 100 Ring 1 ~ ~ 00 a a 0 80 m T ~ rosin o ~ ~ g ~ ° Rings Road N ° ~ t A a 1 ~ 1 112 1 112 1 132-138 $132-13 ~ rn ; o ' ° 100 ~ ° ~ ~ ~ ' " 1 p0 ~;Tuttie Crossing Ivd. --M_ 100 Proposed ' " ~ $ ~ Wilcox Road o 1, $ a is Closure 1~ den Ran o ° j . Nay ~ D $ 112,5 1~ Hayden Run Road ~ 100 Z 0 m ° 112 lt2 270 0 0 ~y LEGE_\ D COMMUNITY Dublin Boundar<~ P L A N Existing Future > S}'mbol uidicates a change in right-of-wa\-. ~ Freeway CITE' OF DUBLIN - - Major Arterial OHIO Minor Arterial Collector * Note: The numbers on the neap represent April 19, 1999 the road right-of-ivay distance in feet. Sr_AL.E IN FEET Ih MAP 26 Thoroughfare Plan 0 t~50 3500 0